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Property profile & analytics
OFF-MARKET
Estimated value
$5,895,000
Retail space
493 Hwy 90th Byp Sierra Vista, AZ 85635-2261
Entity Owned
9-yr Hold
~
Est. High Equity
Property ID
US07-1284894
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
2015
Construction
CONCRETE
Total area
67,456 SF
Lot
5.4 ac (235,224 SF)
APN
107-16-032B
UPID
US07-1284894
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
$6.70M
Comparable Approach
Comparable
$5.90M
Blend (final)
Blend
$5.90M
Owner & transaction history
South Plaza Vista LLC · 9 yrs held
South Plaza Vista LLC
since 2016
2 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
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%
$7,255,000
6.5%
$6,700,000
7%
$6,220,000
Alternative Use
Use
Estimation
RETAIL STORES
$7,390,000
Current use
MEDICAL BUILDING
$7,365,000
Change: 0% · Conversion: Difficult
COMMERCIAL (GENERAL)
$5,995,000
Change: -19% · Conversion: Easy
Blend value · Realmo final
$5.90M
Range $5.31M – $6.48M · ±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
$87 / 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
$93,093
Tax year 2023
Assessed value
$1,056,829
Assessed 2024
Previous assessed
$1,014,952
+4.1% YoY
Effective rate
8.81%
On assessed value
Assessed land
$211,702
Assessed improvement
$845,127
Land market value
$1,411,344
Improvement market value
$5,634,181
Total market value
$7,045,525
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
2015
Construction
CONCRETE
Heating
OTHER
Cooling
AC.PACKAGE
Buildings
3
Stories
1
Total area
67,456 SF
Lot
5.4 ac (235,224 SF)
APN
107-16-032B
UPID
US07-1284894
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
$7.4M
MEDICAL BUILDING
Est. value
$7.4M
COMMERCIAL (GENERAL)
Est. value
$6.0M
RETAIL STORES Current
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
2015
Construction
CONCRETE
Heating
OTHER
Cooling
Yes
Stories
1
Buildings
3
Lot
5.4 ac
Current owner
From public records · entity-resolved
South Plaza Vista LLC
Entity
Mailing address
6298 E GRANT RD STE #100, TUCSON, AZ 85712-5878
Ownership since
2016
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
2 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Mar 12, 2019
—
South Plaza Vista LLC
—
Grant Deed
related
$6,750,000 · Wells Fargo Bk
Dec 29, 2016
$2,350,000
South Plaza Vista LLC
Dardanelle Timber Co INC
Special Warranty Deed
$1,410,000 · Western Alliance Bank
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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