Gated Duplex with Guest
For Sale
$349,000
25 W 34th Street, Tucson, AZ 85713
Residential Income, Contemporary, Tucson, AZ
Property Size2,007 SF
Lot Size0.16 Acres
Price / SF$173.89
Days on Market50
Property Features for 25 W 34th Street
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Zoning
South Tucson - SR1
Parking
2
Patio and Porch features
Patio
Appliances
Refrigerator
Subdivision
Other/Unknown
Lot features
Subdivided
Elementary school
Mission View
Middle school
Utterback-Magnet
High school
Pueblo
Elementary school district
TUSD
Middle school district
TUSD
High school district
TUSD
Directions
6th ave & 29th St - South on 6th to 34th St, West to address, house on the left.
Standard status
Active
APN
118-24-1780
Size
2,007 SF
Lot size
0.16 Acres
Taxes and HOA fees
Tax Year
2025
Tax Description
From Parcel:001010010 /Home Lot 2 Blk 31
Legal Description
From Parcel:001010010 /Home Lot 2 Blk 31
Utilities
Heating system
Natural Gas
Cooling system
Central Air
Water source
Public
Amenities
gated
grassy yard
Building Details
Year built
1999
Number of units
2
Flooring type
Vinyl, Carpet
Building materials
Frame - Stucco
Roof type
Shake
Architectural style
Contemporary
Listing Agency:
OMNI Homes International
(520) 474-1777
Listed By:
Laurie Patricia Wilson · License #55833
(520) 406-0000
Added: Aug 14
Changed: Sep 29
Last Checked: Oct 2 at 6:06AM
MLS# 22619843
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 contemporary duplex property includes a 1,307-square-foot main residence and a separate 700-square-foot guest house. The primary home offers 3 bedrooms and 2 bathrooms, while the guest house contains 2 bedrooms and a Jack-and-Jill bathroom. One guest-house room has plumbing and electrical access for a potential kitchenette addition. Both structures feature frame-and-stucco construction, vinyl and carpet flooring, central air, natural gas heating, and public water service.
The 0.16-acre parcel is fully gated and includes an oversized driveway extending to the backyard, a 2-car garage, patio, and grassy yard between the residences. Built in 1999, the property is located in Tucson and carries South Tucson - SR1 zoning. The separate-building layout accommodates extended-family living, guest space, or rental use.
The 0.16-acre parcel is fully gated and includes an oversized driveway extending to the backyard, a 2-car garage, patio, and grassy yard between the residences. Built in 1999, the property is located in Tucson and carries South Tucson - SR1 zoning. The separate-building layout accommodates extended-family living, guest space, or rental use.
Key Highlights
- 1,307 SF main home plus separate 700 SF guest house
- Main residence 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
Unlock full access to Insights
Subscribe to Realmo Intelligence
Open Analytics
Current Use
Lease Details
2
Residential units
Yes
Utilities to site
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
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
View Realmo Analytics
Market
Vacancy Rate% for Multifamily in West region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Duplex - Two separate living spaces support multigenerational use, guests, or rental income within a private gated setting.
Where is this duplex located?
The property is located at 25 W 34th Street 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 home plus separate 700 SF guest house; Main residence includes 3 bedrooms and 2 bathrooms; Guest house offers 2 bedrooms and a Jack‑and‑Jill bathroom
