New Construction Apartment
For Sale
$1,800,000
4061 E Monte Vista Drive, Tucson, AZ 85712
Residential Income, Southwestern, Tucson, AZ
Property Size7,528 SF
Lot Size0.48 Acres
Price / SF$239.11
Days on Market366
Property Features for 4061 E Monte Vista Drive
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Property condition
Under Construction
Zoning
Tucson - R3
Parking
14
Appliances
Electric Range
Lot features
Decorative Gravel, North/ South Exposure
Elementary school
Davidson
Middle school
Doolen
High school
Catalina
Elementary school district
TUSD
Middle school district
TUSD
High school district
TUSD
Directions
from alvernon & glenn, N to Monte Vista, E on Monte Vista, property is on North side.
Subdivision
Central
Standard status
Active
APN
110-06-084A
Size
7,528 SF
Lot size
0.48 Acres
Taxes and HOA fees
Tax Year
2024
Tax Description
001010010 /W70' E333.42' S300' N630' As Measured Along N Line Of Monte Vista Dr Lot 4 .48 Ac Sec 34-13-14 (P:9619/1668)
Legal Description
001010010 /W70' E333.42' S300' N630' As Measured Along N Line Of Monte Vista Dr Lot 4 .48 Ac Sec 34-13-14 (P:9619/1668)
Utilities
Heating system
Electric (Heating)
Cooling system
Central Air
Amenities
EV Ready Outlets
Building Details
Year built
2025
Number of units
4
Flooring type
Tile - Ceramic
Building materials
Frame - Stucco
Roof type
Tile
Architectural style
Other
Listing Agency:
OMNI Homes International
(520) 474-1777
Listed By:
Evangelina R Valdez
(520) 270-6127
Added: Sep 11, 2025
Changed: Sep 4
Last Checked: Sep 11 at 7:06AM
MLS# 22523751
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 Tucson multifamily property comprises four new-construction duplexes totaling 8 units and 7,528 square feet on 0.48 acres. The unit mix includes four 3-bedroom, 2-bath residences measuring 1,079 square feet and four 2-bedroom, 1-bath residences measuring 803 square feet. The property is under construction with a 2025 year built and is zoned Tucson - R3.
Interior features include granite countertops, stainless steel appliances, ceramic tile flooring, electric heating, and central air conditioning. The site includes a parking lot with EV-ready outlets, while frame-and-stucco construction and tile roofing complete the improvements. The property is near the University of Arizona, I-10, and nearby shopping.
Interior features include granite countertops, stainless steel appliances, ceramic tile flooring, electric heating, and central air conditioning. The site includes a parking lot with EV-ready outlets, while frame-and-stucco construction and tile roofing complete the improvements. The property is near the University of Arizona, I-10, and nearby shopping.
Key Highlights
- Four new‑construction duplexes with 8 total units
- Unit mix includes four 3‑bedroom, 2‑bath units at 1,079 square feet and four 2‑bedroom, 1‑bath units at 803 square feet
- 7,528 square feet on a 0.48‑acre site
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
$77,352
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
4.30%
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%
$1,547,040
$1.5M
Cap Rate 7%
$1,105,029
$1.1M
Cap Rate 9%
$859,467
$859.5K
Market Conditions
NOI Build-Up for 7,528 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
$153.6K $20.40/SF
− Vacancy
−$12.9K −$1.72/SF
EGI
$140.6K $18.68/SF
− OpEx
−$63.3K −$8.41/SF
NOI
$77.4K $10.28/SF
Area
Tucson, AZ
Vacancy
8.42%
Lease Rate
$20.40 /SF/Yr
Expense Ratio
45.00%
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%
$1,547,040
Cap Rate 7%
$1,105,029
Cap Rate 9%
$859,467
Alternative Uses
Best Use
Apartment 5plus
$1.11M
$966.9K – $1.29M
NOI $77,352 @ 7.0% cap · market cap 4.30%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$1.96M
$1.71M – $2.28M
NOI $136,892 @ 7.0% cap · market cap 7.61%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
8
Residential units
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
655
Businesses Nearby
Explore this area
Business Placement
Demographics for 85712, AZ
33,108
Population
18,215
Households
1.8
Avg Household Size
44
Median Age
37%
College-Educated
90%
High-School Grad
6.8 sq mi
ZIP Area
4,869
Density / Sq Mi
$48,185
Median Household Income
$39,090
Median Earnings
$947
Median Rent
$250,400
Median Home Value
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Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Multifamily in West region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Apartment building - Residential income property with modern finishes, EV-ready parking, and access to the University of Arizona and I-10.
Where is this apartment building located?
The property is located at 4061 E Monte Vista Drive Tucson, AZ.
What is the asking price?
The asking price for this property is $1,800,000.
What are key features of this property?
This property features: Four new‑construction duplexes with 8 total units; Unit mix includes four 3‑bedroom, 2‑bath units at 1,079 square feet and four 2‑bedroom, 1‑bath units at 803 square feet; 7,528 square feet on a 0.48‑acre site
