Six Contiguous Lots with
For Sale
Contact for pricing
131 W Grant Rd, Tucson, AZ 85705
Six parcels sold together, one with an 8,000SF building.
Property Size8,000 SF
Price / SF$350
Days on Market181
Property Features for 131 W Grant Rd
General Information
Standard status
Active
Size
8,000 SF
Property subtype
Land, Retail
Investment Type
Owner/User
Building Details
Year Built
2002
Listing Agency:
Arizona International Real Estate
(602) 478-3711
Listed By:
Adam Lewis · License #AZSA705779000
Source:
Crexi
Added: Feb 16
Changed: Aug 16
Last Checked: Aug 15 at 2:00PM
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 Arizona International Real Estate
Investment Insights
Based on property information with market context.
This commercial property offering consists of six separate parcels being sold together as one package. One lot is improved with an existing commercial building of approximately 8,000 square feet. The remaining lots are vacant, presenting opportunities for development, parking, storage, or expansion. The existing commercial structure is suitable for retail, office, warehouse, or mixed-use purposes. Ample on-site parking and existing infrastructure are available. Potential uses include retail strip development, multi-tenant investment, contractor yard with office space, storage facility, or a redevelopment project. The parcels are contiguous, offering potential assemblage value. Utilities are available on site. The property benefits from strong visibility and accessibility. The flexible commercial zoning should be verified with the local municipality. This presents an excellent opportunity for investors, developers, or owner-users seeking expansion potential. Buyers should conduct due diligence regarding zoning, utilities, and development potential.
Key Highlights
- Six contiguous lots offered as a single portfolio, providing significant development or expansion potential.
- Existing 8,000SF commercial building suitable for retail, office, warehouse, or mixed‑use.
- Flexible commercial zoning allows for a variety of uses (buyer to verify).
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
$92,070
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
3.29%
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%
$1,841,400
$1.8M
Cap Rate 7%
$1,315,286
$1.3M
Cap Rate 9%
$1,023,000
$1.0M
Market Conditions
NOI Build-Up for 8,000 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
$158.4K $19.80/SF
− Vacancy
−$35.6K −$4.46/SF
EGI
$122.8K $15.35/SF
− OpEx
−$30.7K −$3.84/SF
NOI
$92.1K $11.51/SF
Area
ZIP 85705
Vacancy
22.50%
Lease Rate
$19.80 /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%
$1,841,400
Cap Rate 7%
$1,315,286
Cap Rate 9%
$1,023,000
Alternative Uses
Best Use
Office B
$1.32M
$1.15M – $1.53M
NOI $92,070 @ 7.0% cap · market cap 3.29%
Second Best
Retail
$1.12M
$979.5K – $1.31M
NOI $78,362 @ 7.0% cap · market cap 2.80%
Theoretical Best
Office A
$1.84M
$1.61M – $2.15M
NOI $128,863 @ 7.0% cap · market cap 4.60%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
762
Businesses Nearby
Explore this area
Business Placement
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 Office 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?
Commercial land - Six parcels sold together, one with an 8,000SF building.
Where is this commercial land located?
The property is located at 131 W Grant Rd Tucson, AZ.
What is the asking price?
The asking price for this property is $2,800,000.
What are key features of this property?
This property features: Six contiguous lots offered as a single portfolio, providing significant development or expansion potential.; Existing **8,000SF commercial building** suitable for retail, office, warehouse, or mixed‑use.; Flexible commercial zoning allows for a variety of uses (buyer to verify).
