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Property profile & analytics
OFF-MARKET
Estimated value
$12,785,000
Super regional malls
4470 Oracle Rd Tucson, AZ 85705-1636
Individually Owned
19-yr Hold
Absentee Owner
Free & Clear
Property ID
US07-0903670
Property profile
Verified
Property type
Super regional malls
Use group
REGIONAL SHOPPING CENTER, MALL
Year built
1991
Construction
FRAME
Total area
68,302 SF
Lot
9.06 ac (394,566 SF)
APN
105-11-061L
UPID
US07-0903670
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
-
Sunglass Hut at Macy's (Bike/Boat/Book/etc) Store
-
Macy's Furniture & Home Goods Home Decor Store
-
Mac Cosmetics - Macy’s Cosmetic Store
-
Finish Line (located inside Macy's) (Bike/Boat/Book/etc) Store
-
Macy's Backstage Home Decor Store Department Store
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$12.18M
Comparable Approach
Comparable
$17.52M
Blend (final)
Blend
$12.79M
Owner & transaction history
Anchor Acquisition L Tucson · 19 yrs held
Anchor Acquisition L Tucson
since 2006
1 recorded transaction
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Apartment house (5+ units)
$17.5M
+39.9%
Commercial (general)
$16.7M
+33.5%
Medical building
$15.2M
+21.7%
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
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
$13,195,000
6.5%
$12,180,000
7%
$11,310,000
Alternative Use
Use
Estimation
NEIGHBORHOOD: SHOPPING CENTER
$12,525,000
Current use
APARTMENT HOUSE (5+ UNITS)
$17,520,000
Change: +40% · Conversion: Difficult
COMMERCIAL (GENERAL)
$16,720,000
Change: +33% · Conversion: Easy
MEDICAL BUILDING
$15,245,000
Change: +22% · Conversion: Difficult
AUTO REPAIR, GARAGE
$13,145,000
Change: +5% · Conversion: Difficult
Blend value · Realmo final
$12.79M
Range $11.51M – $14.06M · ±10%
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
$187 / 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
$177,118
Tax year 2023
Assessed value
$2,108,051
Assessed 2024
Previous assessed
$1,801,113
+17.0% YoY
Effective rate
8.40%
On assessed value
Assessed land
$443,887
Assessed improvement
$1,664,164
Land market value
$2,466,038
Improvement market value
$9,245,355
Total market value
$11,711,393
Applied tax rate
1,050.0000
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
Super regional malls
Use group
REGIONAL SHOPPING CENTER, MALL
Status
Off-Market
Year built
1991
Construction
FRAME
Heating
HOT WATER
Cooling
REFRIGERATOR
Stories
2
Total area
68,302 SF
Lot
9.06 ac (394,566 SF)
APN
105-11-061L
UPID
US07-0903670
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
$12.5M
APARTMENT HOUSE (5+ UNITS)
Est. value
$17.5M
COMMERCIAL (GENERAL)
Est. value
$16.7M
MEDICAL BUILDING
Est. value
$15.2M
AUTO REPAIR, GARAGE
Est. value
$13.1M
NEIGHBORHOOD: SHOPPING CENTER Current
APARTMENT HOUSE (5+ UNITS)
COMMERCIAL (GENERAL)
MEDICAL BUILDING
AUTO REPAIR, GARAGE
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
1991
Construction
FRAME
Heating
HOT WATER
Cooling
Yes
Stories
2
Lot
9.06 ac
Current owner
From public records · entity-resolved
Anchor Acquisition L Tucson
Individual
Free & Clear · 19 yrs held
Mailing address
145 PROGRESS PL, CINCINNATI, OH 45246-1717
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2006
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
1 recorded event · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jul 31, 2006
$5,000,000
Anchor Acquisition L Tucson
Macys Department Stores In
Quit Claim Deed
related
—
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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