Duplex Investment
For Sale
Under Contract
$430,000
1452 S Cherry Avenue, Tucson, AZ 85713
MULTI_FAMILY - Other - Tucson, AZ
Property Size2,184 SF
Lot Size0.18 Acres
Price / SF$196.89
Days on Market49
Property Features for 1452 S Cherry Avenue
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Zoning
Tucson - R1
Parking
5
Fencing
Chain Link
Appliances
Electric Range, Dishwasher, Disposal
Subdivision
Altadena Heights
Lot features
North/ South Exposure
Elementary school
Safford K-8 Magnet
Middle school
Safford K-8 Magnet
High school
Tucson
Elementary school district
TUSD
Middle school district
TUSD
High school district
TUSD
Directions
From 22nd St, head south on Cherry Ave to the property on the left.
Standard status
Active Under Contract
APN
129-08-0580
Size
2,184 SF
Lot size
0.18 Acres
Taxes and HOA fees
Tax Year
2025
Tax Description
Altadena Heights Lot 9 Blk 20
Legal Description
Altadena Heights Lot 9 Blk 20
Utilities
Heating system
Heat Pump (Heating)
Cooling system
Central Air
Water source
Public
Building Details
Year built
2024
Number of units
2
Flooring type
Tile - Ceramic
Building materials
Frame - Stucco
Roof type
Tile
Architectural style
Other
Listing Agency:
Tierra Antigua Realty
(520) 544-2335
Listed By:
Jose Campillo
(520) 544-2335
Added: Jul 14
Changed: Aug 11
Last Checked: Aug 31 at 6:06AM
MLS# 22617409
Copyright © 2026 Multiple Listing Service of Southern Arizona. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
This well-maintained duplex offers two separate units, each with three bedrooms and two bathrooms. The property is configured with its own electric and water meters for each unit, providing separate utility service for tenants and owners.
Located in Tucson, the home is listed as being less than three miles from the University of Arizona and about two miles from Downtown Tucson, placing it within reach of shopping, dining, entertainment, and major employment centers.
With two income-producing residential units on a small lot, the property supports straightforward duplex occupancy and separate metering for each side.
Located in Tucson, the home is listed as being less than three miles from the University of Arizona and about two miles from Downtown Tucson, placing it within reach of shopping, dining, entertainment, and major employment centers.
With two income-producing residential units on a small lot, the property supports straightforward duplex occupancy and separate metering for each side.
Key Highlights
- 2024‑built duplex with two units, each featuring 3 bedrooms and 2 bathrooms
- Separate electric and water meters for each unit
- Central air and heat pump heating
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
$21,604
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
5.02%
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%
$432,080
$432.1K
Cap Rate 7%
$308,629
$308.6K
Cap Rate 9%
$240,044
$240.0K
Market Conditions
NOI Build-Up for 2,184 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
$33.5K $15.36/SF
− Vacancy
−$2.7K −$1.23/SF
EGI
$30.9K $14.13/SF
− OpEx
−$9.3K −$4.24/SF
NOI
$21.6K $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%
$432,080
Cap Rate 7%
$308,629
Cap Rate 9%
$240,044
Alternative Uses
Best Use
Multifamily LT 5
$308.6K
$270.1K – $360.1K
NOI $21,604 @ 7.0% cap · market cap 5.02%
Second Best
Apartment 5plus
$284.8K
$249.2K – $332.2K
NOI $19,933 @ 7.0% cap · market cap 4.64%
Theoretical Best
Office A
$534.6K
$467.8K – $623.8K
NOI $37,425 @ 7.0% cap · market cap 8.70%
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
532
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 - Well-maintained duplex with two 3-bed, 2-bath units and separate electric and water meters for each side.
Where is this duplex located?
The property is located at 1452 S Cherry Avenue Tucson, AZ.
What is the asking price?
The asking price for this property is $430,000.
What are key features of this property?
This property features: 2024‑built duplex with two units, each featuring 3 bedrooms and 2 bathrooms; Separate electric and water meters for each unit; Central air and heat pump heating
