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Property profile & analytics
OFF-MARKET
Estimated value
$4,270,000
Office Spaces
5590 Riv Rd Tucson, AZ 85750-1923
Individually Owned
4-yr Hold
~
Est. High Equity
Property ID
US07-2448767
Property profile
Verified
Property type
Office Spaces
Use group
OFFICE (GENERAL)
Year built
2019
Construction
FRAME
Total area
6,426 SF
Lot
0.97 ac (42,239 SF)
APN
109-22-4450
UPID
US07-2448767
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
-
Trevor Jones Physician
-
Wells Fargo ATM Atm
-
Wells Fargo Bank Bank Loan Service
-
Immediate Care Arizona Medical Clinic
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$3.13M
Blend (final)
Blend
$4.27M
Owner & transaction history
Robert T Lucas · 4 yrs held
Robert T Lucas
since 2022
Last sale
$4.8M
5 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$3.0M
+37.1%
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
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
RESTAURANT
$2,995,000
Change: +37% · Conversion: Difficult
Blend value · Realmo final
$4.27M
Range $3.84M – $4.70M · ±10% · vs last sale $4.75M (Apr 15 2022)
Last sale anchor
$4.75M
Apr 15 2022
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
$664 / 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
$22,390
Tax year 2023
Assessed value
$248,004
Assessed 2024
Previous assessed
$148,001
+67.6% YoY
Effective rate
9.03%
On assessed value
Assessed land
$45,618
Assessed improvement
$202,386
Land market value
$253,434
Improvement market value
$1,124,365
Total market value
$1,377,799
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
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
Office Spaces
Use group
OFFICE (GENERAL)
Status
Off-Market
Year built
2019
Construction
FRAME
Heating
YES
Cooling
YES
Stories
1
Total area
6,426 SF
Lot
0.97 ac (42,239 SF)
APN
109-22-4450
UPID
US07-2448767
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
RESTAURANT
Est. value
$3.0M
RESTAURANT
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
2019
Construction
FRAME
Heating
YES
Cooling
Yes
Stories
1
Lot
0.97 ac
Current owner
From public records · entity-resolved
Robert T Lucas
Individual
Mailing address
2005 BROADWAY ST, SAN FRANCISCO, CA 94115-1537
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
Apr 15, 2022
$4,750,000
Robert T Lucas
5590 E River Plaza LLC
Special Warranty Deed
—
Oct 19, 2020
—
5590 E River Plaza LLC
—
Deed
related
$1,950,000 · Washington Fed'l Bk
Mar 9, 2020
—
5590 E River Plaza LLC
—
Deed Of Trust
related
$1,750,000 · Pcg River LLC
Aug 25, 2017
$1,050,000
5590 E River Plaza LLC
Craycroft Of River LLC
Grant Deed
$500,000 · Blueshore Ins Co
—
—
5590 E River Plaza LLC
—
Deed Of Trust
related
$1,950,000 · Washington Fed'l 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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