Updated Manufactured Home
For Sale
$320,000
15445 N Oracle Road, Tucson, AZ 85739
Residential Income, Affixed Mobile Home, Tucson, AZ
Property Size2,036 SF
Lot Size1.12 Acres
Price / SF$157.17
Days on Market44
Property Features for 15445 N Oracle Road
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Zoning
Pima County - SH
Parking
4
Patio and Porch features
Deck
Appliances
Double Sink, Gas Range, Dishwasher, Refrigerator
Subdivision
Rail N Ranch NO. 1 (1-21)
Lot features
East/ West Exposure, North/ South Exposure
Elementary school
Coronado K-8
Middle school
Coronado K-8
High school
Ironwood Ridge
Elementary school district
Amphitheater
Middle school district
Amphitheater
High school district
Amphitheater
Directions
Head North on Oracle Rd. Past Golder Ranch Road; Turn left (West) onto E Thistle St. Make a first right North (dirt driveway) - Property will be on the right (3rd house) with two homes on lot. There is access off of Oracle road.
Standard status
Active
APN
222-25-0410
Size
2,036 SF
Lot size
1.12 Acres
Taxes and HOA fees
Tax Year
2025
Tax Description
From Parcel:203070410 /Rail N Ranch No 1 Lot 19
Legal Description
From Parcel:203070410 /Rail N Ranch No 1 Lot 19
Utilities
Sewer type
Septic Tank
Heating system
Heat Pump (Heating)
Cooling system
Heat Pump
Building Details
Year built
1972
Number of units
2
Flooring type
Tile - Ceramic
Building materials
Frame
Roof type
Foam, Metal
Architectural style
Other
Listing Agency:
Tierra Antigua Realty
(520) 318-5290
Listed By:
Robert A Jackson
(520) 405-9211
Added: Jul 23
Changed: Aug 26
Last Checked: Sep 4 at 7:06AM
MLS# 22618253
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 duplex property includes two updated manufactured residences totaling 2,036 square feet. Each home provides three bedrooms and two bathrooms, with one double-wide residence and one single-wide residence. The double-wide features ground-level installation and a level entry, while both homes offer ceramic tile flooring, heat-pump heating and cooling, gas ranges, refrigerators, dishwashers, and decks.
Each residence is separately metered for electric, gas, and water. The property is served by a septic tank and is located at 15445 N Oracle Road in Tucson, within Pima County SH zoning. Santa Catalina Mountain views accompany the residences, and access is available from the first driveway on Thistle to the north.
Each residence is separately metered for electric, gas, and water. The property is served by a septic tank and is located at 15445 N Oracle Road in Tucson, within Pima County SH zoning. Santa Catalina Mountain views accompany the residences, and access is available from the first driveway on Thistle to the north.
Key Highlights
- Two manufactured residences, each with 3 bedrooms and 2 bathrooms
- 2,036 square feet across the duplex property
- Separate electric, gas, and water meters for each home
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
Lease Details
2
Residential units
Yes
Paved road access
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
186
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
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Frequently Asked Questions
What type of property is this?
Duplex - Two separate residences support flexible living, guest accommodations, or rental arrangements in North Tucson.
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 manufactured residences, each with 3 bedrooms and 2 bathrooms; 2,036 square feet across the duplex property; Separate electric, gas, and water meters for each home
