Fully Leased Shopping
For Sale
$3,836,405
13864 North Sandario Road, Marana, AZ 85653
The property brings together national and regional food, beverage, and healthcare occupants.
Property Size8,450 SF
Price / SF$454.01
Days on Market91
Property Features for 13864 North Sandario Road
General Information
Standard status
Active
Size
8,450 SF
Property subtype
Retail
Occupancy
100%
Building Details
Tenancy
Multi
Listing Agency:
CBRE - Tucson
(520) 323-5117
Listed By:
Nancy McClure · License #SA028388000
(520) 323-5117
Source:
Cbre
Added: Jun 2
Changed: Aug 30
Last Checked: Jun 3 at 12:50PM
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 8,450-square-foot shopping center is fully occupied by a combination of national and regional tenants. The tenant mix serves food, beverage, and healthcare uses, providing a range of commercial services within the center.
The property is located at 13864 North Sandario Road in Marana, Arizona 85653.
The property is located at 13864 North Sandario Road in Marana, Arizona 85653.
Key Highlights
- 8,450‑square‑foot shopping center
- 100% leased
- National and regional tenant mix
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
$111,424
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
2.90%
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%
$2,228,480
$2.2M
Cap Rate 7%
$1,591,771
$1.6M
Cap Rate 9%
$1,238,044
$1.2M
Market Conditions
NOI Build-Up for 8,450 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
$169.3K $20.04/SF
− Vacancy
−$10.2K −$1.20/SF
EGI
$159.2K $18.84/SF
− OpEx
−$47.8K −$5.65/SF
NOI
$111.4K $13.19/SF
Area
Pima County, AZ
Vacancy
6.00%
Lease Rate
$20.04 /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%
$2,228,480
Cap Rate 7%
$1,591,771
Cap Rate 9%
$1,238,044
Alternative Uses
Best Use
Retail
$1.59M
$1.39M – $1.86M
NOI $111,424 @ 7.0% cap · market cap 2.90%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$2.60M
$2.27M – $3.03M
NOI $181,912 @ 7.0% cap · market cap 4.74%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
100%
Occupancy
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
167
Businesses Nearby
195k
Monthly Visits Nearby
Balanced
Demand for This Use
Explore this area
Business Placement
Foot Traffic Nearby
Dining 61%
Shops & Services 39%
Circle K
Shops & Services
43,570 visits/mo
0.2 miles
McDonald's
Dining
40,356 visits/mo
0.1 miles
Chevron
Shops & Services
20,922 visits/mo
0.2 miles
Dutch Bros. Coffee
Dining
20,440 visits/mo
0.2 miles
Starbucks
Dining
16,246 visits/mo
0.1 miles
Demographics for 85653, AZ
19,885
Population
8,070
Households
2.5
Avg Household Size
37
Median Age
30%
College-Educated
94%
High-School Grad
344.0 sq mi
ZIP Area
58
Density / Sq Mi
$84,188
Median Household Income
$42,072
Median Earnings
$991
Median Rent
$298,200
Median Home Value
Market
Vacancy Rate% for Retail in West region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Shopping center - The property brings together national and regional food, beverage, and healthcare occupants.
Where is this shopping center located?
The property is located at 13864 North Sandario Road Marana, AZ.
What is the asking price?
The asking price for this property is $3,836,405.
What are key features of this property?
This property features: 8,450‑square‑foot shopping center; 100% leased; National and regional tenant mix
