Office Building with Medical
For Sale
$1,575,000
7255 E Tanque Verde Road, Tucson, AZ 85715
COMMERCIAL - Tucson, AZ
Property Size4,925 SF
Lot Size0.56 Acres
Price / SF$319.80
Days on Market93
Property Features for 7255 E Tanque Verde Road
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
Tucson - C1
Parking
33
Window features
Double Pane Windows
Lot features
Shrubs, Sprinklers In Front, North/ South Exposure, Subdivided
Directions
From Tanque Verde Rd / Sabino Canyon Rd, East to address.
Subdivision
Northeast
Standard status
Active
APN
114-46-9350
Size
4,925 SF
Lot size
0.56 Acres
Taxes and HOA fees
Tax Year
2025
Tax Description
From Parcel:11446563B /Colonia Verde Plaza II Blk 1
Tax Annual Amount
20513
Legal Description
From Parcel:11446563B /Colonia Verde Plaza II Blk 1
Utilities
Heating system
Natural Gas, Forced Air
Cooling system
Zoned
Water source
Public
Building Details
Year built
1999
Building materials
Block
Roof type
Built-Up
Listing Agency:
Indie Realty, LLC
(520) 777-8973
Listed By:
Don Geisler
(520) 777-8973
Added: May 29
Changed: Aug 18
Last Checked: Aug 29 at 1:06AM
MLS# 22613645
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 modern commercial office building is currently configured as office space and includes infrastructure to convert back to medical/dental use if desired. The property consists of two separate suites: a larger main suite of approximately 3,725 square feet and a secondary suite of approximately 1,200 square feet.
The main suite features 10 private offices, a reception area, a meeting area, and a computer lab. The secondary suite has separate entrances and includes four offices, a reception area, and a kitchen.
The property is located in Tucson and sits on an approximately 0.56-acre lot. Zoning is listed as Tucson - C1.
The main suite features 10 private offices, a reception area, a meeting area, and a computer lab. The secondary suite has separate entrances and includes four offices, a reception area, and a kitchen.
The property is located in Tucson and sits on an approximately 0.56-acre lot. Zoning is listed as Tucson - C1.
Key Highlights
- 1999‑built commercial property with block construction, natural gas forced‑air heating, and zoned cooling
- Two separate suites with separate entrances; main suite is 3,725 SF
- Main suite layout includes 10 private offices, reception, meeting area, and computer lab
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
$71,966
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
4.57%
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%
$1,439,320
$1.4M
Cap Rate 7%
$1,028,086
$1.0M
Cap Rate 9%
$799,622
$799.6K
Market Conditions
NOI Build-Up for 4,925 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
$106.4K $21.60/SF
− Vacancy
−$10.4K −$2.12/SF
EGI
$96.0K $19.48/SF
− OpEx
−$24.0K −$4.87/SF
NOI
$72.0K $14.61/SF
Area
Tucson, AZ
Vacancy
9.80%
Lease Rate
$21.60 /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%
$1,439,320
Cap Rate 7%
$1,028,086
Cap Rate 9%
$799,622
Alternative Uses
Best Use
Office B
$1.03M
$899.6K – $1.20M
NOI $71,966 @ 7.0% cap · market cap 4.57%
Second Best
Healthcare Medical
$937.2K
$820.0K – $1.09M
NOI $65,601 @ 7.0% cap · market cap 4.17%
Theoretical Best
Office A
$1.28M
$1.12M – $1.49M
NOI $89,558 @ 7.0% cap · market cap 5.69%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Office units
Location Intelligence
Trade Area within ½ mile
989
Businesses Nearby
Explore this area
Business Placement
Demographics for 85715, AZ
18,561
Population
9,678
Households
1.9
Avg Household Size
51
Median Age
47%
College-Educated
95%
High-School Grad
6.6 sq mi
ZIP Area
2,812
Density / Sq Mi
$82,651
Median Household Income
$48,259
Median Earnings
$1,368
Median Rent
$330,900
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?
Office units - Modern office building with two suites, including private offices, reception, and a kitchen in the secondary suite.
Where is this office units located?
The property is located at 7255 E Tanque Verde Road Tucson, AZ.
What is the asking price?
The asking price for this property is $1,575,000.
What are key features of this property?
This property features: 1999‑built commercial property with block construction, natural gas forced‑air heating, and zoned cooling; Two separate suites with separate entrances; main suite is 3,725 SF; Main suite layout includes 10 private offices, reception, meeting area, and computer lab
