River Road Office Space For
For Sale
$1,567,280
1670 East River Road, Tucson, AZ 85718
7,124 SF office space in high-demand Campbell/River submarket.
Property Size7,124 SF
Price / SF$220
Days on Market150
Property Features for 1670 East River Road
General Information
Standard status
Active
Size
7,124 SF
Property subtype
Office
Listing Agency:
CBRE - Tucson
(520) 323-5181
Listed By:
Jeff Casper · License #AZSA518757000
(520) 323-5181
Source:
Cbre
Added: Mar 25
Changed: Aug 15
Last Checked: Aug 21 at 12:23PM
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.
Located just west of Campbell Avenue at 1670 E. River Road, Suite 200, this office space encompasses the entire 2nd floor, offering approximately 7,124 rentable square feet. Constructed in 2002, the property provides a parking ratio of 4.71 spaces per 1,000 square feet, including 6 covered parking spaces. The surrounding area features a variety of restaurant and retail amenities, with proximity to Joesler Village and St. Philip's Plaza. Situated in the Campbell/River submarket, the seller is open to considering a leaseback of a portion of the space.
Key Highlights
- High‑demand Campbell/River Submarket location.
- Enjoy the entire 2nd floor with ±7,124 RSF.
- Sale Price: $1,602,900 ($225/RSF).
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
$104,099
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
6.64%
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%
$2,081,980
$2.1M
Cap Rate 7%
$1,487,129
$1.5M
Cap Rate 9%
$1,156,656
$1.2M
Market Conditions
NOI Build-Up for 7,124 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
$153.9K $21.60/SF
− Vacancy
−$15.1K −$2.12/SF
EGI
$138.8K $19.48/SF
− OpEx
−$34.7K −$4.87/SF
NOI
$104.1K $14.61/SF
Area
Tucson, AZ
Vacancy
9.80%
Lease Rate
$21.60 /SF/Yr
Expense Ratio
25.00%
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%
$2,081,980
Cap Rate 7%
$1,487,129
Cap Rate 9%
$1,156,656
Alternative Uses
Best Use
Office B
$1.49M
$1.30M – $1.73M
NOI $104,099 @ 7.0% cap · market cap 6.64%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$1.85M
$1.62M – $2.16M
NOI $129,545 @ 7.0% cap · market cap 8.27%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1,348
Businesses Nearby
Explore this area
Business Placement
Demographics for 85718, AZ
28,706
Population
15,138
Households
1.9
Avg Household Size
54
Median Age
72%
College-Educated
98%
High-School Grad
23.6 sq mi
ZIP Area
1,216
Density / Sq Mi
$112,664
Median Household Income
$59,240
Median Earnings
$1,224
Median Rent
$677,400
Median Home Value
Market
Vacancy Rate% for Office in Tucson, AZ
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Office units - 7,124 SF office space in high-demand Campbell/River submarket.
Where is this office units located?
The property is located at 1670 East River Road Tucson, AZ.
What is the asking price?
The asking price for this property is $1,567,280.
What are key features of this property?
This property features: High‑demand Campbell/River Submarket location.; Enjoy the entire 2nd floor with ±7,124 RSF.; Sale Price: $1,602,900 ($225/RSF).
