Quadplex Property with Additional
For Sale
$450,000
1089 W Schafer Drive, Tucson, AZ 85705
Residential Income, Ranch, Tucson, AZ
Property Size4,089 SF
Lot Size0.28 Acres
Price / SF$110.05
Days on Market281
Property Features for 1089 W Schafer Drive
General Information
Property type
Residential Multi Family
Property subtype
Quadruplex
Zoning
Tucson - MU
Fencing
Chain Link
Appliances
Gas Range, Refrigerator
Lot features
East/ West Exposure
Elementary school
Rio Vista
Middle school
La Cima
High school
Amphitheater
Elementary school district
Amphitheater
Middle school district
Amphitheater
High school district
Amphitheater
Directions
Wetmore & Flowing Well go East to Schafer Dr. North to address.Property is the 1st prop. on east side of Schafer Dr. and Wetmore.
Subdivision
Central
Standard status
Active
APN
104-10-022A
Size
4,089 SF
Lot size
0.28 Acres
Taxes and HOA fees
Tax Year
2024
Tax Description
Subdivision: Pine Knoll Lot: 122 Sixteenth: Sw Quarter: Sw Section: 22 Township: 21N Range: 07E
Legal Description
Subdivision: Pine Knoll Lot: 122 Sixteenth: Sw Quarter: Sw Section: 22 Township: 21N Range: 07E
Utilities
Heating system
Forced Air, Electric (Heating)
Cooling system
Wall Unit(s)
Water source
Public
Building Details
Year built
1964
Number of units
4
Flooring type
Vinyl
Building materials
Frame
Roof type
Built-Up
Architectural style
Ranch
Listing Agency:
United Real Estate Specialists
(520) 612-7422
Listed By:
Victor J Cabibo · License #SA669203000
(973) 934-2100
Added: Nov 13, 2025
Changed: Aug 19
Last Checked: Aug 21 at 4:06PM
MLS# 22529471
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 ranch-style multifamily property contains 4,089 square feet on a 0.28-acre lot. The layout includes a manufactured home, a studio apartment, and four one-bedroom, one-bath units. Interior features include vinyl flooring, gas ranges, and refrigerators, while wall unit cooling and forced-air electric heating serve the property. Frame construction, a built-up roof, and chain-link fencing are also present.
The property is located in Tucson, Arizona, and carries Tucson - MU zoning. Public water serves the site. Built in 1964, the property offers a multi-unit configuration with several distinct residential spaces within one parcel.
The property is located in Tucson, Arizona, and carries Tucson - MU zoning. Public water serves the site. Built in 1964, the property offers a multi-unit configuration with several distinct residential spaces within one parcel.
Key Highlights
- 4,089‑square‑foot multifamily property on a 0.28‑acre lot
- Includes a manufactured home, studio apartment, and four one‑bedroom, one‑bath units
- Tucson - MU zoning with public water service
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
$39,500
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
8.78%
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%
$790,000
$790.0K
Cap Rate 7%
$564,286
$564.3K
Cap Rate 9%
$438,889
$438.9K
Market Conditions
NOI Build-Up for 4,089 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
$61.3K $15.00/SF
− Vacancy
−$4.9K −$1.20/SF
EGI
$56.4K $13.80/SF
− OpEx
−$16.9K −$4.14/SF
NOI
$39.5K $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%
$790,000
Cap Rate 7%
$564,286
Cap Rate 9%
$438,889
Alternative Uses
Best Use
Multifamily LT 5
$564.3K
$493.8K – $658.3K
NOI $39,500 @ 7.0% cap · market cap 8.78%
Second Best
Apartment 5plus
$512.0K
$448.0K – $597.3K
NOI $35,837 @ 7.0% cap · market cap 7.96%
Theoretical Best
Office A
$940.9K
$823.3K – $1.10M
NOI $65,865 @ 7.0% cap · market cap 14.64%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
6
Residential units
Location Intelligence
Trade Area within ½ mile
540
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
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Quadplex - Ranch-style multifamily property with a manufactured home, studio, and one-bedroom residences.
Where is this quadplex located?
The property is located at 1089 W Schafer Drive Tucson, AZ.
What is the asking price?
The asking price for this property is $450,000.
What are key features of this property?
This property features: 4,089‑square‑foot multifamily property on a 0.28‑acre lot; Includes a manufactured home, studio apartment, and four one‑bedroom, one‑bath units; Tucson - MU zoning with public water service
