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Property profile & analytics
OFF-MARKET
Estimated value
$7,750,000
Data centers and call centers
9608 Old Vail Rd, Tucson, AZ 85747-9008
Entity Owned
Free & Clear
Property ID
US07-0018598
Property summary
AI-generated overview
This exceptional investment opportunity presents a fee-simple, 14,427-square-foot DIRECTV data center, uplink, and broadcasting facility located at 9608 E Old Vail Rd, Tucson, AZ 85747, in Pima County. The property boasts a new 20-year absolute triple-net (NNN) lease with approximately 18.4 years remaining, commencing March 31, 2023, and expiring March 31, 2043. The lease includes four 5-year renewal options, ensuring long-term stability. The tenant, DIRECTV, enjoys 100% occupancy, generating a substantial net operating income (NOI) of $529,377, with attractive 3% annual rent bumps. The property's asking price is $8,470,031, representing a compelling 6.25% capitalization rate ($587.10 per square foot). This mission-critical site offers a passive, low-risk, cash-flowing investment with significant long-term potential. The property is classified as Special Purpose and is a single-tenant facility. This is a fee simple ownership.
Property profile
Verified
Property type
Data centers and call centers
Use group
CABLE TV STATION
Year built
2007
Construction
FRAME
Total area
14,427 SF
Lot
13.43 ac (585,023 SF)
APN
141-18-533A
UPID
US07-0018598
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
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$7.60M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$7.75M
Owner & transaction history
Ac II 9608 Old Vail Road LLC
Ac II 9608 Old Vail Road LLC
since 2025
Last sale
$8.1M
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
$7,250,000
ML approach
$7,595,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
OFFICE BUILDING
$8,745,000
Change: 0% · Conversion: Difficult
Blend value · Realmo final
$7.75M
Range $6.98M – $8.53M · ±10% · vs last sale $8.08M (May 19 2025)
Last sale anchor
$8.08M
May 19 2025
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
$537 / 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
$42,496
Tax year 2023
Assessed value
$325,505
Assessed 2024
Previous assessed
$267,342
+21.8% YoY
Effective rate
13.06%
On assessed value
Assessed land
$66,601
Assessed improvement
$258,904
Land market value
$444,008
Improvement market value
$1,726,028
Total market value
$2,170,036
Applied tax rate
2,050.0000
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
Data centers and call centers
Use group
CABLE TV STATION
Status
Off-Market
Year built
2007
Construction
FRAME
Heating
YES
Cooling
YES
Stories
1
Total area
14,427 SF
Lot
13.43 ac (585,023 SF)
APN
141-18-533A
UPID
US07-0018598
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
OFFICE BUILDING
Est. value
$8.7M
OFFICE BUILDING
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
2007
Construction
FRAME
Heating
YES
Cooling
Yes
Stories
1
Lot
13.43 ac
Current owner
From public records · entity-resolved
Ac II 9608 Old Vail Road LLC
Entity
Free & Clear · 0 yrs held
Mailing address
2250 E IMPERIAL HWY, EL SEGUNDO, CA 90245-3543
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
4 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Aug 19, 2025
$8,080,000
Ac II 9608 Old Vail Road LLC
Cf Beam Me Up LLC
Special Warranty Deed
—
Jul 31, 2023
—
Cf Beam Me Up LLC
—
Deed
related
$39,000,000 · Wells Fargo Bank NA
Apr 3, 2023
$6,607,902
Cf Beam Me Up LLC
Directv LLC
Special Warranty Deed
—
Feb 17, 2006
$570,000
Directv INC
Trust 7799-t
Grant Deed
—
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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