Apartment Building with Swimming
For Sale
$1,950,000
4253 E Flower Street, Tucson, AZ 85712
COMMERCIAL - Tucson, AZ
Property Size11,879 SF
Lot Size2.53 Acres
Price / SF$164.16
Days on Market15
Property Features for 4253 E Flower Street
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
Tucson - R2
Fencing
Chain Link
Lot features
North/ South Exposure
Directions
From Broadway Blvd, head north on Columbus Blvd. Turn right (east) on E Flower St. Continue to 4253 E Flower St. Property will be on the right.
Subdivision
Central
Standard status
Active
APN
110-07-159A
Size
11,879 SF
Lot size
2.53 Acres
Taxes and HOA fees
Tax Year
2025
Tax Description
Catalina Farms Lot 16 Exc W132.49' S212.17' & Exc E140.85' S509.72' & W27.32' N127.36' S637.21' Adj Aband Rd
Tax Annual Amount
10748
Legal Description
Catalina Farms Lot 16 Exc W132.49' S212.17' & Exc E140.85' S509.72' & W27.32' N127.36' S637.21' Adj Aband Rd
Utilities
Heating system
Wall Furnace
Cooling system
Wall Unit(s)
Amenities
swimming pool
laundry facility
Building Details
Year built
1949
Building materials
Brick
Roof type
Rolled Hot Mop
Listing Agency:
Realty Executives Arizona Territory · Realty Executives International
(520) 314-3255
Listed By:
Nina J Marvcesim · License #SA508805000
(520) 585-0885
Added: Jul 27
Changed: Aug 4
Last Checked: Aug 10 at 10:06PM
MLS# 22618329
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 apartment building offers 20 units distributed across five separate buildings. The property includes an on-site swimming pool, a laundry facility, and an office/storage space.
The site is located at 4253 E Flower Street in Tucson, AZ 85712, in an R2 zoning designation. The offering is described as having flexibility to be positioned as a 30-unit multifamily community or to be subdivided into eight separately saleable parcels consisting of seven fourplexes and one duplex.
Lot size is listed at approximately 2.53 acres, and the property size is shown as 11,879 square feet. The remarks also note the ability to develop an additional 10 units, along with potential site enhancements such as asphalt, sidewalks, parking, landscaping, and other site improvements.
The site is located at 4253 E Flower Street in Tucson, AZ 85712, in an R2 zoning designation. The offering is described as having flexibility to be positioned as a 30-unit multifamily community or to be subdivided into eight separately saleable parcels consisting of seven fourplexes and one duplex.
Lot size is listed at approximately 2.53 acres, and the property size is shown as 11,879 square feet. The remarks also note the ability to develop an additional 10 units, along with potential site enhancements such as asphalt, sidewalks, parking, landscaping, and other site improvements.
Key Highlights
- 2‑acre multifamily property with 20 units across five buildings (Year built 1949).
- Development potential: ability to add an additional 10 units on‑site.
- Flexibility in exit strategy: can be positioned as 30‑unit multifamily or subdivided into eight parcels (seven fourplexes and one duplex).
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
$133,111
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
6.83%
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%
$2,662,220
$2.7M
Cap Rate 7%
$1,901,586
$1.9M
Cap Rate 9%
$1,479,011
$1.5M
Market Conditions
NOI Build-Up for 11,879 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
$206.7K $17.40/SF
− Vacancy
−$16.5K −$1.39/SF
EGI
$190.2K $16.01/SF
− OpEx
−$57.0K −$4.80/SF
NOI
$133.1K $11.21/SF
Area
Tucson, AZ
Vacancy
8.00%
Lease Rate
$17.40 /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%
$2,662,220
Cap Rate 7%
$1,901,586
Cap Rate 9%
$1,479,011
Alternative Uses
Best Use
Multifamily LT 5
$1.90M
$1.66M – $2.22M
NOI $133,111 @ 7.0% cap · market cap 6.83%
Second Best
Apartment 5plus
$1.74M
$1.53M – $2.03M
NOI $122,060 @ 7.0% cap · market cap 6.26%
Theoretical Best
Office A
$3.09M
$2.70M – $3.60M
NOI $216,012 @ 7.0% cap · market cap 11.08%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
20
Residential units
Location Intelligence
Trade Area within ½ mile
916
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
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 - Multifamily property with 20 units across five buildings, plus on-site pool, laundry, and office/storage space.
Where is this apartment building located?
The property is located at 4253 E Flower Street Tucson, AZ.
What is the asking price?
The asking price for this property is $1,950,000.
What are key features of this property?
This property features: 2‑acre multifamily property with 20 units across five buildings (Year built 1949).; Development potential: ability to add an additional 10 units on‑site.; Flexibility in exit strategy: can be positioned as 30‑unit multifamily or subdivided into eight parcels (seven fourplexes and one duplex).
