Gated Duplex with Guest
For Sale
$349,000
25 W 34th St, Tucson, AZ 85713
Two distinct living spaces support multigenerational use, guest accommodations, or separate rental arrangements.
Property Size2,007 SF
Price / SF$173.89
Days on Market26
Property Features for 25 W 34th St
General Information
Standard status
Active
Size
2,007 SF
Total Parking Spaces
2
Property subtype
Multi-Family
Units
Unit Mix
3BR/2BA, 2BR/1BA
Multifamily Units
2
Additional Details
Asking Price
$359,000
Amenities
gated property
spacious grassy yard
Building Details
Year Built
1999
Buildings
2
Listing Agency:
OMNI Homes International
(520) 200-7144
Listed By:
Laurie Patricia Wilson
Source:
Seetucsonhouses
Added: Aug 6
Changed: Aug 29
Last Checked: Aug 30 at 6:11PM
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 OMNI Homes International
Investment Insights
Based on property information with market context.
Built in 1999, this gated duplex property includes a 1,307-square-foot main residence and a detached 700-square-foot guest house. The primary home contains three bedrooms and two bathrooms. The guest house adds two bedrooms and a Jack-and-Jill bathroom, along with a room that has plumbing and electrical access for a future kitchenette installation. Together, the improvements provide 2,007 square feet of living area across two separate structures.
Exterior features include a two-car garage, a broad driveway reaching the rear of the lot, and a sizable grass-covered yard between the residences. The fully gated site is located at 25 W 34th St in Tucson, Arizona, and offers separate spaces for household members, guests, or rental occupants.
Exterior features include a two-car garage, a broad driveway reaching the rear of the lot, and a sizable grass-covered yard between the residences. The fully gated site is located at 25 W 34th St in Tucson, Arizona, and offers separate spaces for household members, guests, or rental occupants.
Key Highlights
- 1,307 SF main residence plus separate 700 SF guest house
- Main home includes 3 bedrooms and 2 bathrooms
- Guest house offers 2 bedrooms and a Jack‑and‑Jill bathroom
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
$19,853
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
5.69%
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%
$397,060
$397.1K
Cap Rate 7%
$283,614
$283.6K
Cap Rate 9%
$220,589
$220.6K
Market Conditions
NOI Build-Up for 2,007 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
$30.8K $15.36/SF
− Vacancy
−$2.5K −$1.23/SF
EGI
$28.4K $14.13/SF
− OpEx
−$8.5K −$4.24/SF
NOI
$19.9K $9.89/SF
Area
ZIP 85713
Vacancy
8.00%
Lease Rate
$15.36 /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%
$397,060
Cap Rate 7%
$283,614
Cap Rate 9%
$220,589
Alternative Uses
Best Use
Multifamily LT 5
$283.6K
$248.2K – $330.9K
NOI $19,853 @ 7.0% cap · market cap 5.69%
Second Best
Apartment 5plus
$261.7K
$229.0K – $305.3K
NOI $18,318 @ 7.0% cap · market cap 5.25%
Theoretical Best
Office A
$491.3K
$429.9K – $573.2K
NOI $34,392 @ 7.0% cap · market cap 9.85%
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
782
Businesses Nearby
Explore this area
Business Placement
Demographics for 85713, AZ
46,810
Population
19,056
Households
2.5
Avg Household Size
38
Median Age
21%
College-Educated
79%
High-School Grad
23.8 sq mi
ZIP Area
1,967
Density / Sq Mi
$50,264
Median Household Income
$32,302
Median Earnings
$1,017
Median Rent
$171,700
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 - Two distinct living spaces support multigenerational use, guest accommodations, or separate rental arrangements.
Where is this duplex located?
The property is located at 25 W 34th St Tucson, AZ.
What is the asking price?
The asking price for this property is $349,000.
What are key features of this property?
This property features: 1,307 SF main residence plus separate 700 SF guest house; Main home includes 3 bedrooms and 2 bathrooms; Guest house offers 2 bedrooms and a Jack‑and‑Jill bathroom
