Two-Home Duplex
For Sale
$320,000
15445 N Oracle Road, Tucson, AZ 85739
Two residences occupy one lot with Pima County SH zoning and direct access from Oracle Road.
Property Size2,036 SF
Price / SF$157.17
Days on Market17
Property Features for 15445 N Oracle Road
General Information
Standard status
Active
Size
2,036 SF
Total Parking Spaces
4
Property subtype
Residential Income
Zoning
Pima County - SH
Net Operating Income
$2,869
Amenities
Heat Pump
Gas Range, Dishwasher, Refrigerator, Washer, Gas Water Heater
Mountain(s)
Split Rail
Building Details
Building Size
2,036 SF
Year Built
1972
Listing Agency:
Tierra Antigua Realty, LLC
(520) 405-9211
Listed By:
Robert A Jackson
(520) 405-9211
Source:
Evrealestate
Added: Jul 26
Changed: Aug 2
Last Checked: Aug 11 at 6:20AM
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 Tierra Antigua Realty, LLC
Investment Insights
Based on property information with market context.
This duplex property contains two homes on a shared lot with a combined property size of 2,036 square feet. Built in 1972, the residences include heat pump systems, gas ranges, dishwashers, refrigerators, washers, and gas water heaters. Mountain features and split-rail exterior elements are also noted.
The property is located at 15445 N Oracle Road in Tucson, with access from Oracle Road and an additional approach via a dirt driveway from E Thistle Street. The parcel is zoned Pima County - SH.
The property is located at 15445 N Oracle Road in Tucson, with access from Oracle Road and an additional approach via a dirt driveway from E Thistle Street. The parcel is zoned Pima County - SH.
Key Highlights
- Two homes on one lot
- 2,036 property size
- Pima County - SH zoning
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
$22,815
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
7.13%
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%
$456,300
$456.3K
Cap Rate 7%
$325,929
$325.9K
Cap Rate 9%
$253,500
$253.5K
Market Conditions
NOI Build-Up for 2,036 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
$35.4K $17.40/SF
− Vacancy
−$2.8K −$1.39/SF
EGI
$32.6K $16.01/SF
− OpEx
−$9.8K −$4.80/SF
NOI
$22.8K $11.21/SF
Area
Tucson, AZ
Vacancy
8.00%
Lease Rate
$17.40 /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%
$456,300
Cap Rate 7%
$325,929
Cap Rate 9%
$253,500
Alternative Uses
Best Use
Multifamily LT 5
$325.9K
$285.2K – $380.3K
NOI $22,815 @ 7.0% cap · market cap 7.13%
Second Best
Apartment 5plus
$298.9K
$261.5K – $348.7K
NOI $20,920 @ 7.0% cap · market cap 6.54%
Theoretical Best
Office A
$528.9K
$462.8K – $617.1K
NOI $37,023 @ 7.0% cap · market cap 11.57%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
519
Businesses Nearby
Explore this area
Business Placement
Demographics for 85739, AZ
18,878
Population
9,858
Households
1.9
Avg Household Size
66
Median Age
42%
College-Educated
95%
High-School Grad
255.7 sq mi
ZIP Area
74
Density / Sq Mi
$84,863
Median Household Income
$39,220
Median Earnings
$1,648
Median Rent
$394,000
Median Home Value
Market
Vacancy Rate% for Multifamily 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?
Duplex - Two residences occupy one lot with Pima County SH zoning and direct access from Oracle Road.
Where is this duplex located?
The property is located at 15445 N Oracle Road Tucson, AZ.
What is the asking price?
The asking price for this property is $320,000.
What are key features of this property?
This property features: Two homes on one lot; 2,036 property size; Pima County - SH zoning
