Freestanding Creative
For Sale
$3,000,000
2549 N Oracle Road, Tucson, AZ 85705
COMMERCIAL - Tucson, AZ
Property Size9,000 SF
Lot Size0.34 Acres
Price / SF$328.73
Days on Market291
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
spacious open studio areas
high ceilings
private offices
conference space
garage access
living quarters
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 4
Last Checked: Aug 16 at 7:06PM
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 commercial building contains 9,126 square feet on a 0.34-acre site and was built in 1936. The existing configuration includes expansive studio areas, private offices, conference space, garage access, and living quarters that may support management or additional workspace. Brick construction, electric heating, central air, public water, and a rolled hot mop roof are in place.
The property is located at 2549 N Oracle Road in central Tucson, with multiple access points and three-phase electric service. Upgraded lighting and power support the building’s current studio configuration, while C-2 zoning provides the stated commercial framework for the property.
The property is located at 2549 N Oracle Road in central Tucson, with multiple access points and three-phase electric service. Upgraded lighting and power support the building’s current studio configuration, while C-2 zoning provides the stated commercial framework for the property.
Key Highlights
- 9,126‑square‑foot freestanding commercial building on a 0.34‑acre site
- C‑2 zoning in Tucson
- Open studio areas with high ceilings, private offices, and conference space
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
934
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 - C-2-zoned commercial building with open studio areas, offices, conference space, garage access, and on-site living quarters.
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‑foot freestanding commercial building on a 0.34‑acre site; C‑2 zoning in Tucson; Open studio areas with high ceilings, private offices, and conference space
