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Property profile & analytics
OFF-MARKET
Estimated value
$550,000
Drug stores
505 Valencia Rd Tucson, AZ 85706
Entity Owned
4-yr Hold
Free & Clear
Property ID
US07-1332047
Property profile
Verified
Property type
Drug stores
Use group
DRUG STORE, PHARMACY
Year built
2003
Construction
FRAME
Total area
14,477 SF
Lot
1.49 ac (64,843 SF)
APN
138-19-038K
UPID
US07-1332047
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
$2.31M
Comparable Approach
Comparable
$2.50M
Blend (final)
Blend
$550k
Owner & transaction history
525 Tucson LLC · 4 yrs held
525 Tucson LLC
since 2022
5 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Medical building
$3.2M
+38.3%
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%
$2,500,000
6.5%
$2,305,000
7%
$2,140,000
Alternative Use
Use
Estimation
RETAIL STORES
$2,335,000
Current use
MEDICAL BUILDING
$3,230,000
Change: +38% · Conversion: Difficult
Blend value · Realmo final
$550k
Range $495k – $605k · ±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
$38 / 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
$47,506
Tax year 2023
Assessed value
$495,790
Assessed 2024
Previous assessed
$420,975
+17.8% YoY
Effective rate
9.58%
On assessed value
Assessed land
$140,061
Assessed improvement
$355,729
Land market value
$778,116
Improvement market value
$1,976,274
Total market value
$2,754,390
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
Drug stores
Use group
DRUG STORE, PHARMACY
Status
Off-Market
Year built
2003
Construction
FRAME
Heating
YES
Cooling
YES
Stories
1
Total area
14,477 SF
Lot
1.49 ac (64,843 SF)
APN
138-19-038K
UPID
US07-1332047
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
$2.3M
MEDICAL BUILDING
Est. value
$3.2M
RETAIL STORES Current
MEDICAL BUILDING
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
2003
Construction
FRAME
Heating
YES
Cooling
Yes
Stories
1
Lot
1.49 ac
Current owner
From public records · entity-resolved
525 Tucson LLC
Entity
Free & Clear · 4 yrs held
Mailing address
PO BOX 1159, DEERFIELD, IL 60015-6002
Ownership since
2022
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
5 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jan 28, 2022
$6,777,777
525 Tucson LLC
Tsp Valencia Az LLC
Special Warranty Deed
—
Dec 23, 2021
$5,390,000
525 Tucson LLC
Valencia Gateway LLC
Special Warranty Deed
$4,015,000 · Wintrust Bank NA
Jun 1, 2017
—
Valencia Gateway LLC
—
Deed
related
$3,820,000 · Capstar Bk
—
—
Valencia Gateway LLC
—
Deed Of Trust
related
$3,900,000 · Lasalle National Bank
—
—
Valencia Gateway LLC
—
Deed Of Trust
related
$3,820,000 · Capstar 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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