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Property profile & analytics
OFF-MARKET
Estimated value
$93,355,000
Specialty properties
4555 Msn Rd, Tucson, AZ 85746-2314
Entity Owned
4-yr Hold
~
Est. High Equity
Property ID
US07-1008339
Property profile
Verified
Property type
Specialty properties
Use group
PROFESSIONAL CLUBS/ASSOCIATIONS
Year built
1984
Construction
FRAME
Total area
11,603 SF
Lot
0.03 ac (1,139 SF)
APN
119-42-006J
UPID
US07-1008339
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
-
Rincon Country West RV Resort Campground & RV Park
-
EnjoyaBowls Restaurant
-
Face Refinery Hair Salon Nail Salon
-
Tucson Rincon Park Models Nursing Home
-
Earth Made Farmer's Markets Specialty Food Shop Farmer's Market
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$63.91M
Blend (final)
Blend
$93.36M
Owner & transaction history
Rincon West LLC · 4 yrs held
Rincon West LLC
since 2021
Last sale
$101.0M
4 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Apartment house (5+ units)
$74.6M
+90.1%
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
$107,455,000
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
APARTMENT HOUSE (5+ UNITS)
$74,635,000
Change: +90% · Conversion: Difficult
Blend value · Realmo final
$93.36M
Range $84.02M – $102.69M · ±10% · vs last sale $101.03M (Aug 3 2021)
Last sale anchor
$101.03M
Aug 3 2021
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
$8,046 / 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
$144,469
Tax year 2023
Assessed value
$2,160,396
Assessed 2024
Previous assessed
$1,964,004
+10.0% YoY
Effective rate
6.69%
On assessed value
Assessed land
$2,160,313
Assessed improvement
$83
Land market value
$14,402,086
Improvement market value
$550
Total market value
$14,402,636
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
Specialty properties
Use group
PROFESSIONAL CLUBS/ASSOCIATIONS
Status
Off-Market
Year built
1984
Construction
FRAME
Heating
YES
Cooling
WINDOW A/C
Buildings
7
Stories
1
Total area
11,603 SF
Lot
0.03 ac (1,139 SF)
APN
119-42-006J
UPID
US07-1008339
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
APARTMENT HOUSE (5+ UNITS)
Est. value
$74.6M
APARTMENT HOUSE (5+ UNITS)
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
1984
Construction
FRAME
Heating
YES
Cooling
Yes
Stories
1
Buildings
7
Lot
0.03 ac
Current owner
From public records · entity-resolved
Rincon West LLC
Entity
Mailing address
773 CAIRN CRK DR, CORDOVA, TN 38018-6445
Ownership since
2021
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
4 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Aug 3, 2021
$101,025,000
Rincon West LLC
R C West LLC
Special Warranty Deed
—
Dec 30, 2008
—
Dent Larry B Living Trust
Quail Ridge LLC
Grant Deed
related
—
Jul 2, 1990
—
Rcw Real Estate
Unknown
Grant Deed
related
—
—
—
Rcw Real Estate LP
—
Deed Of Trust
related
$6,000,000 · John Hancock Life Insurance Co
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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