Restaurant Site with Contiguous
For Sale
$750,000
9470 S Sasabe Road, Tucson, AZ 85736
Active 2,400 SF restaurant on 1.03 acres, with additional contiguous acreage and Ajo Way frontage.
Property Size2,400 SF
Lot Size1.03 Acres
Price / SF$312.50
Days on Market545
Property Features for 9470 S Sasabe Road
General Information
Standard status
Active
Size
2,400 SF
Lot size
1.03 Acres
Property subtype
General Commercial
Additional Details
Road Access
Yes
Taxes and HOA fees
Annual Taxes
$6,129
Amenities
Central Air, Gas, Evaporative, Ceiling Fan(s)
3
Corner Lot.
189 x 227 x 224 x 203, 1.0199999809265137
Corner, Paved Road.
Building Details
Year Built
1985
Listing Agency:
Long Realty
(316) 371-0187
Listed By:
Matthieu tar.rets.32859 · License #SA654419000
(316) 371-0187
Source:
Xome
Added: Feb 24, 2025
Changed: Aug 23
Last Checked: Aug 22 at 5:59AM
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 Long Realty
Investment Insights
Based on property information with market context.
This offering includes an existing active 2,400 SF restaurant situated on 1.03 acres, along with additional commercial land totaling 44,600 SF. Up to 3.8 contiguous acres are available, and the full combined acreage is 4.83 acres.
All 4.83 acres have Ajo Way frontage. The property is described as being in commercial zoning that allows any commercial use, including restaurant, retail, gas station, and convenience store, with light industrial also permitted. The property is located at 9470 S Sasabe Rd, Tucson, AZ 85736.
All 4.83 acres have Ajo Way frontage. The property is described as being in commercial zoning that allows any commercial use, including restaurant, retail, gas station, and convenience store, with light industrial also permitted. The property is located at 9470 S Sasabe Rd, Tucson, AZ 85736.
Key Highlights
- Active 2,400 SF restaurant on 1.03 acres (on‑site building included).
- 44,600 SF land parcel with additional 3.8 contiguous acres available.
- All 4.83 acres have Ajo Way frontage.
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
$24,443
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
3.26%
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%
$488,860
$488.9K
Cap Rate 7%
$349,186
$349.2K
Cap Rate 9%
$271,589
$271.6K
Market Conditions
NOI Build-Up for 2,400 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
$34.6K $14.40/SF
− Vacancy
−$2.0K −$0.82/SF
EGI
$32.6K $13.58/SF
− OpEx
−$8.1K −$3.39/SF
NOI
$24.4K $10.18/SF
Area
Tucson, AZ
Vacancy
5.70%
Lease Rate
$14.40 /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%
$488,860
Cap Rate 7%
$349,186
Cap Rate 9%
$271,589
Alternative Uses
Best Use
Specialty Retail
$349.2K
$305.5K – $407.4K
NOI $24,443 @ 7.0% cap · market cap 3.26%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$623.5K
$545.5K – $727.4K
NOI $43,642 @ 7.0% cap · market cap 5.82%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
32
Businesses Nearby
3k
Monthly Visits Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Foot Traffic Nearby
Home Improvements & Furnishings 100%
Ace Hardware
Home Improvements & Furnishings
3,204 visits/mo
0.0 miles
Demographics for 85736, AZ
4,569
Population
1,966
Households
2.3
Avg Household Size
49
Median Age
9%
College-Educated
73%
High-School Grad
424.3 sq mi
ZIP Area
11
Density / Sq Mi
$53,304
Median Household Income
$35,201
Median Earnings
$999
Median Rent
$140,000
Median Home Value
Market
Vacancy Rate% for Retail in Tucson, AZ
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Conventional restaurant - Active 2,400 SF restaurant on 1.03 acres, with additional contiguous acreage and Ajo Way frontage.
Where is this conventional restaurant located?
The property is located at 9470 S Sasabe Road Tucson, AZ.
What is the asking price?
The asking price for this property is $750,000.
What are key features of this property?
This property features: Active 2,400 SF restaurant on 1.03 acres (on‑site building included).; 44,600 SF land parcel with additional 3.8 contiguous acres available.; All 4.83 acres have Ajo Way frontage.
