Dental Investment Opportunity in
For Sale
$2,115,000
2990 South 6th Avenue, Tucson, AZ 85713
NNN leased dental practice near major retailers and University of Arizona.
Property Size7,640 SF
Price / SF$276.83
Days on Market158
Property Features for 2990 South 6th Avenue
General Information
Standard status
Active
Size
7,640 SF
Property subtype
Retail
Listing Agency:
Phoenix Commercial Advisors
Listed By:
Danny Gardiner · License #SA641133000
(602) 385-1328
Source:
Phoenixcommercialadvisors
Added: Apr 1
Changed: Aug 8
Last Checked: Sep 5 at 7:14AM
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 Phoenix Commercial Advisors
Investment Insights
Based on property information with market context.
This 7,640 square foot retail space is occupied by Benevis Dorsett Dentistry and offers an absolute NNN lease. The property has a long operating history of 17.5 years. Recent capital work includes parking lot resealing, striping, and painting. Benevis supports 120 offices in 13 states and Washington D.C., serving over 600,000 patients during 1.4 million visits. The property is an outparcel to a grocery-anchored center with co-tenants including Wingstop, Little Caesars, T-Mobile, Rent-A-Center, Title Max, and Jackson Hewitt. It is located less than ¼ mile from Interstate 10 with over 127,000 vehicles per day and less than ½ mile from the Tucson VA Medical Center with 295 beds. Surrounding retailers in the retail corridor include Costco, Walmart, El Super, Planet Fitness, Curacao, Dave & Busters, and McDonald’s. The property is located just 3 miles from the University of Arizona with over 53,000 students and 5,200 staff and within a ±15 minute drive from the top 10 employers in Tucson.
Key Highlights
- Absolute NNN lease offering a hands‑off investment.
- Attractive 6.50 Cap Rate.
- Long dental operating history of 17.5 years at this location.
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
$100,743
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
4.76%
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%
$2,014,860
$2.0M
Cap Rate 7%
$1,439,186
$1.4M
Cap Rate 9%
$1,119,367
$1.1M
Market Conditions
NOI Build-Up for 7,640 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
$153.1K $20.04/SF
− Vacancy
−$9.2K −$1.20/SF
EGI
$143.9K $18.84/SF
− OpEx
−$43.2K −$5.65/SF
NOI
$100.7K $13.19/SF
Area
ZIP 85713
Vacancy
6.00%
Lease Rate
$20.04 /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%
$2,014,860
Cap Rate 7%
$1,439,186
Cap Rate 9%
$1,119,367
Alternative Uses
Best Use
Retail
$1.44M
$1.26M – $1.68M
NOI $100,743 @ 7.0% cap · market cap 4.76%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$1.87M
$1.64M – $2.18M
NOI $130,919 @ 7.0% cap · market cap 6.19%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1,193
Businesses Nearby
190k
Monthly Visits Nearby
Explore this area
Business Placement
Foot Traffic Nearby
Groceries 45%
Dining 35%
Shops & Services 16%
Apparel 3%
El Super
Groceries
56,704 visits/mo
0.2 miles
Food City Arizona
Groceries
29,224 visits/mo
0.2 miles
Circle K
Shops & Services
14,214 visits/mo
0.1 miles
Panda Express
Dining
14,053 visits/mo
0.2 miles
Jack in the Box
Dining
12,675 visits/mo
0.2 miles
Demographics for 85713, AZ
46,810
Population
19,056
Households
2.5
Avg Household Size
38
Median Age
21%
College-Educated
79%
High-School Grad
23.8 sq mi
ZIP Area
1,967
Density / Sq Mi
$50,264
Median Household Income
$32,302
Median Earnings
$1,017
Median Rent
$171,700
Median Home Value
Market
Vacancy Rate% for Retail in Tucson, AZ
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Retail space - NNN leased dental practice near major retailers and University of Arizona.
Where is this retail space located?
The property is located at 2990 South 6th Avenue Tucson, AZ.
What is the asking price?
The asking price for this property is $2,115,000.
What are key features of this property?
This property features: Absolute NNN lease offering a hands‑off investment.; Attractive 6.50 Cap Rate.; Long dental operating history of 17.5 years at this location.
