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    9551 La Cholla Blvd Tucson, AZ 85742
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    9551 La Cholla Blvd Tucson, AZ 85742

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    • Commercial real estate
    • 21.23 lot acres
    Off-Market
    Property ID
    US07-0053303
    The Realmo ID is a unique identifier assigned to every property, incorporating country codes and precise geo-coordinates for 300x300-foot land blocks. It enables standardized data collection and seamless integration of disparate sources such as ownership, tax, title data and physical specifications. By aggregating current and historical records, the Realmo ID powers advanced analytics and delivers deep, verifiable insights for real estate professionals.
    Value Estimations
    Cap Rate Potential
    Location Intelligence

    Current Use by Public Records

    • Commercial real estate

    Property Details for 9551 La Cholla Blvd

    Lot size
    21.23 lot acres
    Property type
    Commercial real estate
    APN
    225-04-001D

    Description

    This exceptional property presents a rare opportunity to acquire a substantial 27.63-acre estate in Northwest Tucson, Arizona. The offering encompasses two parcels: a developed 6.41-acre site and an adjacent 21.23-acre undeveloped parcel. The improved portion boasts a stunning 3,300-square-foot main residence featuring three bedrooms and two bathrooms, offering expansive views of Oro Valley and Pusch Ridge. In addition to the main house, the property includes an 800-square-foot guest house with a living room, bedroom, and full bath, and a 400-square-foot studio guest house with a ¾ bath. A large garage and workshop, horse stables, and a corral complete the residential amenities. The undeveloped 21.23-acre parcel, zoned SR - Pima County, presents significant development potential, with 660 feet of frontage on La Cholla Boulevard and a northern boundary adjacent to the future Linda Vista alignment. The property is situated in a rapidly growing area, near the upscale Uptown development at Ina and La Cholla, and benefits from its proximity to major arterial roads leading to Oro Valley. The Amphitheater School District serves this location. This unique offering combines established luxury living with substantial land for future development, making it an exceptional investment opportunity. The owner is accepting offers. The APN is 225-04-001D. The property's address is 9551 N La Cholla Blvd, Tucson, AZ 85742.

    Value Estimations

    based on Realmo’s proprietary methodology

    • AI approach

    • CAP approach

    • Comparable approach

    • Alternative Use

    Get a detailed, property-specific estimation — fast and free

    Location Insight

    • Map
    • Local Demand
    City
    Tucson
    County
    Pima
    State
    Arizona
    Longitude
    -111.0175209
    Latitude
    32.3802232

    Comparable in this City

    • Contact for pricing

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      Land in Oro Valley

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      Land Approved for Apartment Project

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      5,461 SF

      Improved Building Pads For Sale

      Fully improved building pads available for office buildings.
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      Land in Oro Valley

      Land available near Lambert Lane and La Cholla Boulevard.
      W Lambert Ln, Oro Valley, AZ 85742
      View Details
    • Contact for pricing

      Land Approved for Apartment Project

      Land with approved rezoning for apartment development.
      Nec Sumter & Thornydale, Tucson, AZ 85742
      View Details
    • Contact for pricing

      Commercial Land on Cortaro Farms

      Commercial land with high visibility and convenient highway access.
      5355 W Cortaro Farms Rd, Tucson, AZ 85742
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      Land with Freeway Visibility

      Commercial land with freeway visibility and strong retail surroundings.
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      114,000 SF

      9150 N Thornydale Rd, Tucson, AZ 85742

      Commercial land • 114,000 SF
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      36,564 SF

      Prime Land in High-Income Area

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      Restaurant Space with Patio

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      Retail Space in Growing Community

      Newly constructed retail space in a rapidly growing Tucson community.
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    9551 La Cholla Blvd
    Tucson, AZ 85742
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

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