Renovated Storefront Commercial
For Sale
$585,000
6470 E 22nd Street, Tucson, AZ 85710
COMMERCIAL - Tucson, AZ
Property Size2,600 SF
Lot Size0.25 Acres
Price / SF$225
Days on Market74
Property Features for 6470 E 22nd Street
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
Tucson - C1
Parking
10
Security features
Security Lighting
Window features
Double Pane Windows
Fencing
Chain Link
Accessibility
Accessible Doors
Lot features
North/ South Exposure
Directions
From Wilmot and 22nd go east to the address on the south side of road
Subdivision
East
Standard status
Active
APN
135-02-024A
Size
2,600 SF
Lot size
0.25 Acres
Taxes and HOA fees
Tax Year
2025
Tax Description
From Parcel:001010010 /Terra Del Sol E50' W245' Lot 1 Blk 2
Tax Annual Amount
6392
Legal Description
From Parcel:001010010 /Terra Del Sol E50' W245' Lot 1 Blk 2
Utilities
Heating system
Forced Air
Cooling system
Central Air
Water source
Public
Amenities
ADA-compliant access
private on-site parking
fully fenced rear yard
beautiful mountain views
Building Details
Year built
1981
Building materials
Block
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: May 29
Changed: Aug 7
Last Checked: Aug 10 at 10:06PM
MLS# 22613682
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 2,600-square-foot storefront commercial building at 6470 E 22nd Street has been fully renovated with modern interior finishes. The property includes ADA-compliant doors, central air, forced-air heating, block construction, and a rolled hot-mop roof. C-1 zoning supports a range of professional, retail, and service-oriented commercial uses.
The 0.25-acre site provides private on-site parking and a chain-link-enclosed rear yard that can accommodate secure storage or operational needs. Mountain views add visual appeal, while the East Side Tucson setting places the property within an established commercial area. Public water service is available, and the building was constructed in 1981.
The 0.25-acre site provides private on-site parking and a chain-link-enclosed rear yard that can accommodate secure storage or operational needs. Mountain views add visual appeal, while the East Side Tucson setting places the property within an established commercial area. Public water service is available, and the building was constructed in 1981.
Key Highlights
- 2,600 SF commercial storefront on a 0.25‑acre site
- C‑1 zoning in Tucson supports professional, retail, and service‑based uses
- Fully renovated building with modern interior finishes
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
$36,504
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
6.24%
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%
$730,080
$730.1K
Cap Rate 7%
$521,486
$521.5K
Cap Rate 9%
$405,600
$405.6K
Market Conditions
NOI Build-Up for 2,600 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
$62.4K $24.00/SF
− Vacancy
−$13.7K −$5.28/SF
EGI
$48.7K $18.72/SF
− OpEx
−$12.2K −$4.68/SF
NOI
$36.5K $14.04/SF
Area
ZIP 85710
Vacancy
22.00%
Lease Rate
$24.00 /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%
$730,080
Cap Rate 7%
$521,486
Cap Rate 9%
$405,600
Alternative Uses
Best Use
Office B
$521.5K
$456.3K – $608.4K
NOI $36,504 @ 7.0% cap · market cap 6.24%
Second Best
Retail
$391.8K
$342.8K – $457.1K
NOI $27,427 @ 7.0% cap · market cap 4.69%
Theoretical Best
Office A
$712.3K
$623.2K – $831.0K
NOI $49,858 @ 7.0% cap · market cap 8.52%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
577
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 85710, AZ
57,381
Population
28,463
Households
2
Avg Household Size
43
Median Age
31%
College-Educated
94%
High-School Grad
12.0 sq mi
ZIP Area
4,782
Density / Sq Mi
$54,738
Median Household Income
$36,892
Median Earnings
$1,169
Median Rent
$245,900
Median Home Value
Market
Vacancy Rate% for Office in Tucson, AZ
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Storefront property - C-1-zoned storefront with accessible entry, private parking, and a secured rear yard.
Where is this storefront property located?
The property is located at 6470 E 22nd Street Tucson, AZ.
What is the asking price?
The asking price for this property is $585,000.
What are key features of this property?
This property features: 2,600 SF commercial storefront on a 0.25‑acre site; C‑1 zoning in Tucson supports professional, retail, and service‑based uses; Fully renovated building with modern interior finishes
