Ranch
For Sale
$285,000
210/212 W Blacklidge Drive, Tucson, AZ 85705
Residential Income, Ranch, Tucson, AZ
Property Size1,631 SF
Lot Size0.13 Acres
Price / SF$174.74
Days on Market207
Property Features for 210/212 W Blacklidge Drive
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Zoning
Tucson - R3
Parking
2
Fencing
Chain Link
Appliances
Electric Range, Gas Range
Subdivision
Coronado Heights
Lot features
North/ South Exposure
Elementary school
Nash
Middle school
La Cima
High school
Amphitheater
Elementary school district
Amphitheater
Middle school district
Amphitheater
High school district
Amphitheater
Directions
Oracle and Ft/Lowell, S-Oracle, E-Blacklidge to address
Standard status
Active
APN
107-11-1710
Size
1,631 SF
Lot size
0.13 Acres
Taxes and HOA fees
Tax Year
2025
Tax Description
From Parcel:001010010 /Coronado Heights W50' E150' Lot 9 Blk 10
Legal Description
From Parcel:001010010 /Coronado Heights W50' E150' Lot 9 Blk 10
Utilities
Sewer type
Septic Tank
Heating system
Forced Air, Electric (Heating)
Cooling system
Central Air
Water source
Public
Building Details
Year built
1943
Number of units
2
Building materials
Frame - Stucco
Roof type
Shingle
Architectural style
Ranch
Listing Agency:
United Real Estate Specialists
(520) 612-7422
Listed By:
Victor J Cabibo · License #37834
(973) 934-2100
Added: Feb 20
Changed: Sep 14
Last Checked: Sep 15 at 4:06AM
MLS# 22604792
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 1,631 square feet arranged as two separate one-bedroom, one-bathroom units. The 1943 property features frame-and-stucco construction, shingle roofing, chain-link fencing, central air, and forced-air electric heating. Electric and gas ranges are included, with public water and septic service supporting the property.
The duplex sits on a 0.13-acre parcel at 210/212 W Blacklidge Drive in Tucson, approximately 4 miles from the University of Arizona. The surrounding context identified for the property includes shopping, dining, and major commuter routes. Zoning is Tucson - R3, and the ranch configuration supports the stated residential rental, student-housing, and multigenerational living uses.
The duplex sits on a 0.13-acre parcel at 210/212 W Blacklidge Drive in Tucson, approximately 4 miles from the University of Arizona. The surrounding context identified for the property includes shopping, dining, and major commuter routes. Zoning is Tucson - R3, and the ranch configuration supports the stated residential rental, student-housing, and multigenerational living uses.
Key Highlights
- Two 1‑bedroom, 1‑bathroom units within 1,631 square feet
- Approximately 4 miles from the University of Arizona
- 0.13‑acre parcel at 210/212 W Blacklidge Drive, Tucson, AZ 85705
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
$15,755
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
5.53%
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%
$315,100
$315.1K
Cap Rate 7%
$225,071
$225.1K
Cap Rate 9%
$175,056
$175.1K
Market Conditions
NOI Build-Up for 1,631 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
$24.5K $15.00/SF
− Vacancy
−$2.0K −$1.20/SF
EGI
$22.5K $13.80/SF
− OpEx
−$6.8K −$4.14/SF
NOI
$15.8K $9.66/SF
Area
ZIP 85705
Vacancy
8.00%
Lease Rate
$15.00 /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%
$315,100
Cap Rate 7%
$225,071
Cap Rate 9%
$175,056
Alternative Uses
Best Use
Multifamily LT 5
$225.1K
$196.9K – $262.6K
NOI $15,755 @ 7.0% cap · market cap 5.53%
Second Best
Apartment 5plus
$204.2K
$178.7K – $238.2K
NOI $14,294 @ 7.0% cap · market cap 5.02%
Theoretical Best
Office A
$375.3K
$328.4K – $437.9K
NOI $26,272 @ 7.0% cap · market cap 9.22%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
805
Businesses Nearby
Explore this area
Business Placement
Demographics for 85705, AZ
56,711
Population
29,145
Households
1.9
Avg Household Size
36
Median Age
20%
College-Educated
80%
High-School Grad
13.6 sq mi
ZIP Area
4,170
Density / Sq Mi
$36,606
Median Household Income
$27,220
Median Earnings
$924
Median Rent
$113,700
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Multifamily in West region
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Frequently Asked Questions
What type of property is this?
Duplex - Two-unit residential property with separate one-bedroom layouts, central air, and public water service.
Where is this duplex located?
The property is located at 210/212 W Blacklidge Drive Tucson, AZ.
What is the asking price?
The asking price for this property is $285,000.
What are key features of this property?
This property features: Two 1‑bedroom, 1‑bathroom units within 1,631 square feet; Approximately 4 miles from the University of Arizona; 0.13‑acre parcel at 210/212 W Blacklidge Drive, Tucson, AZ 85705
