New Construction
For Sale
$489,900
1416 S Curtis Ave, Tucson, AZ 85713
Two matching residential units offer three-bedroom, two-bath layouts with existing renters in place.
Property Size2,460 SF
Price / SF$199.15
Days on Market166
Property Features for 1416 S Curtis Ave
General Information
Standard status
Active
Size
2,460 SF
Property subtype
Residential Income
Units
Unit Mix
2 x 3BR/2BA
Multifamily Units
2
Building Details
Year Built
2023
Listing Agency:
Unity Realty
(432) 352-5511
Listed By:
John Wilfert
(432) 352-5511
Source:
Exprealty
Added: Mar 19
Changed: Aug 30
Last Checked: Aug 30 at 7:22PM
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 Unity Realty
Investment Insights
Based on property information with market context.
Built in 2023, this duplex contains 2,460 square feet and is configured as two matching residential units. Each unit includes 3 bedrooms and 2 baths, providing a consistent layout across the property.
The property is located just off Kino Parkway in Tucson, Arizona. Both units are occupied by renters, with each paying about $1,900.00 per month.
The property is located just off Kino Parkway in Tucson, Arizona. Both units are occupied by renters, with each paying about $1,900.00 per month.
Key Highlights
- Built in 2023
- 2,460‑square‑foot duplex
- Two matching units, each with 3 bedrooms and 2 baths
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
$24,334
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
4.97%
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%
$486,680
$486.7K
Cap Rate 7%
$347,629
$347.6K
Cap Rate 9%
$270,378
$270.4K
Market Conditions
NOI Build-Up for 2,460 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
$37.8K $15.36/SF
− Vacancy
−$3.0K −$1.23/SF
EGI
$34.8K $14.13/SF
− OpEx
−$10.4K −$4.24/SF
NOI
$24.3K $9.89/SF
Area
ZIP 85713
Vacancy
8.00%
Lease Rate
$15.36 /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%
$486,680
Cap Rate 7%
$347,629
Cap Rate 9%
$270,378
Alternative Uses
Best Use
Multifamily LT 5
$347.6K
$304.2K – $405.6K
NOI $24,334 @ 7.0% cap · market cap 4.97%
Second Best
Apartment 5plus
$320.7K
$280.7K – $374.2K
NOI $22,452 @ 7.0% cap · market cap 4.58%
Theoretical Best
Office A
$602.2K
$526.9K – $702.6K
NOI $42,155 @ 7.0% cap · market cap 8.60%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
787
Businesses Nearby
Explore this area
Business Placement
Demographics for 85713, AZ
46,810
Population
19,056
Households
2.5
Avg Household Size
38
Median Age
21%
College-Educated
79%
High-School Grad
23.8 sq mi
ZIP Area
1,967
Density / Sq Mi
$50,264
Median Household Income
$32,302
Median Earnings
$1,017
Median Rent
$171,700
Median Home Value
Market
Vacancy Rate% for Multifamily in West region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Duplex - Two matching residential units offer three-bedroom, two-bath layouts with existing renters in place.
Where is this duplex located?
The property is located at 1416 S Curtis Ave Tucson, AZ.
What is the asking price?
The asking price for this property is $489,900.
What are key features of this property?
This property features: Built in 2023; 2,460‑square‑foot duplex; Two matching units, each with 3 bedrooms and 2 baths
