Duplex with Two 1BR
For Sale
$285,000
210/212 W Blacklidge Drive, Tucson, AZ 85705
Residential Income, Ranch, Tucson, AZ
Property Size1,631 SF
Lot Size0.13 Acres
Price / SF$174.74
Days on Market182
Property Features for 210/212 W Blacklidge Drive
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Zoning
Tucson - R3
Parking
2
Fencing
Chain Link
Appliances
Electric Range, Gas Range
Subdivision
Coronado Heights
Lot features
North/ South Exposure
Elementary school
Nash
Middle school
La Cima
High school
Amphitheater
Elementary school district
Amphitheater
Middle school district
Amphitheater
High school district
Amphitheater
Directions
Oracle and Ft/Lowell, S-Oracle, E-Blacklidge to address
Standard status
Active
APN
107-11-1710
Size
1,631 SF
Lot size
0.13 Acres
Taxes and HOA fees
Tax Year
2025
Tax Description
From Parcel:001010010 /Coronado Heights W50' E150' Lot 9 Blk 10
Legal Description
From Parcel:001010010 /Coronado Heights W50' E150' Lot 9 Blk 10
Utilities
Sewer type
Septic Tank
Heating system
Electric (Heating), Forced Air
Cooling system
Central Air
Water source
Public
Building Details
Year built
1943
Number of units
2
Building materials
Frame - Stucco
Roof type
Shingle
Architectural style
Ranch
Listing Agency:
United Real Estate Specialists
(520) 612-7422
Listed By:
Victor J Cabibo · License #SA669203000
(973) 934-2100
Added: Feb 20
Changed: Aug 19
Last Checked: Aug 21 at 7:06PM
MLS# 22604792
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 at 210/212 W Blacklidge Drive includes two separate 1-bedroom, 1-bath units. The property is configured to support independent living arrangements within a single building, making it suitable for tenants seeking their own space or for an owner-occupant who wants an additional unit for rental income. The lot is listed at 0.13 acres, and the total property size is 1,631 square feet.
The property is located in Tucson, AZ 85705, in an R3 zoning district. Public remarks note the home is approximately 4 miles from the University of Arizona and is positioned in an area described as close to shopping, dining, and major commuter routes.
With two self-contained units, this duplex can fit a range of residential income strategies, including student-oriented housing for University of Arizona affiliates, conventional long-term rentals, or multi-generational living where separate quarters are preferred. Its straightforward layout and modest, manageable size may also appeal to buyers looking for an owner-occupant setup while retaining the option to lease one unit.
The property is located in Tucson, AZ 85705, in an R3 zoning district. Public remarks note the home is approximately 4 miles from the University of Arizona and is positioned in an area described as close to shopping, dining, and major commuter routes.
With two self-contained units, this duplex can fit a range of residential income strategies, including student-oriented housing for University of Arizona affiliates, conventional long-term rentals, or multi-generational living where separate quarters are preferred. Its straightforward layout and modest, manageable size may also appeal to buyers looking for an owner-occupant setup while retaining the option to lease one unit.
Key Highlights
- Duplex built in 1943 with two 1‑bedroom, 1‑bath units
- Ranch‑style frame stucco construction with shingle roof
- Central air plus forced air and electric 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
$15,755
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
5.53%
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%
$315,100
$315.1K
Cap Rate 7%
$225,071
$225.1K
Cap Rate 9%
$175,056
$175.1K
Market Conditions
NOI Build-Up for 1,631 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
$24.5K $15.00/SF
− Vacancy
−$2.0K −$1.20/SF
EGI
$22.5K $13.80/SF
− OpEx
−$6.8K −$4.14/SF
NOI
$15.8K $9.66/SF
Area
ZIP 85705
Vacancy
8.00%
Lease Rate
$15.00 /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%
$315,100
Cap Rate 7%
$225,071
Cap Rate 9%
$175,056
Alternative Uses
Best Use
Multifamily LT 5
$225.1K
$196.9K – $262.6K
NOI $15,755 @ 7.0% cap · market cap 5.53%
Second Best
Apartment 5plus
$204.2K
$178.7K – $238.2K
NOI $14,294 @ 7.0% cap · market cap 5.02%
Theoretical Best
Office A
$375.3K
$328.4K – $437.9K
NOI $26,272 @ 7.0% cap · market cap 9.22%
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
805
Businesses Nearby
Explore this area
Business Placement
Demographics for 85705, AZ
56,711
Population
29,145
Households
1.9
Avg Household Size
36
Median Age
20%
College-Educated
80%
High-School Grad
13.6 sq mi
ZIP Area
4,170
Density / Sq Mi
$36,606
Median Household Income
$27,220
Median Earnings
$924
Median Rent
$113,700
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 offering two 1-bedroom, 1-bath units near the University of Arizona for flexible rental or living use.
Where is this duplex located?
The property is located at 210/212 W Blacklidge Drive Tucson, AZ.
What is the asking price?
The asking price for this property is $285,000.
What are key features of this property?
This property features: Duplex built in 1943 with two 1‑bedroom, 1‑bath units; Ranch‑style frame stucco construction with shingle roof; Central air plus forced air and electric heating
