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Property profile & analytics
OFF-MARKET
Estimated value
$665,000
Grocery and convenience stores
902 Miracle Mile, Tucson, AZ 85705-3710
Entity Owned
Free & Clear
Property ID
US07-0205937
Property summary
AI-generated overview
This well-located Tucson convenience store presents a compelling investment opportunity. The 2,460-square-foot property, built in 1973, sits on a 0.415-acre lot zoned C-2, offering significant expansion potential. Currently operating at 100% occupancy with a lease expiring October 23, 2024, the store features a drive-thru window and generates additional monthly income of $1,400 from food truck rentals. The property boasts excellent visibility due to its proximity to I-10 and Oracle Road. Further income opportunities exist, including the potential addition of gas pumps, as indicated in the property's zoning and existing site plan. Financial details are available upon request. This owner-user investment offers a 9.9% cap rate and presents a rare chance to acquire a thriving business with substantial growth potential in a high-traffic area. The single-story building is located at 902 W Miracle Mile, Tucson, AZ 85705, Pima County, and has a parcel number of 107-06-002K.
Property profile
Verified
Property type
Grocery and convenience stores
Use group
CONVENIENCE STORE
Year built
1973
Construction
FRAME
Total area
2,460 SF
Lot
0.42 ac (18,084 SF)
APN
107-06-002K
UPID
US07-0205937
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
-
R P Food Store 1 Grocery & Convenience Store
-
El Compa Mexican Food Restaurant
-
Mr Dogos Take-out & Catering
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$720k
CAP Approach
CAP
$440k
Comparable Approach
Comparable
$849k
Blend (final)
Blend
$665k
Owner & transaction history
902 Holdings LLC
902 Holdings LLC
since 2025
Last sale
$640,000
7 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$600,000
+33.5%
Medical building
$550,000
+21.7%
Auto repair, garage
$475,000
+5.0%
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
$655,000
ML approach
$720,000
CAP Approach
CAP Return
Estimation
6%
$475,000
6.5%
$440,000
7%
$405,000
Alternative Use
Use
Estimation
NEIGHBORHOOD: SHOPPING CENTER
$450,000
Current use
COMMERCIAL (GENERAL)
$600,000
Change: +33% · Conversion: Easy
MEDICAL BUILDING
$550,000
Change: +22% · Conversion: Difficult
AUTO REPAIR, GARAGE
$475,000
Change: +5% · Conversion: Difficult
Blend value · Realmo final
$665k
Range $599k – $732k · ±10% · vs last sale $640k (Sep 13 2023)
Last sale anchor
$640k
Sep 13 2023
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
$270 / 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
$6,024
Tax year 2023
Assessed value
$51,302
Assessed 2024
Previous assessed
$45,857
+11.9% YoY
Effective rate
11.74%
On assessed value
Assessed land
$26,041
Assessed improvement
$25,261
Land market value
$144,672
Improvement market value
$140,338
Total market value
$285,010
Applied tax rate
851.0000
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
1973
Construction
FRAME
Heating
YES
Cooling
YES
Stories
1
Total area
2,460 SF
Lot
0.42 ac (18,084 SF)
APN
107-06-002K
UPID
US07-0205937
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
NEIGHBORHOOD: SHOPPING CENTER Current
Est. value
$450,000
COMMERCIAL (GENERAL)
Est. value
$600,000
MEDICAL BUILDING
Est. value
$550,000
AUTO REPAIR, GARAGE
Est. value
$475,000
NEIGHBORHOOD: SHOPPING CENTER Current
COMMERCIAL (GENERAL)
MEDICAL BUILDING
AUTO REPAIR, GARAGE
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
1973
Construction
FRAME
Heating
YES
Cooling
Yes
Stories
1
Lot
0.42 ac
Current owner
From public records · entity-resolved
902 Holdings LLC
Entity
Free & Clear · 0 yrs held
Mailing address
11461 N DESERT CALICO LOOP, ORO VALLEY, AZ 85742-0120
Ownership since
2025
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
7 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Sep 3, 2025
$700,000
902 Holdings LLC
K D S Miracal LLC
Special Warranty Deed
—
Sep 13, 2023
$640,000
K D S Miracal LLC
Rp Food Store INC
Special Warranty Deed
$473,797 · Rp Food Store INC
Nov 14, 2002
$475,000
Rp Food Store INC
Mdanat,maen & Sehan T
Grant Deed
$611,500 · Temecula Valley Bank NA
Nov 6, 2000
$290,000
Maen Mdanat
Circle K Stores INC
Grant Deed
$174,000 · Sir Mortgage & Finance Arizona
Jan 8, 1998
$153,000
Circle K Stores INC
Store Properties Co
Grant Deed
related
—
—
—
Rp Food Store INC
—
Deed Of Trust
related
$440,000 · Bank Of The West
—
—
Maen Mdanat
—
Deed Of Trust
related
$177,000 · Southern Arizona Community 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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