Freestanding Creative
For Sale
$3,000,000
2549 N Oracle Road, Tucson, AZ 85705
Commercial Sale, Tucson, AZ
Property Size9,000 SF
Lot Size0.34 Acres
Price / SF$328.73
Days on Market313
Property Features for 2549 N Oracle Road
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
Tucson - C2
Lot features
Corner Lot
Directions
East on Grant from I-10, Left on Oracle head north, property will be on left side at Oracle/Jacinto
Subdivision
Central
Standard status
Active
APN
107-09-022B
Size
9,126 SF
Lot size
0.34 Acres
Taxes and HOA fees
Tax Year
2026
Tax Description
MIRACLE MILE LOT 1 BLK 3 EXC ALLEY & SPNDRL HISTORIC PROPERTY (POTENTIAL ADDITIONAL TAX) PER ARS 42-12104(A)
Tax Annual Amount
6071
Legal Description
MIRACLE MILE LOT 1 BLK 3 EXC ALLEY & SPNDRL HISTORIC PROPERTY (POTENTIAL ADDITIONAL TAX) PER ARS 42-12104(A)
Utilities
Heating system
Electric (Heating)
Cooling system
Central Air
Water source
Public
Amenities
open studio areas
high ceilings
private offices
conference space
garage access
living quarters
three-phase electric service
upgraded lighting and power
multiple access points
Building Details
Year built
1936
Building materials
Brick
Roof type
Rolled Hot Mop
Listing Agency:
Realty Executives Arizona Territory · Realty Executives International
(520) 877-4940
Listed By:
Angel Manuel Rodriguez · License #SA658675000
(520) 429-0246
Added: Oct 30, 2025
Changed: Aug 19
Last Checked: Sep 7 at 1:06PM
MLS# 22528247
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 creative space at 2549 N Oracle Road in Tucson includes open studio areas with high ceilings, private offices, conference space, and garage access. The building is currently used as a video production studio and also includes living quarters that may accommodate on-site management or additional workspace.
The property offers multiple access points, upgraded lighting and power, three-phase electric service, central air, electric heating, public water, brick construction, and a rolled hot mop roof. Built in 1936, the building is located in central Tucson and carries Tucson - C2 zoning.
The property offers multiple access points, upgraded lighting and power, three-phase electric service, central air, electric heating, public water, brick construction, and a rolled hot mop roof. Built in 1936, the building is located in central Tucson and carries Tucson - C2 zoning.
Key Highlights
- 9,126 square feet on 0.34 acres
- Tucson - C2 zoning
- Open studio areas with high ceilings
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
$105,029
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
3.50%
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%
$2,100,580
$2.1M
Cap Rate 7%
$1,500,414
$1.5M
Cap Rate 9%
$1,166,989
$1.2M
Market Conditions
NOI Build-Up for 9,126 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
$180.7K $19.80/SF
− Vacancy
−$40.7K −$4.46/SF
EGI
$140.0K $15.35/SF
− OpEx
−$35.0K −$3.84/SF
NOI
$105.0K $11.51/SF
Area
ZIP 85705
Vacancy
22.50%
Lease Rate
$19.80 /SF/Yr
Expense Ratio
25.00%
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%
$2,100,580
Cap Rate 7%
$1,500,414
Cap Rate 9%
$1,166,989
Alternative Uses
Best Use
Office B
$1.50M
$1.31M – $1.75M
NOI $105,029 @ 7.0% cap · market cap 3.50%
Second Best
Flex RnD
$955.9K
$836.4K – $1.12M
NOI $66,912 @ 7.0% cap · market cap 2.23%
Theoretical Best
Office A
$2.10M
$1.84M – $2.45M
NOI $147,000 @ 7.0% cap · market cap 4.90%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
1,103
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
Market
Vacancy Rate% for Office in Tucson, AZ
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Creative space - C2-zoned property with open studio areas, offices, garage access, and three-phase electrical service.
Where is this creative space located?
The property is located at 2549 N Oracle Road Tucson, AZ.
What is the asking price?
The asking price for this property is $3,000,000.
What are key features of this property?
This property features: 9,126 square feet on 0.34 acres; Tucson - C2 zoning; Open studio areas with high ceilings
