Back to Search
Property profile & analytics
OFF-MARKET
Estimated value
$2,090,000
Retail space
4860 Hwy 90 Sierra Vista, AZ 85635-2440
Entity Owned
9-yr Hold
Free & Clear
Property ID
US07-2376221
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
2013
Construction
CONCRETE
Total area
21,891 SF
Lot
3.26 ac (141,788 SF)
APN
107-50-004A
UPID
US07-2376221
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
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$2.18M
Comparable Approach
Comparable
$2.13M
Blend (final)
Blend
$2.09M
Owner & transaction history
Aei Natl Income Prop Fund Vii · 9 yrs held
Aei Natl Income Prop Fund Vii
since 2017
1 recorded transaction
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$3.5M
+44.3%
Office building
$3.3M
+36.8%
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 Sierra Vista submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Sierra Vista 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%
$2,355,000
6.5%
$2,175,000
7%
$2,020,000
Alternative Use
Use
Estimation
RETAIL STORES
$2,400,000
Current use
RESTAURANT
$3,460,000
Change: +44% · Conversion: Easy
OFFICE BUILDING
$3,280,000
Change: +37% · Conversion: Easy
MEDICAL BUILDING
$2,390,000
Change: 0% · Conversion: Difficult
COMMERCIAL (GENERAL)
$1,945,000
Change: -19% · Conversion: Easy
Blend value · Realmo final
$2.09M
Range $1.88M – $2.30M · ±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
$95 / 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
$33,611
Tax year 2023
Assessed value
$444,355
Assessed 2024
Previous assessed
$386,031
+15.1% YoY
Effective rate
7.56%
On assessed value
Assessed land
$63,804
Assessed improvement
$380,551
Land market value
$425,363
Improvement market value
$2,537,007
Total market value
$2,962,370
Applied tax rate
6,830.0000
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
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
Off-Market
Year built
2013
Construction
CONCRETE
Heating
OTHER
Cooling
AC.PACKAGE
Stories
1
Total area
21,891 SF
Lot
3.26 ac (141,788 SF)
APN
107-50-004A
UPID
US07-2376221
Jurisdiction
COCHISE
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
$2.4M
RESTAURANT
Est. value
$3.5M
OFFICE BUILDING
Est. value
$3.3M
MEDICAL BUILDING
Est. value
$2.4M
COMMERCIAL (GENERAL)
Est. value
$1.9M
RETAIL STORES Current
RESTAURANT
OFFICE BUILDING
MEDICAL BUILDING
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
2013
Construction
CONCRETE
Heating
OTHER
Cooling
Yes
Stories
1
Lot
3.26 ac
Current owner
From public records · entity-resolved
Aei Natl Income Prop Fund Vii
Entity
Free & Clear · 9 yrs held
Mailing address
30 7TH ST E STE #1300, SAINT PAUL, MN 55101-4939
Ownership since
2017
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
May 25, 2017
$4,010,000
Aei Natl Income Prop Fund Vii
Jw Sierra Vista Xxix LLC
Grant 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.
Try Rey
Ask anything about this address in plain English.
“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
You own 4860 Hwy 90?
List it free. Reach 20,000 daily buyers.
We’ve already pulled the facts. Confirm photos + price and you’re live in 2 minutes.
List this address →
Full reports are paid
Unlock the full Property Analytics report
Start free for 7 days — no card required. Full owner contacts, all 4 valuations with methodology, refine flow, comparable adjustments, foot-traffic deep dive, export to PDF / CSV.
