Turnkey Restaurant and Bar
For Sale
Contact for pricing
2303 E Valencia Rd, Tucson, AZ 85706
Freestanding, turnkey restaurant/bar with abundant parking and 150 feet of road frontage.
Property Size5,750 SF
Price / SF$191.30
Days on Market74
Property Features for 2303 E Valencia Rd
General Information
Standard status
Active
Size
5,750 SF
Property subtype
RETAIL
Listing Agency:
Volk Company Commercial Real Estate
(520) 441-4771
Listed By:
Jeramy Price · License #SA650998000
(520) 441-4771
Source:
Moodyscre
Added: Jun 9
Changed: Aug 21
Last Checked: Aug 20 at 1:16PM
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 Volk Company Commercial Real Estate
Investment Insights
Based on property information with market context.
This is a freestanding, turnkey restaurant and bar building presented for sale, configured for immediate operation. The property includes a monument sign and offers abundant parking to support customer access and on-site service.
The site is positioned in a Tucson Airport trade area and described as being in a strong employment hub. It also features 150 feet of Valencia Road frontage, providing substantial exposure along the roadway.
With its ready-to-operate concept, parking supply, and long frontage, the building is positioned for straightforward tenant or owner-operator use. Please do not disturb the tenant.
The site is positioned in a Tucson Airport trade area and described as being in a strong employment hub. It also features 150 feet of Valencia Road frontage, providing substantial exposure along the roadway.
With its ready-to-operate concept, parking supply, and long frontage, the building is positioned for straightforward tenant or owner-operator use. Please do not disturb the tenant.
Key Highlights
- Freestanding turnkey restaurant/bar building
- 150 feet of frontage on Valencia Road
- Abundant on‑site parking
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
$67,016
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
6.09%
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%
$1,340,320
$1.3M
Cap Rate 7%
$957,371
$957.4K
Cap Rate 9%
$744,622
$744.6K
Market Conditions
NOI Build-Up for 5,750 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
$96.6K $16.80/SF
− Vacancy
−$7.2K −$1.26/SF
EGI
$89.4K $15.54/SF
− OpEx
−$22.3K −$3.89/SF
NOI
$67.0K $11.66/SF
Area
ZIP 85706
Vacancy
7.50%
Lease Rate
$16.80 /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%
$1,340,320
Cap Rate 7%
$957,371
Cap Rate 9%
$744,622
Alternative Uses
Best Use
Specialty Retail
$957.4K
$837.7K – $1.12M
NOI $67,016 @ 7.0% cap · market cap 6.09%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$1.19M
$1.04M – $1.39M
NOI $83,228 @ 7.0% cap · market cap 7.57%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
70
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 85706, AZ
54,853
Population
19,095
Households
2.9
Avg Household Size
33
Median Age
10%
College-Educated
70%
High-School Grad
13.1 sq mi
ZIP Area
4,187
Density / Sq Mi
$49,072
Median Household Income
$30,977
Median Earnings
$981
Median Rent
$169,600
Median Home Value
Market
Vacancy Rate% for Retail in Tucson, AZ
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Bar & Pub - Freestanding, turnkey restaurant/bar with abundant parking and 150 feet of road frontage.
Where is this bar & pub located?
The property is located at 2303 E Valencia Rd Tucson, AZ.
What is the asking price?
The asking price for this property is $1,100,000.
What are key features of this property?
This property features: Freestanding turnkey restaurant/bar building; 150 feet of frontage on Valencia Road; Abundant on‑site parking
