Single-Tenant Warehouse with
For Sale
Contact for pricing
12350 N Vistoso Park Rd, Oro Valley, AZ 85755
Single-tenant NNN warehouse in CPI (Campus Park Industrial) zoning with 22 ft clear height and four drive-in docks.
Property Size55,066 SF
Lot Size6.70 Acres
Price / SF$264.37
Days on Market639
Property Features for 12350 N Vistoso Park Rd
General Information
Standard status
Active
Size
55,066 SF
Total Parking Spaces
250
Lot size
6.70 Acres
Property subtype
INDUSTRIAL
Zoning
CPI (Campus Park Industrial)
Warehouse & Industrial
Clear Height
22 ft
Drive-In Doors
4
Building Details
Building Size
55,066 SF
Tenancy
Single
Listing Agency:
CBRE | Tucson
(520) 247-9194
Listed By:
Tim Healy · License #01705763
(520) 247-9194
Source:
Moodyscre
Added: Nov 19, 2024
Changed: Jul 29
Last Checked: Jul 29 at 2:31PM
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 CBRE | Tucson
Investment Insights
Based on property information with market context.
This single-tenant NNN warehouse offers a practical industrial setup with a 55,066 SF building footprint on a 6.7-acre land parcel. The building provides 32 feet of height with 22 ft clear height, plus four drive-in docks to support loading and distribution needs. Parking is available for up to 250 spaces.
The property is zoned CPI (Campus Park Industrial) in the City of Oro Valley. The remaining lease term is 4.7 years, and the lease structure is NNN (single tenant).
From an ownership perspective, the listed cap rate is 6.25%, with mark-to-market at 6.42%, and annual increases of 3%.
The property is zoned CPI (Campus Park Industrial) in the City of Oro Valley. The remaining lease term is 4.7 years, and the lease structure is NNN (single tenant).
From an ownership perspective, the listed cap rate is 6.25%, with mark-to-market at 6.42%, and annual increases of 3%.
Key Highlights
- 55,066 SF warehouse on 6.7 acres
- 32 ft building height with 22 ft clear height
- NNN single‑tenant lease with 4.7 years remaining
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
$423,726
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
2.91%
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%
$8,474,520
$8.5M
Cap Rate 7%
$6,053,229
$6.1M
Cap Rate 9%
$4,708,067
$4.7M
Market Conditions
NOI Build-Up for 55,066 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
$528.6K $9.60/SF
− Vacancy
−$30.1K −$0.55/SF
EGI
$498.5K $9.05/SF
− OpEx
−$74.8K −$1.36/SF
NOI
$423.7K $7.69/SF
Area
Pima County, AZ
Vacancy
5.70%
Lease Rate
$9.60 /SF/Yr
Expense Ratio
15.00%
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%
$8,474,520
Cap Rate 7%
$6,053,229
Cap Rate 9%
$4,708,067
Alternative Uses
Best Use
Warehouse
$6.05M
$5.30M – $7.06M
NOI $423,726 @ 7.0% cap · market cap 2.91%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$16.94M
$14.82M – $19.76M
NOI $1,185,461 @ 7.0% cap · market cap 8.14%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
22 ft
Clear height
4
Drive-in doors
Single-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
655
Businesses Nearby
Well-served
Demand for This Use
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 Industrial in West region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
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Frequently Asked Questions
What type of property is this?
Warehouse - Single-tenant NNN warehouse in CPI (Campus Park Industrial) zoning with 22 ft clear height and four drive-in docks.
Where is this warehouse located?
The property is located at 12350 N Vistoso Park Rd Oro Valley, AZ.
What is the asking price?
The asking price for this property is $14,558,000.
What are key features of this property?
This property features: 55,066 SF warehouse on 6.7 acres; 32 ft building height with 22 ft clear height; NNN single‑tenant lease with 4.7 years remaining
