Two-Unit Duplex with Off-Street
For Sale
$369,000
Pending
1036 N 13th Avenue, Tucson, AZ 85705
Separate entrances, outdoor space, and flexible occupancy support both investment and owner-occupant use.
Property Size2,200 SF
Days on Market348
Property Features for 1036 N 13th Avenue
General Information
Standard status
Pending
Size
2,200 SF
Property subtype
Residential Income
Units
Unit Mix
2 x 3BR/1.5BA
Multifamily Units
2
Additional Details
Gross Income
$38,400
Building Details
Buildings
1
Listing Agency:
Congress Realty, Inc.
(888) 881-4118
Listed By:
Jared Andrew English · License #20608
(888) 881-4118
Source:
Exprealty
Added: Sep 8, 2025
Changed: Aug 20
Last Checked: Aug 21 at 10:50AM
Displayed information is deemed reliable but is not guaranteed and should be independently verified. All listing content including descriptions, pricing, images are the copyrighted material of Congress Realty, Inc.
Investment Insights
Based on property information with market context.
This duplex contains two 3-bedroom, 1/1.5-bath units with approximately 1,100 square feet each, totaling 2,200 square feet. Both residences feature open interior layouts, comfortable bedrooms, and abundant natural light. Separate entrances provide distinct access to each unit, while the property also includes off-street parking and a generous lot with room for outdoor use.
The property is located near Downtown Tucson, the University of Arizona, and Mercado San Agustín, with shopping, dining, and entertainment nearby. Both units are currently leased. The configuration accommodates an investor seeking rental income or an owner-occupant planning to live in one residence while leasing the other.
The property is located near Downtown Tucson, the University of Arizona, and Mercado San Agustín, with shopping, dining, and entertainment nearby. Both units are currently leased. The configuration accommodates an investor seeking rental income or an owner-occupant planning to live in one residence while leasing the other.
Key Highlights
- Two 3‑bedroom, 1/1.5‑bath units
- Approximately 2,200 square feet total
- Approximately 1,100 square feet per unit
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
$21,252
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
5.76%
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%
$425,040
$425.0K
Cap Rate 7%
$303,600
$303.6K
Cap Rate 9%
$236,133
$236.1K
Market Conditions
NOI Build-Up for 2,200 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
$33.0K $15.00/SF
− Vacancy
−$2.6K −$1.20/SF
EGI
$30.4K $13.80/SF
− OpEx
−$9.1K −$4.14/SF
NOI
$21.3K $9.66/SF
Area
ZIP 85705
Vacancy
8.00%
Lease Rate
$15.00 /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%
$425,040
Cap Rate 7%
$303,600
Cap Rate 9%
$236,133
Alternative Uses
Best Use
Multifamily LT 5
$303.6K
$265.7K – $354.2K
NOI $21,252 @ 7.0% cap · market cap 5.76%
Second Best
Apartment 5plus
$275.4K
$241.0K – $321.4K
NOI $19,281 @ 7.0% cap · market cap 5.23%
Theoretical Best
Office A
$506.2K
$443.0K – $590.6K
NOI $35,437 @ 7.0% cap · market cap 9.60%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
1,037
Businesses Nearby
Explore this area
Business Placement
Demographics for 85705, AZ
56,711
Population
29,145
Households
1.9
Avg Household Size
36
Median Age
20%
College-Educated
80%
High-School Grad
13.6 sq mi
ZIP Area
4,170
Density / Sq Mi
$36,606
Median Household Income
$27,220
Median Earnings
$924
Median Rent
$113,700
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?
Duplex - Separate entrances, outdoor space, and flexible occupancy support both investment and owner-occupant use.
Where is this duplex located?
The property is located at 1036 N 13th Avenue Tucson, AZ.
What is the asking price?
The asking price for this property is $369,000.
What are key features of this property?
This property features: Two 3‑bedroom, 1/1.5‑bath units; Approximately 2,200 square feet total; Approximately 1,100 square feet per unit
