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Property profile & analytics
OFF-MARKET
Commercial land
6505 La Cholla Blvd, Tucson, AZ 85741-3143
Entity Owned
6-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US07-0998613
Property summary
AI-generated overview
This exceptional 10.09-acre property in Tucson, Arizona, presents a lucrative investment opportunity in the thriving senior living market. The BridgeWater Assisted Living facility boasts 50,220 square feet, encompassing five buildings, and currently operates at 88% occupancy. The property features 108 units with a total of 123 licensed beds, all permitted for Directed Care (Memory Care), offering flexibility to operate as Assisted Living, Memory Care, or a combination. Built in 2007, the facility includes full commercial kitchens and dining rooms in each villa, along with amenities such as exercise and wellness centers, a beauty salon, activity and media rooms, computer stations, scenic paths, housekeeping, laundry service, chauffeured transportation, and an emergency call response system. The property is zoned CB Commercial Business, allowing for behavior health facilities. A significant advantage is a 1.5-acre lot already entitled for an additional 55 independent living units
Property profile
Verified
Property type
Commercial land
Use group
VACANT COMMERCIAL LAND
Lot
0.53 ac (23,298 SF)
APN
101-01-6140
UPID
US07-0998613
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
-
Dr. John M. Pifer, MD Geriatric Care Provider
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BridgeWater Assisted Living - Tucson Nursing Home Retirement Community
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
by Request
Owner & transaction history
Bridgewater La Cholla LLC · 6 yrs held
Bridgewater La Cholla LLC
since 2019
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
CAP Approach
Comparable Approach
Alternative Use
Get a detailed, property-specific estimation — fast and free
Price per SF
Sale + rent benchmarks
Subject property
—
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
$5,270
Tax year 2023
Assessed value
$35,646
Assessed 2024
Previous assessed
$35,646
+0.0% YoY
Effective rate
14.78%
On assessed value
Assessed land
$35,646
Land market value
$237,640
Total market value
$237,640
Applied tax rate
1,017.0000
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
Commercial land
Use group
VACANT COMMERCIAL LAND
Status
Off-Market
Heating
NONE
Lot
0.53 ac (23,298 SF)
APN
101-01-6140
UPID
US07-0998613
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
Heating
NONE
Lot
0.53 ac
Current owner
From public records · entity-resolved
Bridgewater La Cholla LLC
Entity
Mailing address
14650 N 78TH WAY STE B, SCOTTSDALE, AZ 85260-2970
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2019
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
9 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Nov 22, 2019
$17,500,000
Bridgewater La Cholla LLC
La Cholla Tucson LP
Special Warranty Deed
$18,500,000 · Umb Bank NA
Oct 26, 2016
$15,400,000
La Cholla Tucson LP
La Cholla Properties LLC
Grant Deed
$12,300,000 · Greystone Svcg
May 12, 2014
—
La Cholla Properties LLC
—
Grant Deed
related
$9,300,000 · Mutual/omaha Bk
Mar 30, 2012
—
La Cholla Properties LLC
Friendship Villas Of America LLC
Warranty Deed
related
—
Jan 3, 2008
—
Record Owner
Owner,record
Grant Deed
related
—
Nov 5, 2007
—
Friendship Villas Of America LLC
Friendship Villas Prop Owners
Quit Claim Deed
related
$1,360,000 · First National Bank Arizona
Dec 27, 2006
—
Friendship Villas Of America LLC
Trust 916
Grant Deed
related
$1,900,000 · Bank Of The West
Sep 28, 2005
—
Trust 916
Friendship Villas Of America LLC
Grant Deed
related
—
—
—
Friendship Villas Of America LLC
—
Deed Of Trust
related
—
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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