Freestanding Creative Space with Garage
For Sale
$3,000,000
2549 N Oracle Rd, Tucson, AZ 85705
Open studio areas, private offices, conference space, and living quarters provide a flexible commercial layout.
Property Size9,000 SF
Price / SF$328.73
Days on Market623
Property Features for 2549 N Oracle Rd
General Information
Standard status
Active
Size
9,000 SF
Property subtype
Commercial
Zoning
C-2
Additional Details
Utilities to Site
Yes
Amenities
open studio areas
high ceilings
private offices
conference space
garage access
living quarters
Building Details
Year Built
1936
Buildings
1
Building Size
9,000 SF
Listing Agency:
Realty Executives Arizona Territory
Listed By:
Angel Manuel Rodriguez · License #SA658675000
(520) 429-0246
Source:
Findahomeaz
Added: Jan 1, 2025
Changed: Sep 15
Last Checked: Sep 15 at 2:26PM
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 Executives Arizona Territory
Investment Insights
Based on property information with market context.
This freestanding creative space contains 9,126 square feet and is currently used as a video production studio. The 1936 building includes open studio areas with high ceilings, private offices, conference space, garage access, and living quarters that may serve as on-site management space or additional workspace. C-2 zoning is identified for the property, with potential commercial, creative, and professional applications stated in the property information.
Operational features include three-phase electric service, upgraded lighting and power, and multiple points of access. The property is located at 2549 N Oracle Rd in central Tucson, Arizona, providing an established urban setting for a studio, office, or other commercial operation.
Operational features include three-phase electric service, upgraded lighting and power, and multiple points of access. The property is located at 2549 N Oracle Rd in central Tucson, Arizona, providing an established urban setting for a studio, office, or other commercial operation.
Key Highlights
- 9,126 SF freestanding commercial building
- Open studio areas with high ceilings
- Private offices and conference space
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
$105,029
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
3.50%
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%
$2,100,580
$2.1M
Cap Rate 7%
$1,500,414
$1.5M
Cap Rate 9%
$1,166,989
$1.2M
Market Conditions
NOI Build-Up for 9,126 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
$180.7K $19.80/SF
− Vacancy
−$40.7K −$4.46/SF
EGI
$140.0K $15.35/SF
− OpEx
−$35.0K −$3.84/SF
NOI
$105.0K $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%
$2,100,580
Cap Rate 7%
$1,500,414
Cap Rate 9%
$1,166,989
Alternative Uses
Best Use
Office B
$1.50M
$1.31M – $1.75M
NOI $105,029 @ 7.0% cap · market cap 3.50%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$2.10M
$1.84M – $2.45M
NOI $147,000 @ 7.0% cap · market cap 4.90%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Lease Details
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
1,103
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
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Office in Tucson, AZ
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Frequently Asked Questions
What type of property is this?
Creative space - Open studio areas, private offices, conference space, and living quarters provide a flexible commercial layout.
Where is this creative space located?
The property is located at 2549 N Oracle Rd Tucson, AZ.
What is the asking price?
The asking price for this property is $3,000,000.
What are key features of this property?
This property features: 9,126 SF freestanding commercial building; Open studio areas with high ceilings; Private offices and conference space
