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Property profile & analytics
OFF-MARKET
Estimated value
$5,010,000
Warehouses
450 Irvington Rd Tucson, AZ 85714-2823
Entity Owned
~
Est. High Equity
Property ID
US07-0224834
Property profile
Verified
Property type
Warehouses
Use group
WAREHOUSE, STORAGE
Year built
1974
Construction
FRAME
Total area
45,012 SF
Lot
10.94 ac (476,355 SF)
APN
137-02-001D
UPID
US07-0224834
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
-
Holderness Supplies Production Facility
-
Iglesia Evangélica Resurrección Bautista Church
-
IERB Christian Fellowship Association / Organization
-
Enfuego Construction Company
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$6.10M
Comparable Approach
Comparable
$4.14M
Blend (final)
Blend
$5.01M
Owner & transaction history
450 Propco Tucson LLC
450 Propco Tucson LLC
since 2026
Last sale
$4.9M
6 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Retail stores
$6.0M
+6.3%
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%
$6,600,000
6.5%
$6,095,000
7%
$5,660,000
Alternative Use
Use
Estimation
WAREHOUSE, STORAGE
$5,600,000
Current use
RETAIL STORES
$5,950,000
Change: +6% · Conversion: Moderate
Blend value · Realmo final
$5.01M
Range $4.51M – $5.51M · ±10% · vs last sale $4.90M (Feb 12 2026)
Last sale anchor
$4.90M
Feb 12 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
$111 / 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
$35,986
Tax year 2023
Assessed value
$425,094
Assessed 2024
Previous assessed
$396,736
+7.1% YoY
Effective rate
8.47%
On assessed value
Assessed land
$142,907
Assessed improvement
$282,187
Land market value
$952,710
Improvement market value
$1,881,245
Total market value
$2,833,955
Applied tax rate
1,250.0000
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
Warehouses
Use group
WAREHOUSE, STORAGE
Status
Off-Market
Year built
1974
Construction
FRAME
Heating
YES
Cooling
YES
Stories
1
Total area
45,012 SF
Lot
10.94 ac (476,355 SF)
APN
137-02-001D
UPID
US07-0224834
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
WAREHOUSE, STORAGE Current
Est. value
$5.6M
RETAIL STORES
Est. value
$6.0M
WAREHOUSE, STORAGE Current
RETAIL STORES
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
1974
Construction
FRAME
Heating
YES
Cooling
Yes
Stories
1
Lot
10.94 ac
Current owner
From public records · entity-resolved
450 Propco Tucson LLC
Entity
Mailing address
PO BOX 11460, TUCSON, AZ 85734-1460
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
6 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Feb 12, 2026
$4,900,000
450 Propco Tucson LLC
Hbm Holdings INC
Special Warranty Deed
$3,030,000 · Ameritas Life Insurance Corp
Jan 2, 2020
—
Holderness Bldg Materials INC
—
Loan Modification
related
$1,414,476 · Enterprise Bk
Oct 2, 2000
$1,550,000
Holders Building Materials INC
Omalley Lumber Co
Grant Deed
—
—
—
Building Materials Holderness
—
Deed Of Trust
related
$750,000 · Bank Of Tucson
—
—
Building Materials Holderness
—
Deed Of Trust
related
$1,000,000 · Southern Arizona Community Bk
—
—
Building Materials Holderness
—
Deed Of Trust
related
$700,000 · Southern Arizona Community Bk
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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