Freestanding Office
For Sale
$725,000
7821 E Wrightstown Road, Tucson, AZ 85715
Commercial Sale, Tucson, AZ
Property Size2,340 SF
Lot Size0.82 Acres
Price / SF$309.83
Days on Market20
Property Features for 7821 E Wrightstown Road
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
Tucson - C2
Parking features
Fenced
Window features
Double Pane Windows
Fencing
Chain Link
Accessibility
Accessible Approach with Ramp, Accessible Doors
Lot features
North/ South Exposure
Directions
Main entrance off Wrightstown.
Subdivision
Northeast
Standard status
Active
APN
114462090
Size
2,340 SF
Lot size
0.82 Acres
Taxes and HOA fees
Tax Year
2025
Tax Description
PT OF W 108.57' E 438.57' SE4 SE4 LYG SA TANQUE VERDE RD .96 AC SEC 32-13-15
Tax Annual Amount
5373
Legal Description
PT OF W 108.57' E 438.57' SE4 SE4 LYG SA TANQUE VERDE RD .96 AC SEC 32-13-15
Utilities
Sewer type
Septic Tank
Heating system
Electric (Heating)
Cooling system
Central Air
Building Details
Year built
1973
Building materials
Masonry Stucco
Roof type
Built-Up
Listing Agency:
Realty One Group Integrity
(520) 447-5922
Listed By:
Christina M Calderon · License #BR697017000
(520) 906-0769
Added: Aug 7
Changed: Aug 19
Last Checked: Aug 26 at 12:06PM
MLS# 22619388
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 freestanding office building contains approximately 2,340 square feet and sits on approximately 0.82 acres. The property is in grey-shell condition and was originally designed for professional office use. Existing site plans address completion of the building and parking lot, allowing a future owner to continue from an established design. Construction is masonry stucco, with central air, electric heat, a built-up roof, and a fenced parking area.
The property has frontage and access along both Tanque Verde and Wrightstown Road in Tucson. C-2 zoning supports commercial office use, while accessible entry features include a ramp and accessible doors. The site is served by a septic tank and is enclosed with chain-link fencing.
The property has frontage and access along both Tanque Verde and Wrightstown Road in Tucson. C-2 zoning supports commercial office use, while accessible entry features include a ramp and accessible doors. The site is served by a septic tank and is enclosed with chain-link fencing.
Key Highlights
- Approximately 2,340 SF freestanding office building
- Approximately 0.82 acres with dual frontage and access on Tanque Verde and Wrightstown Road
- C‑2 zoning identified as Tucson - C2
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
$34,193
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
4.72%
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%
$683,860
$683.9K
Cap Rate 7%
$488,471
$488.5K
Cap Rate 9%
$379,922
$379.9K
Market Conditions
NOI Build-Up for 2,340 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
$50.5K $21.60/SF
− Vacancy
−$5.0K −$2.12/SF
EGI
$45.6K $19.48/SF
− OpEx
−$11.4K −$4.87/SF
NOI
$34.2K $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%
$683,860
Cap Rate 7%
$488,471
Cap Rate 9%
$379,922
Alternative Uses
Best Use
Office B
$488.5K
$427.4K – $569.9K
NOI $34,193 @ 7.0% cap · market cap 4.72%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$607.9K
$531.9K – $709.2K
NOI $42,551 @ 7.0% cap · market cap 5.87%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
543
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 building - Grey-shell office property with C-2 zoning, dual road access, and existing plans for completing the site.
Where is this office building located?
The property is located at 7821 E Wrightstown Road Tucson, AZ.
What is the asking price?
The asking price for this property is $725,000.
What are key features of this property?
This property features: Approximately 2,340 SF freestanding office building; Approximately 0.82 acres with dual frontage and access on Tanque Verde and Wrightstown Road; C‑2 zoning identified as Tucson - C2
