Occupied Duplex with On-Site
New
For Sale
$315,000
252 W Blacklidge Drive, Tucson, AZ 85705
Tucson, AZ
Property Size2,020 SF
Lot Size0.27 Acres
Price / SF$155.94
Days on Market3
Property Features for 252 W Blacklidge Drive
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Subdivision
Coronado Heights
Elementary school
Keeling
Middle school
La Cima
High school
Amphitheater
Standard status
Active
Size
2,020 SF
Lot size
0.27 Acres
Building Details
Year built
1957
Listing Agency:
Engel & Volkers Tucson · Engel & Völkers
(520) 201-0000
Listed By:
Francisco J. Santos
Added: Sep 24
Last Checked: Sep 26 at 12:06AM
MLS# 22623224
Copyright © 2026 Engel & Völkers. 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 occupied duplex contains 2,020 square feet within two residential units: a 3BR/2BA main residence and a 1BR/1BA second unit. Built in 1957, the property uses concrete block construction and includes parking on the premises. Utility expenses for electric, gas, water, sewer, and trash are paid by the tenants.
The property sits on a 0.27-acre parcel at 252 W Blacklidge Drive in Tucson, Arizona 85705. Its two-unit configuration provides distinct living spaces, with the existing occupancy and established utility arrangement already in place. The layout may also accommodate future owner occupancy or multigenerational use, as supported by the separate unit configuration.
The property sits on a 0.27-acre parcel at 252 W Blacklidge Drive in Tucson, Arizona 85705. Its two-unit configuration provides distinct living spaces, with the existing occupancy and established utility arrangement already in place. The layout may also accommodate future owner occupancy or multigenerational use, as supported by the separate unit configuration.
Key Highlights
- 2,020‑square‑foot occupied duplex
- 3BR/2BA main unit plus 1BR/1BA second unit
- 0.27‑acre parcel at 252 W Blacklidge Drive
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
$19,513
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
6.19%
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%
$390,260
$390.3K
Cap Rate 7%
$278,757
$278.8K
Cap Rate 9%
$216,811
$216.8K
Market Conditions
NOI Build-Up for 2,020 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
$30.3K $15.00/SF
− Vacancy
−$2.4K −$1.20/SF
EGI
$27.9K $13.80/SF
− OpEx
−$8.4K −$4.14/SF
NOI
$19.5K $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%
$390,260
Cap Rate 7%
$278,757
Cap Rate 9%
$216,811
Alternative Uses
Best Use
Multifamily LT 5
$278.8K
$243.9K – $325.2K
NOI $19,513 @ 7.0% cap · market cap 6.19%
Second Best
Apartment 5plus
$252.9K
$221.3K – $295.1K
NOI $17,704 @ 7.0% cap · market cap 5.62%
Theoretical Best
Office A
$464.8K
$406.7K – $542.3K
NOI $32,538 @ 7.0% cap · market cap 10.33%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
685
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
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Multifamily in West region
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Frequently Asked Questions
What type of property is this?
Duplex - Occupied two-unit property with concrete block construction and separate utility responsibilities for the tenants.
Where is this duplex located?
The property is located at 252 W Blacklidge Drive Tucson, AZ.
What is the asking price?
The asking price for this property is $315,000.
What are key features of this property?
This property features: 2,020‑square‑foot occupied duplex; 3BR/2BA main unit plus 1BR/1BA second unit; 0.27‑acre parcel at 252 W Blacklidge Drive
