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Property profile & analytics
OFF-MARKET
Estimated value
$730,000
Grocery and convenience stores
5535 Cortaro Farms Rd, Tucson, AZ 85742
Entity Owned
14-yr Hold
~
Est. High Equity
Property ID
US07-1526156
Property profile
Verified
Property type
Grocery and convenience stores
Use group
CONVENIENCE STORE
Year built
2011
Construction
FRAME
Total area
5,028 SF
Lot
2.06 ac (89,610 SF)
APN
221-18-026A
UPID
US07-1526156
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
$550k
CAP Approach
CAP
$790k
Comparable Approach
Comparable
$853k
Blend (final)
Blend
$730k
Owner & transaction history
Phillips West Coast Props LLC · 14 yrs held
Phillips West Coast Props LLC
since 2011
7 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 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
$550,000
CAP Approach
CAP Return
Estimation
6%
$855,000
6.5%
$790,000
7%
$730,000
Blend value · Realmo final
$730k
Range $657k – $803k · ±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
$145 / 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
$48,452
Tax year 2023
Assessed value
$371,459
Assessed 2024
Previous assessed
$330,365
+12.4% YoY
Effective rate
13.04%
On assessed value
Assessed land
$161,298
Assessed improvement
$210,161
Land market value
$896,100
Improvement market value
$1,167,559
Total market value
$2,063,659
Applied tax rate
624.0000
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
Grocery and convenience stores
Use group
CONVENIENCE STORE
Status
Off-Market
Year built
2011
Construction
FRAME
Heating
YES
Cooling
YES
Stories
1
Total area
5,028 SF
Lot
2.06 ac (89,610 SF)
APN
221-18-026A
UPID
US07-1526156
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
Building & site characteristics
From public records
Year built
2011
Construction
FRAME
Heating
YES
Cooling
Yes
Stories
1
Lot
2.06 ac
Current owner
From public records · entity-resolved
Phillips West Coast Props LLC
Entity
Mailing address
PO BOX 3475, TULSA, OK 74101-3475
Ownership since
2011
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
8 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Aug 1, 2011
$3,579,391
Phillips West Coast Props LLC
Quiktrip Corp
Grant Deed
$2,300,000 · United Farm Family Life Ins Co
Sep 25, 2009
—
Owner Name Unavailable
Owner Name Unavailable
Quit Claim Deed
related
—
Sep 25, 2009
$250,000
Quiktrip Corp
Miller,jenny A
Warranty Deed
related
—
Sep 25, 2009
$770,000
Quiktrip Corp
Northwest Partners LLC
Warranty Deed
related
—
Jan 13, 2006
—
Northwest Partners LLC
W R A Investments LLC
Warranty Deed
related
—
Aug 29, 2005
—
Jenny A Miller
Miller,carol J
Quit Claim Deed
related
—
Mar 11, 2005
$75,000
W R A Investments LLC
Thomas,kenneth G
Warranty Deed
related
$73,620 · William R & Molly M Assenmacher
—
—
Phillips Western Props LLC
—
Deed Of Trust
related
$2,300,000 · United Farm Family Life Ins 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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