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Property profile & analytics
OFF-MARKET
Estimated value
$1,025,000
Individual retail properties
8600 Rockcliff Rd Tucson, AZ 85750-9733
Individually Owned
21-yr Hold
~
Est. High Equity
Property ID
US07-0715671
Property profile
Verified
Property type
Individual retail properties
Use group
GYM, HEALTH SPA
Year built
1979
Construction
FRAME
Total area
47,197 SF
Lot
27.52 ac (1,198,867 SF)
APN
114-63-1650
UPID
US07-0715671
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
-
Vuturo Anthony F MD Physician
-
Canyon Ranch Aesthetics Spa & Massage Center Alternative Medicine Practice
-
Canyon Ranch Tucson Spa & Massage Center Alternative Medicine Practice
-
Carol Revak, NMD Alternative Medicine Practice Acupuncture
-
Tully Maryann Alternative Medicine Practice Acupuncture
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$1.03M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$1.89M
Blend (final)
Blend
$1.03M
Owner & transaction history
Crescent R/e Equities · 21 yrs held
Crescent R/e Equities
since 2005
4 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
$1,025,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
GYM, HEALTH SPA
$1,375,000
Current use
Blend value · Realmo final
$1.03M
Range $923k – $1.13M · ±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
$22 / 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
$228,771
Tax year 2023
Assessed value
$1,661,400
Assessed 2024
Previous assessed
$1,661,400
+0.0% YoY
Effective rate
13.77%
On assessed value
Assessed land
$449,575
Assessed improvement
$1,211,825
Land market value
$2,997,168
Improvement market value
$8,078,832
Total market value
$11,076,000
Applied tax rate
124.0000
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
Individual retail properties
Use group
GYM, HEALTH SPA
Status
Off-Market
Year built
1979
Construction
FRAME
Heating
YES
Cooling
YES
Buildings
29
Stories
2
Total area
47,197 SF
Lot
27.52 ac (1,198,867 SF)
APN
114-63-1650
UPID
US07-0715671
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
GYM, HEALTH SPA Current
Est. value
$1.4M
GYM, HEALTH SPA Current
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
1979
Construction
FRAME
Heating
YES
Cooling
Yes
Stories
2
Buildings
29
Lot
27.52 ac
Current owner
From public records · entity-resolved
Crescent R/e Equities
Individual
Mailing address
500 COMMERCE ST STE #700, FORT WORTH, TX 76102-5478
Ownership since
2005
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
4 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Aug 25, 2023
—
Cr Resorts LLC
—
Deed
related
$140,135,000 · Vici Properties LLC
Aug 21, 2014
—
Cr Resorts LLC
—
Grant Deed
related
$150,000,000 · General Elec Cap
Jan 18, 2005
—
Crescent R/e Equities
Crescent R/e Funding Viii
Quit Claim Deed
related
$95,000,000 · Bank Of America
Dec 30, 2004
—
Record Owner
Owner,record
Grant Deed
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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