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Property profile & analytics
OFF-MARKET
Estimated value
$4,860,000
Retail space
4502 1st Ave, Tucson, AZ 85718-5607
Entity Owned
Absentee Owner
Free & Clear
Property ID
US07-0904238
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1954
Construction
FRAME
Total area
35,324 SF
Lot
70.44 ac (3,068,354 SF)
APN
108-19-004C
UPID
US07-0904238
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
-
Tucson Celtic Festival Music Venue
-
Alaine's Green Heart Bakery Restaurant
-
Rillito Park Race Track Racecourse
-
Rillito horse races Racecourse
-
geneva robertson Housing Complex
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$5.17M
Comparable Approach
Comparable
$5.47M
Blend (final)
Blend
$4.86M
Owner & transaction history
PIMA COUNTY FLOOD CONTROL DISTRICT
PIMA COUNTY FLOOD CONTROL DISTRICT
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Medical building
$7.9M
+38.3%
Industrial (general)
$7.3M
+27.7%
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%
$5,595,000
6.5%
$5,165,000
7%
$4,795,000
Alternative Use
Use
Estimation
RETAIL STORES
$5,705,000
Current use
MEDICAL BUILDING
$7,885,000
Change: +38% · Conversion: Difficult
INDUSTRIAL (GENERAL)
$7,280,000
Change: +28% · Conversion: Difficult
Blend value · Realmo final
$4.86M
Range $4.37M – $5.35M · ±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
$138 / 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
Assessed value
$1,107,159
Assessed 2024
Previous assessed
$996,153
+11.1% YoY
Assessed land
$552,304
Assessed improvement
$554,855
Land market value
$3,068,354
Improvement market value
$3,082,529
Total market value
$6,150,883
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
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
Off-Market
Year built
1954
Construction
FRAME
Heating
YES
Cooling
EVAPORATIVE
Buildings
2
Stories
2
Total area
35,324 SF
Lot
70.44 ac (3,068,354 SF)
APN
108-19-004C
UPID
US07-0904238
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
RETAIL STORES Current
Est. value
$5.7M
MEDICAL BUILDING
Est. value
$7.9M
INDUSTRIAL (GENERAL)
Est. value
$7.3M
RETAIL STORES Current
MEDICAL BUILDING
INDUSTRIAL (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
1954
Construction
FRAME
Heating
YES
Cooling
Yes
Stories
2
Buildings
2
Lot
70.44 ac
Current owner
From public records · entity-resolved
PIMA COUNTY FLOOD CONTROL DISTRICT
Individual
Free & Clear · 0 yrs held
Mailing address
130 W CONGRESS ST, TUCSON, AZ 85701-1317
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
—
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
No recorded transactions
No recorded transactions found for this property.
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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