Ranch Duplex with Guest
For Sale
$349,000
2039 E Glenn Street, Tucson, AZ 85719
Residential Income, Ranch, Tucson, AZ
Property Size2,176 SF
Lot Size0.22 Acres
Price / SF$160.39
Days on Market54
Property Features for 2039 E Glenn Street
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Zoning
Tucson - R2
Parking
8
Parking features
RV, Driveway
Patio and Porch features
Patio
Interior features
Kitchen Island
Fencing
Chain Link
Appliances
Electric Range, Disposal, Refrigerator
Subdivision
Shaheen Estates
Lot features
North/ South Exposure
Elementary school
Cragin
Middle school
Doolen
High school
Catalina
Elementary school district
TUSD
Middle school district
TUSD
High school district
TUSD
Directions
East on Glenn from Campbell to address, North side of Glenn.
Standard status
Active
APN
112051580
Size
2,176 SF
Lot size
0.22 Acres
Taxes and HOA fees
Tax Year
2025
Tax Description
Parcel:001010010 /Shaheen Estates Lot 11 Blk 1
Legal Description
Parcel:001010010 /Shaheen Estates Lot 11 Blk 1
Utilities
Heating system
Natural Gas, Forced Air
Cooling system
Central Air
Water source
Public
Amenities
fireplace
bonus Arizona room
tile flooring
scored concrete
ceiling fans
kitchen island
tile backsplash
included appliances
private entrance
courtyard
backyard
laundry room
custom cabinetry
oversized tile shower
walk-in closet
large-format tile flooring
Building Details
Year built
1959
Number of units
2
Flooring type
Concrete, Tile - Ceramic
Building materials
Brick
Roof type
Shingle
Architectural style
Ranch
Listing Agency:
Keller Williams Southern Arizona · Keller Williams Realty
(520) 615-8400
Listed By:
David Urbaniak
(520) 440-9229
Added: Jul 15
Changed: Sep 1
Last Checked: Sep 6 at 5:06AM
MLS# 22617501
Copyright © 2026 Multiple Listing Service of Southern Arizona. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
This ranch-style duplex contains 2,176 square feet on a 0.22-acre lot, with two distinct residences and no HOA. The primary home provides three bedrooms, two bathrooms, a fireplace, an Arizona room, tile flooring, scored concrete bedroom floors, ceiling fans, and a kitchen with an island and included electric range, disposal, and refrigerator. The second residence has a private entrance, courtyard, backyard, laundry room, custom cabinetry, an oversized tile shower, walk-in closet, large-format tile flooring, and its own fireplace.
Built in 1959 and zoned Tucson - R2, the property includes central air, natural-gas forced-air heating, public water, a shingle roof, brick construction, chain-link fencing, a patio, driveway parking, and RV parking. The address is two miles north of the University of Arizona in Tucson. HVAC systems were installed in 2018 for the main home and 2019 for the guest house.
Built in 1959 and zoned Tucson - R2, the property includes central air, natural-gas forced-air heating, public water, a shingle roof, brick construction, chain-link fencing, a patio, driveway parking, and RV parking. The address is two miles north of the University of Arizona in Tucson. HVAC systems were installed in 2018 for the main home and 2019 for the guest house.
Key Highlights
- Two residences totaling 2176 Square Feet on 0.22 acres
- Main residence includes 3 bedrooms, 2 baths, fireplace, Arizona room, and kitchen island
- Guest house features private entrance, courtyard, backyard, laundry room, and fireplace
Financial Insights
Estimated NOI and Cap Rate
NOI = area × lease_rate × (100 − vacancy) / 100 × (1 − expense_ratio). Net Operating Income — what the owner takes home each year before mortgage payments and income tax. Effective rent (asking rent minus vacancy losses) minus operating costs (taxes, insurance, maintenance, management).
NOI / Yr
$24,383
Cap rate = NOI / list price × 100. Capitalization rate — annual return on a fully cash purchase, before financing. NOI divided by price. Higher means more income per dollar invested, but usually also more risk or older condition. 5–8% is typical for stabilized commercial property; double digits often signal distressed deals.
Cap Rate
6.99%
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$487,660
$487.7K
Cap Rate 7%
$348,329
$348.3K
Cap Rate 9%
$270,922
$270.9K
Market Conditions
NOI Build-Up for 2,176 SF
Vacancy — income lost from leasable area expected to sit empty during the year, subtracted from gross rent.
EGI (Effective Gross Income) — gross rent minus vacancy losses, the realistic income before paying operating costs.
OpEx (Operating Expenses) — recurring costs to operate the property (property tax, insurance, utilities, maintenance, management); excludes financing and capital improvements.
NOI (Net Operating Income) — income a property generates after operating costs but before financing and taxes.
Gross rent
$37.9K $17.40/SF
− Vacancy
−$3.0K −$1.39/SF
EGI
$34.8K $16.01/SF
− OpEx
−$10.5K −$4.80/SF
NOI
$24.4K $11.21/SF
Area
Tucson, AZ
Vacancy
8.00%
Lease Rate
$17.40 /SF/Yr
Expense Ratio
30.00%
Simulate Cap Rate and NOI
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$487,660
Cap Rate 7%
$348,329
Cap Rate 9%
$270,922
Alternative Uses
Best Use
Multifamily LT 5
$348.3K
$304.8K – $406.4K
NOI $24,383 @ 7.0% cap · market cap 6.99%
Second Best
Apartment 5plus
$319.4K
$279.5K – $372.7K
NOI $22,359 @ 7.0% cap · market cap 6.41%
Theoretical Best
Office A
$565.3K
$494.6K – $659.5K
NOI $39,569 @ 7.0% cap · market cap 11.34%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
1,307
Businesses Nearby
Explore this area
Business Placement
Demographics for 85719, AZ
46,242
Population
21,707
Households
2.1
Avg Household Size
27
Median Age
46%
College-Educated
93%
High-School Grad
8.0 sq mi
ZIP Area
5,780
Density / Sq Mi
$41,086
Median Household Income
$17,430
Median Earnings
$1,051
Median Rent
$266,900
Median Home Value
Market
Vacancy Rate% for Multifamily in West region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Duplex - Two separate residences support flexible occupancy and rental arrangements two miles north of the University of Arizona.
Where is this duplex located?
The property is located at 2039 E Glenn Street Tucson, AZ.
What is the asking price?
The asking price for this property is $349,000.
What are key features of this property?
This property features: Two residences totaling 2176 Square Feet on 0.22 acres; Main residence includes 3 bedrooms, 2 baths, fireplace, Arizona room, and kitchen island; Guest house features private entrance, courtyard, backyard, laundry room, and fireplace
