Rancho Vistoso Professional Office
For Sale
Contact for pricing
Pending
12480 N Rancho Vistoso Boulevard 130, Tucson, AZ 85755
Professional office space in Rancho Vistoso Office Park for sale.
Property Size1,473 SF
Days on Market104
Property Features for 12480 N Rancho Vistoso Boulevard 130
General Information
Standard status
Pending
Size
1,473 SF
Class
B
Property subtype
Office
Zoning
Oro Valley - PAD
Investment Type
Owner/User
Building Details
Year Built
2005
Tenancy
Single
Listing Agency:
Realty One Group Integrity
(520) 423-7888
Listed By:
Christina Calderon · License #BR697017000
Source:
Crexi
Added: May 15
Changed: Aug 8
Last Checked: Jul 24 at 4:59PM
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 Realty One Group Integrity
Investment Insights
Based on property information with market context.
Located in Rancho Vistoso Office Park, this 1,473 square foot professional office space offers a setting surrounded by mountain views and an established business community. The layout includes four oversized offices, each large enough to function as conference rooms, a kitchenette, and a private restroom. The entryway is designed to create a welcoming first impression. This space is suitable for a CPA, psychologist, wellness provider, wealth advisor, medical or boutique professional office.
Key Highlights
- Located in the prestigious Rancho Vistoso Office Park.
- 1,473 SF professional office space.
- Features four oversized offices suitable for conference rooms.
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
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 - Professional office space in Rancho Vistoso Office Park for sale.
Where is this office units located?
The property is located at 12480 N Rancho Vistoso Boulevard 130 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: Located in the prestigious Rancho Vistoso Office Park.; 1,473 SF professional office space.; Features four oversized offices suitable for conference rooms.
