Freestanding Office-Studio
For Sale
$3,000,000
2549 Oracle Road, Tucson, AZ 85705
Freestanding building with open studio space, private offices, and garage access, plus on-site living quarters under C-2 zoning.
Property Size9,126 SF
Price / SF$328.73
Days on Market288
Property Features for 2549 Oracle Road
General Information
Standard status
Active
Size
9,126 SF
Property subtype
General Commercial
Zoning
C-2
Additional Details
Heavy Power
Yes
Taxes and HOA fees
Annual Taxes
$6,071
Amenities
private offices
conference space
garage access
living quarters
Central Air
3
Corner Lot.
60x45, 0.34
Corner, Paved Road.
Building Details
Year Built
1936
Listing Agency:
Realty Executives Arizona Territory
(520) 429-0246
Listed By:
Angel Rodriguez · License #SA658675000
(520) 429-0246
Source:
Xome
Added: Oct 28, 2025
Changed: Aug 8
Last Checked: Aug 10 at 3:28AM
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 Realty Executives Arizona Territory
Investment Insights
Based on property information with market context.
Freestanding commercial building of approximately 9,000 square feet currently operating as a video production studio, offering a flexible office-and-creative layout. Interior features include spacious open studio areas with high ceilings, private offices, and conference space. The building also includes living quarters that can function as on-site management space or additional workspace, along with garage access for operational convenience.
The property is located in central Tucson, Arizona on a highly visible, easily accessible site. It is under C-2 zoning and is equipped with three-phase electric service, upgraded lighting and power, and multiple access points to support flexible operations.
For buyers seeking a versatile freestanding facility with both work and live-work style components, the combination of studio, office, and conference space—paired with garage access and upgraded electrical and lighting—supports a range of commercial or professional uses permitted under C-2 zoning.
The property is located in central Tucson, Arizona on a highly visible, easily accessible site. It is under C-2 zoning and is equipped with three-phase electric service, upgraded lighting and power, and multiple access points to support flexible operations.
For buyers seeking a versatile freestanding facility with both work and live-work style components, the combination of studio, office, and conference space—paired with garage access and upgraded electrical and lighting—supports a range of commercial or professional uses permitted under C-2 zoning.
Key Highlights
- Freestanding commercial building in central Tucson, AZ, approximately 9,000 SF, built in 1936
- Under C‑2 zoning, currently operating as a video production studio with spacious open studio areas and high ceilings
- Includes private offices and conference space, plus living quarters for on‑site management or extra workspace
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
$105,029
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
3.50%
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%
$2,100,580
$2.1M
Cap Rate 7%
$1,500,414
$1.5M
Cap Rate 9%
$1,166,989
$1.2M
Market Conditions
NOI Build-Up for 9,126 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
$180.7K $19.80/SF
− Vacancy
−$40.7K −$4.46/SF
EGI
$140.0K $15.35/SF
− OpEx
−$35.0K −$3.84/SF
NOI
$105.0K $11.51/SF
Area
ZIP 85705
Vacancy
22.50%
Lease Rate
$19.80 /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%
$2,100,580
Cap Rate 7%
$1,500,414
Cap Rate 9%
$1,166,989
Alternative Uses
Best Use
Office B
$1.50M
$1.31M – $1.75M
NOI $105,029 @ 7.0% cap · market cap 3.50%
Second Best
Mixed Use
$1.29M
$1.13M – $1.51M
NOI $90,347 @ 7.0% cap · market cap 3.01%
Theoretical Best
Office A
$2.10M
$1.84M – $2.45M
NOI $147,000 @ 7.0% cap · market cap 4.90%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Heavy power
Location Intelligence
Trade Area within ½ mile
934
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 Office in Tucson, AZ
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Creative space - Freestanding building with open studio space, private offices, and garage access, plus on-site living quarters under C-2 zoning.
Where is this creative space located?
The property is located at 2549 Oracle Road Tucson, AZ.
What is the asking price?
The asking price for this property is $3,000,000.
What are key features of this property?
This property features: Freestanding commercial building in central Tucson, AZ, approximately 9,000 SF, built in 1936; Under C‑2 zoning, currently operating as a video production studio with spacious open studio areas and high ceilings; Includes private offices and conference space, plus living quarters for on‑site management or extra workspace
