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Property profile & analytics
OFF-MARKET
Estimated value
$610,000
Grocery and convenience stores
401 Alvernon Way, Tucson, AZ 85711-4121
Entity Owned
~
Est. High Equity
Property ID
US07-1016073
Property profile
Verified
Property type
Grocery and convenience stores
Use group
CONVENIENCE STORE
Year built
1990
Construction
FRAME
Total area
2,707 SF
Lot
0.31 ac (13,715 SF)
APN
126-16-3210
UPID
US07-1016073
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Implied cap rate, NOI & suggested price
Cap vs submarket · NOI estimate · 3 price anchors
Current use
Occupant on record · Public records
-
QN Market Grocery & Convenience Store
-
Circle K Grocery & Convenience Store
-
Blockbuster Express (Bike/Boat/Book/etc) Store
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$615k
CAP Approach
CAP
$425k
Comparable Approach
Comparable
$556k
Blend (final)
Blend
$610k
Owner & transaction history
Haben And Milen LLC
Haben And Milen LLC
since 2026
Last sale
$720,000
3 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$960,000
+0.6%
Cap rate
Implied · in-place · derived from last sale + estimated NOI
Implied Cap rate
#1
Implied · in-place · NOI ÷ last sale
In-place · derived from last sale + estimated NOI
Cap rate, NOI & submarket benchmark
Implied cap rate vs Tucson submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Tucson submarket · NOI estimate · typical band, median & reading
Refine your cap rate
8-question underwriting flow
1.
Property current status — Going-In vs Stabilized
2.
Price for denominator — asking / offer / market
3.
Leasing status & lease structure (NNN / Gross)
4.
Tenant risk profile & vacancy assumption
5.
Upload T12 / rent roll / OM (optional)
Refine in 60 seconds, get exact suggested price
T12 upload · Submarket benchmarks · Sensitivity grid
Suggested price · 3 cap rate anchors
Income approach @ 5% / 7% / 9% — aggressive / typical / conservative
Suggested price at 5% / 7% / 9% cap
Aggressive / typical / conservative · Implied $/SF per anchor · Sensitivity grid
Suggested price at 5% / 7% / 9% cap
Aggressive / typical / conservative · implied $/SF · sensitivity
Value
AI, CAP & Alternative Use estimations · Realmo proprietary blendValue Estimations
Based on Realmo’s proprietary methodology
AI Approach
Method
Estimation
Statistic approach
$615,000
ML approach
$615,000
CAP Approach
CAP Return
Estimation
6%
$460,000
6.5%
$425,000
7%
$395,000
Alternative Use
Use
Estimation
NEIGHBORHOOD: SHOPPING CENTER
$955,000
Current use
COMMERCIAL (GENERAL)
$960,000
Change: +1% · Conversion: Easy
Blend value · Realmo final
$610k
Range $549k – $671k · ±10% · vs last sale $720k (Jan 16 2026)
Last sale anchor
$720k
Jan 16 2026
Realmo estimate · informational only.
These numbers are calculated by our models from public records and may not reflect actual market value.
Not an appraisal.
Verify with a licensed appraiser before transacting. Realmo accepts no liability for divergence from real-world outcomes.
View the full estimation — every method, every assumption
Confidence drivers & risk notes · Custom comparable set · Free for first 3 / day
Full estimation methodology
Every method · every assumption · confidence drivers
Price per SF
Sale + rent benchmarks
Subject property
$225 / SF
Submarket sale & rent benchmarks
Median sale $/SF · Asking & closed rent · Submarket vacancy
Submarket sale & rent benchmarks
Median sale $/SF · asking & closed rent · submarket vacancy
Property tax & assessments
Tax year 2023Property tax & assessments
Tax year 2023
Tax billed
$5,729
Tax year 2023
Assessed value
$45,958
Assessed 2024
Previous assessed
$45,958
+0.0% YoY
Effective rate
12.47%
On assessed value
Assessed land
$19,750
Assessed improvement
$26,208
Land market value
$109,720
Improvement market value
$145,598
Total market value
$255,318
Applied tax rate
150.0000
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
Similar Nearby for Sale
Similar Nearby for Lease
Recent comparable sales
Sale price & price/SF · Sale date & distance · Adjustments & confidence
Recent comparable sales
Sale price & $/SF · sale date & distance · adjustments
Property description
Physical attributes from public recordsBuilding & lot
Public records
Property type
Grocery and convenience stores
Use group
CONVENIENCE STORE
Status
Off-Market
Year built
1990
Construction
FRAME
Heating
YES
Cooling
YES
Stories
1
Units
2
Total area
2,707 SF
Lot
0.31 ac (13,715 SF)
APN
126-16-3210
UPID
US07-1016073
Jurisdiction
PIMA
Zoning & alternative use
Zoning · permitted uses
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Alternative use value scenarios
Repositioning upside vs current use
NEIGHBORHOOD: SHOPPING CENTER Current
Est. value
$955,000
COMMERCIAL (GENERAL)
Est. value
$960,000
NEIGHBORHOOD: SHOPPING CENTER Current
COMMERCIAL (GENERAL)
Alternative use deep dive — conversion cost, permits, timeline
Conversion cost estimate · Permit path & risks · Stabilized NOI per option
Alternative use deep dive
Conversion cost · permit path · stabilized NOI per option
Building & site characteristics
From public records
Year built
1990
Construction
FRAME
Heating
YES
Cooling
Yes
Stories
1
Units
2
Lot
0.31 ac
Current owner
From public records · entity-resolved
Haben And Milen LLC
Entity
Mailing address
1520 N ANNE AVE, EAST WENATCHEE, WA 98802-4278
Ownership since
2026
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
3 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jan 16, 2026
$720,000
Haben And Milen LLC
Sjc Southern LLC
Special Warranty Deed
$470,000 · Sjc Southern LLC
May 1, 2024
$616,000
Sjc Southern LLC
Alvernon Pad Buyers LLC
Special Warranty Deed
—
Jan 12, 2023
$342,875
Alvernon Pad Buyers LLC
Prince Land Company INC
Special Warranty Deed
—
Coming soon
Costs & Benchmarks
Operating expenses, capex projections, utility benchmarks, and submarket comparables — all in one view.
Coming soon
Risks
Flood, climate, environmental, title, and tenant-concentration risk — surfaced with mitigations and source citations.
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