Retail Strip Center with High
For Sale
Contact for pricing
1290 West Prince Road, Tucson, AZ 85705
Retail strip center near I-10 with Prince Road frontage and frontage at an intersection.
Property Size77,179 SF
Price / SF$117.91
Days on Market125
Property Features for 1290 West Prince Road
General Information
Standard status
Active
Size
77,179 SF
Total Parking Spaces
318
Property subtype
Retail
Zoning
C-2
Occupancy
85%
Lease Type
NNN
Investment Type
Value Add
Net Operating Income
$614,585
Site & Location
Traffic Count
58,000 vehicles/day
Highway Access
Yes
Road Access
Yes
Building Details
Year Built
1966
Year Renovated
2024
Tenancy
Multi
Listing Agency:
Newmark
Listed By:
Jesse Goldsmith · License #AZ SA586241000
(480) 241-5146
Source:
Crexi
Added: May 7
Changed: Sep 6
Last Checked: Sep 7 at 12:02PM
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 Newmark
Investment Insights
Based on property information with market context.
Flowing Wells Plaza is a 77,179-square-foot retail strip center in Tucson, presented for sale by Newmark Capital Markets as exclusive advisor. The property is 85% occupied and includes frontage along Prince Road.
The center is situated on the northeast corner of Prince Rd and Flowing Wells Rd. Traffic counts near 58,000 VPD are reported at the intersection, and the property is located about one mile east of the I-10 freeway. It is across the street from Flowing Wells High School and is surrounded by residential neighborhoods.
The offering provides a well-located retail configuration with meaningful intersection exposure on Prince Road.
The center is situated on the northeast corner of Prince Rd and Flowing Wells Rd. Traffic counts near 58,000 VPD are reported at the intersection, and the property is located about one mile east of the I-10 freeway. It is across the street from Flowing Wells High School and is surrounded by residential neighborhoods.
The offering provides a well-located retail configuration with meaningful intersection exposure on Prince Road.
Key Highlights
- 77,179 SF retail strip center in Tucson, AZ
- 85% occupied retail strip center
- Northeast corner location at Prince Rd and Flowing Wells Rd
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
$755,987
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
8.31%
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%
$15,119,740
$15.1M
Cap Rate 7%
$10,799,814
$10.8M
Cap Rate 9%
$8,399,856
$8.4M
Market Conditions
NOI Build-Up for 77,179 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
$1.20M $15.60/SF
− Vacancy
−$124.0K −$1.61/SF
EGI
$1.08M $13.99/SF
− OpEx
−$324.0K −$4.20/SF
NOI
$756.0K $9.80/SF
Area
ZIP 85705
Vacancy
10.30%
Lease Rate
$15.60 /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%
$15,119,740
Cap Rate 7%
$10,799,814
Cap Rate 9%
$8,399,856
Alternative Uses
Best Use
Retail
$10.80M
$9.45M – $12.60M
NOI $755,987 @ 7.0% cap · market cap 8.31%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$17.76M
$15.54M – $20.72M
NOI $1,243,187 @ 7.0% cap · market cap 13.66%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
58,000 VPD
Traffic count
Yes
Highway access
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
809
Businesses Nearby
111k
Monthly Visits Nearby
Explore this area
Business Placement
Foot Traffic Nearby
Shops & Services 51%
Groceries 40%
Apparel 7%
Electronics 2%
Food City Arizona
Groceries
44,528 visits/mo
0.4 miles
Circle K
Shops & Services
16,324 visits/mo
0.5 miles
Dollar Tree
Shops & Services
12,094 visits/mo
0.0 miles
Wells Fargo
Shops & Services
10,475 visits/mo
0.1 miles
Family Dollar
Shops & Services
8,269 visits/mo
0.0 miles
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 Retail in Tucson, AZ
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Strip mall - Retail strip center near I-10 with Prince Road frontage and frontage at an intersection.
Where is this strip mall located?
The property is located at 1290 West Prince Road Tucson, AZ.
What is the asking price?
The asking price for this property is $9,100,000.
What are key features of this property?
This property features: 77,179 SF retail strip center in Tucson, AZ; 85% occupied retail strip center; Northeast corner location at Prince Rd and Flowing Wells Rd
