Professional Office Suite with Private
For Sale
Under Contract
$400,000
12480 N Rancho Vistoso Boulevard, Tucson, AZ 85755
COMMERCIAL - Tucson, AZ
Property Size1,473 SF
Lot Size0.03 Acres
Price / SF$271.55
Days on Market96
Property Features for 12480 N Rancho Vistoso Boulevard
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
Oro Valley - PAD
Parking
2
Window features
Double Pane Windows
Accessibility
Accessible Approach with Ramp, Accessible Doors
Lot features
Shrubs, Sprinklers In Front
Directions
- Tangerine to 1st Ave/Rancho Vistoso go North. - Right on Moore - 1st Right into complex - 2nd building on L Suite 130
Subdivision
Northwest
Standard status
Active Under Contract
APN
219-54-2970
Size
1,473 SF
Lot size
0.03 Acres
Taxes and HOA fees
Tax Year
2025
Tax Description
Rancho Vistoso Office Park Condominium Unit 16 & 4.83% Int In Common Area
Tax Annual Amount
5444
Legal Description
Rancho Vistoso Office Park Condominium Unit 16 & 4.83% Int In Common Area
Utilities
Heating system
Forced Air
Cooling system
Zoned, Central Air
Building Details
Year built
2005
Building materials
Frame - Stucco
Roof type
Tile
Listing Agency:
Realty One Group Integrity
(520) 447-5922
Listed By:
Christina M Calderon · License #BR697017000
(520) 906-0769
Added: May 13
Changed: Aug 4
Last Checked: Aug 16 at 12:06PM
MLS# 22612382
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 professional office suite totals 1,473 square feet and is designed for a composed, client-ready experience. The interior includes four oversized offices that can also support conference room use, along with a kitchenette and a private restroom. The suite’s layout is set up for an inviting flow between rooms, making it practical for both day-to-day operations and scheduled meetings.
The property is located at 12480 N Rancho Vistoso Boulevard in Tucson, Arizona, within the Rancho Vistoso Office Park. The entry and arrival experience is specifically noted as a strong first impression, and the setting is described as offering mountain views and an established high-end business community.
With its combination of multiple enclosed offices and dedicated areas for meetings, this suite can support a range of professional and healthcare-oriented uses, including CPA, psychologist, wellness provider, wealth advisor, medical office, or boutique professional office. Zoned as Oro Valley - PAD, the space offers a straightforward, office-focused footprint for tenants seeking a self-contained suite in a managed office park environment.
The property is located at 12480 N Rancho Vistoso Boulevard in Tucson, Arizona, within the Rancho Vistoso Office Park. The entry and arrival experience is specifically noted as a strong first impression, and the setting is described as offering mountain views and an established high-end business community.
With its combination of multiple enclosed offices and dedicated areas for meetings, this suite can support a range of professional and healthcare-oriented uses, including CPA, psychologist, wellness provider, wealth advisor, medical office, or boutique professional office. Zoned as Oro Valley - PAD, the space offers a straightforward, office-focused footprint for tenants seeking a self-contained suite in a managed office park environment.
Key Highlights
- 1,473 SF professional office in Rancho Vistoso Office Park
- Four oversized offices with space that can function as conference rooms
- Includes kitchenette and private restroom
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
$21,524
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
5.38%
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%
$430,480
$430.5K
Cap Rate 7%
$307,486
$307.5K
Cap Rate 9%
$239,156
$239.2K
Market Conditions
NOI Build-Up for 1,473 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
$31.8K $21.60/SF
− Vacancy
−$3.1K −$2.12/SF
EGI
$28.7K $19.48/SF
− OpEx
−$7.2K −$4.87/SF
NOI
$21.5K $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%
$430,480
Cap Rate 7%
$307,486
Cap Rate 9%
$239,156
Alternative Uses
Best Use
Office B
$307.5K
$269.1K – $358.7K
NOI $21,524 @ 7.0% cap · market cap 5.38%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$382.7K
$334.8K – $446.4K
NOI $26,786 @ 7.0% cap · market cap 6.70%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
1
Office units
Location Intelligence
Trade Area within ½ mile
228
Businesses Nearby
Explore this area
Business Placement
Demographics for 85755, AZ
18,277
Population
9,723
Households
1.9
Avg Household Size
61
Median Age
61%
College-Educated
98%
High-School Grad
33.8 sq mi
ZIP Area
541
Density / Sq Mi
$109,368
Median Household Income
$53,289
Median Earnings
$1,896
Median Rent
$452,600
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 units - Office suite in Rancho Vistoso Office Park with multiple offices, kitchenette, and a private restroom for client-facing professionals.
Where is this office units located?
The property is located at 12480 N Rancho Vistoso Boulevard Tucson, AZ.
What is the asking price?
The asking price for this property is $400,000.
What are key features of this property?
This property features: 1,473 SF professional office in Rancho Vistoso Office Park; Four oversized offices with space that can function as conference rooms; Includes kitchenette and private restroom
