Historic Tombstone Building Near
For Sale
$700,000
109 S 3rd St, Tombstone, AZ 85638
6,500 SF building near Tombstone's historic district.
Property Size6,505 SF
Price / SF$107.61
Days on Market291
Property Features for 109 S 3rd St
General Information
Standard status
Active
Size
6,505 SF
Property subtype
Commercial
Building Details
Year Built
1992
Listing Agency:
Good Oak Real Estate
Listed By:
Tammy Medigovich · License #BR625515000
(480) 223-2429
Source:
Exploretucsonproperties
Added: Dec 19, 2025
Changed: Oct 1
Last Checked: Oct 5 at 7:21PM
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 Good Oak Real Estate
Investment Insights
Based on property information with market context.
This 6,505 square foot building is located steps away from the Tombstone historic district, main street, and the OK Corral. The building frontage benefits from heavy foot and auto traffic due to its proximity to Allen Street, which is closed to auto traffic to allow pedestrians to enjoy shopping, restaurants, and live entertainment. Currently operating as a hotel, the property features three guest suites and a rented theater space. An upstairs apartment is used by the owner, and a first-floor apartment is occupied by the onsite property manager. A first-floor studio is reserved for personal use but could be vacated. The building is being sold with all furnishings and decor, excluding the private property of the onsite manager and theater group. The building could continue as a hotel, or be converted into retail shops or office space. The upstairs includes a private apartment with a bedroom, bathroom, living room, dining room, kitchen, and private balcony, plus three guest suites with private bathrooms, one with a balcony overlooking the town, a laundry room, a storeroom, and a common area. Access to the upstairs is from the exterior of the building. Downstairs features a studio apartment with a full bath and private exterior entrance, and an apartment with a kitchen, bedroom, living room, bathroom, laundry room, and storage, also with a private exterior entrance. The theater/event space has a separate entrance and is ideal for hosting events. It is currently leased by a theater group performing wild west reenactments.
Key Highlights
- Prime location steps from Tombstone's historic district, Allen Street, and the OK Corral, benefiting from heavy foot and auto traffic.
- Substantial 6,500 sq ft building suitable for continued hotel operation, retail shops, or office space.
- Currently operating as a hotel with 3 guest suites, theater space rental, and apartments, offering immediate income potential.
Financial Insights
Estimated NOI and Cap Rate
NOI / Yr
$33,259
Cap Rate
4.75%
Suggested Prices Based on Cap Rates
Cap Rate 5%
$665,180
$665.2K
Cap Rate 7%
$475,129
$475.1K
Cap Rate 9%
$369,544
$369.5K
Market Conditions
NOI Build-Up for 6,505 SF
Gross rent
$89.8K $13.80/SF
− Vacancy
−$19.7K −$3.04/SF
EGI
$70.0K $10.76/SF
− OpEx
−$36.8K −$5.65/SF
NOI
$33.3K $5.11/SF
Area
Cochise County, AZ
Vacancy
22.00%
Lease Rate
$13.80 /SF/Yr
Expense Ratio
52.50%
Simulate Cap Rate and NOI
Suggested Prices Based on Cap Rates
Cap Rate 5%
$665,180
Cap Rate 7%
$475,129
Cap Rate 9%
$369,544
Alternative Uses
Best Use
Hotel Hospitality
$475.1K
$415.7K – $554.3K
NOI $33,259 @ 7.0% cap · market cap 4.75%
Second Best
—
—
no second resolved use
Theoretical Best
Specialty Retail
$963.9K
$843.4K – $1.12M
NOI $67,473 @ 7.0% cap · market cap 9.64%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Location Intelligence
Trade Area within ½ mile
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Business Placement
Demographics for 85638, AZ
1,886
Population
1,127
Households
1.7
Avg Household Size
61
Median Age
18%
College-Educated
93%
High-School Grad
270.0 sq mi
ZIP Area
7
Density / Sq Mi
$56,172
Median Household Income
$37,891
Median Earnings
$779
Median Rent
$170,800
Median Home Value
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Frequently Asked Questions
What type of property is this?
Hotel - 6,500 SF building near Tombstone's historic district.
Where is this hotel located?
The property is located at 109 S 3rd St Tombstone, AZ.
What is the asking price?
The asking price for this property is $700,000.
What are key features of this property?
This property features: Prime location steps from Tombstone's historic district, Allen Street, and the OK Corral, benefiting from heavy foot and auto traffic.; Substantial 6,500 sq ft building suitable for continued hotel operation, retail shops, or office space.; Currently operating as a hotel with 3 guest suites, theater space rental, and apartments, offering immediate income potential.
