Freestanding Flex
For Sale
$350,000
2238 S 6th Avenue, Tucson, AZ 85713
Commercial Sale, Tucson, AZ
Property Size3,736 SF
Lot Size0.17 Acres
Price / SF$93.68
Days on Market43
Property Features for 2238 S 6th Avenue
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
South Tucson - SB2A
Directions
From I-10 Eastbound or Westbound Take Exit 259 toward 22nd Street / 29th Street / Silverlake Road. Follow the signs to S. 6th Avenue. Turn south onto S. 6th Avenue. Continue approximately 0.8 mile. The property, 2238 S. 6th Ave, will be on your left (east) side, just before 33rd Street.
Subdivision
South
Standard status
Active
APN
118-24-0120
Size
3,736 SF
Lot size
0.17 Acres
Taxes and HOA fees
Tax Year
2025
Tax Description
From Parcel:001010010 /Home Lot 12 Blk 19
Tax Annual Amount
4876
Legal Description
From Parcel:001010010 /Home Lot 12 Blk 19
Building Details
Year built
1977
Building materials
Block
Roof type
Built-Up
Listing Agency:
Realty One Group Integrity
(520) 447-5922
Listed By:
Christina M Calderon · License #BR697017000
(520) 906-0769
Added: Jul 15
Changed: Aug 19
Last Checked: Aug 26 at 12:06PM
MLS# 22617508
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 freestanding flex building contains 3,736 square feet on a 0.17-acre parcel. Constructed in 1977 with block materials and a built-up roof, the property includes three-phase power, two front parking spaces, and a fenced rear yard with additional parking.
The building fronts S. 6th Avenue in Tucson and provides quick access to I-10. SB-2A zoning and Opportunity Zone designation are in place. The configuration may suit contractors, service businesses, automotive operators, tradespeople, or an owner-user seeking space to customize for its operation.
The building fronts S. 6th Avenue in Tucson and provides quick access to I-10. SB-2A zoning and Opportunity Zone designation are in place. The configuration may suit contractors, service businesses, automotive operators, tradespeople, or an owner-user seeking space to customize for its operation.
Key Highlights
- 3,736 SF freestanding commercial building on a 0.17‑acre parcel
- Three‑phase power supports commercial and trade‑oriented operations
- Fenced rear yard with additional parking
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
$25,341
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
7.24%
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%
$506,820
$506.8K
Cap Rate 7%
$362,014
$362.0K
Cap Rate 9%
$281,567
$281.6K
Market Conditions
NOI Build-Up for 3,736 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
$38.1K $10.20/SF
− Vacancy
−$1.9K −$0.51/SF
EGI
$36.2K $9.69/SF
− OpEx
−$10.9K −$2.91/SF
NOI
$25.3K $6.78/SF
Area
ZIP 85713
Vacancy
5.00%
Lease Rate
$10.20 /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%
$506,820
Cap Rate 7%
$362,014
Cap Rate 9%
$281,567
Alternative Uses
Best Use
Flex RnD
$497.9K
$435.7K – $580.9K
NOI $34,852 @ 7.0% cap · market cap 9.96%
Second Best
Industrial
$362.0K
$316.8K – $422.4K
NOI $25,341 @ 7.0% cap · market cap 7.24%
Theoretical Best
Office A
$914.6K
$800.3K – $1.07M
NOI $64,020 @ 7.0% cap · market cap 18.29%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Fenced yard
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
782
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 85713, AZ
46,810
Population
19,056
Households
2.5
Avg Household Size
38
Median Age
21%
College-Educated
79%
High-School Grad
23.8 sq mi
ZIP Area
1,967
Density / Sq Mi
$50,264
Median Household Income
$32,302
Median Earnings
$1,017
Median Rent
$171,700
Median Home Value
Market
Vacancy Rate% for Industrial in Tucson, AZ
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Flex space - Three-phase power and a secured rear yard support adaptable commercial operations.
Where is this flex space located?
The property is located at 2238 S 6th Avenue Tucson, AZ.
What is the asking price?
The asking price for this property is $350,000.
What are key features of this property?
This property features: 3,736 SF freestanding commercial building on a 0.17‑acre parcel; Three‑phase power supports commercial and trade‑oriented operations; Fenced rear yard with additional parking
