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    443 S Stone Avenue Tucson, AZ 85701

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    Claim this Listing
    For Sale
    $1,749,000

    COMMERCIAL - Tucson, AZ

    Property size:
    5,039 SF
    Lot size:
    0.15 Acres
    Price / SF:
    $347/SF
    Added:
    Feb 3, 2026
    Days on Market:
    92
    Last Refresh:
    May 6 at 7:06 am

    Property Features for 443 S Stone Avenue

    General Information

    Property type
    Commercial Sale
    Property subtype
    Other
    Zoning
    Tucson - HC3
    Interior features
    Adobe, Bath Exhaust Out, Dual-Flush Toilets
    Standard status
    Active
    APN
    117-14-2040
    Size
    5,039 SF
    Lot size
    0.15 Acres

    Taxes and HOA fees

    Tax Year
    2025
    Tax Description
    TUCSON LOT 2 EXC E106' & N5' LOT 3 EXC E106' BLK 238
    Tax Annual Amount
    6779

    Utilities

    Heating system
    Heat Pump (Heating)
    Cooling system
    Heat Pump, Ceiling Fan(s), Central Air
    Water source
    Public

    Building Details

    Year built
    1937
    Building materials
    Adobe
    Roof type
    Rolled Hot Mop, Built-Up

    We can help!

    Listing Contact
    Haydee Sanchez

    Listing agent Haydee Sanchez

    Listing office Tierra Antigua Realty 1650 E River Rd Suite 202, Tucson, AZ

    Listing date Feb 3, 2026

    MLS# 22603230

    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.

    Overview

    Historic Tucson Commercial Live-Work Property

    This commercial property is located on a prime corner lot in the Historic Residential Armory Park neighborhood. The property, originally Amado's Compound around 1840-1940, formerly housed Tucson's Youth Music Center & The Fiddle Thrift Shop between 1970 - 2022. The property has been updated with modern features while maintaining its historic architectural and adobe charm, offering live/work functionality. The 5,039 square foot property includes 8 creative spaces, each with a private bathroom and kitchenette option. Additional features include 2 indoor laundry rooms, ample indoor storage space, and a courtyard. Zoned HC-3, the property allows for a variety of office and permitted residential uses. The 0.15-acre lot is located in a vibrant, walkable community with easy access to downtown businesses, shops, eateries, social venues, 5-Pts, and TUGO Bikeshare. This property is intended for live/work use.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Live-work space

    Suggested Use

    Real Estate Agency Dental Office Spa & Massage Center Restaurant Hair Salon Nail Salon Accounting Firm Building Supply Daycare Center Gym & Fitness Center

    Zoning and permitted uses should be independently verified with local authorities.

    Location Insight

    • Map
    • Local Demand
    City
    Tucson
    County
    Pima
    State
    Arizona
    Longitude
    -110.969887
    Latitude
    32.215743

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    FAQs

    What type of property is this?
    Live-work space - Prime corner lot in Historic Armory Park with modern updates.
    Where is this live-work space located?
    The property is located at 443 S Stone Avenue Tucson, AZ.
    What is the asking price?
    The asking price for this property is $1,749,000.
    What are key features of this property?
    This property features: Prime corner lot in Historic Armory Park, offering a unique opportunity.; Zoned HC‑3, allowing for versatile use including office and permitted residential, ideal for live/work arrangements.; Features **8 creative spaces, each with a private bathroom and kitchenette option**, providing flexibility and convenience.
    (520) 389-4199
    We can help!
    Listing Contact
    Haydee Sanchez
    Learn More
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

    More about this property
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