Mixed-Use Retail and Office
For Sale
$1,495,000
2561 E Fort Lowell Road, Tucson, AZ 85716
C1-zoned commercial property combining retail and office space across two listed addresses.
Property Size5,362 SF
Days on Market111
Property Features for 2561 E Fort Lowell Road
General Information
Standard status
Active
Size
5,362 SF
Property subtype
Commercial
Zoning
Tucson - C1
Taxes and HOA fees
Annual Taxes
$7,957
Building Details
Building Size
5,362 SF
Year Built
1964
Buildings
2
Listing Agency:
Long Realty
(520) 370-7624
Listed By:
Veronica Lynne Vondrak
(520) 370-7624
Source:
Canteraland
Added: Apr 23
Changed: Aug 6
Last Checked: Aug 10 at 11:21AM
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 Long Realty
Investment Insights
Based on property information with market context.
This mixed-use commercial property brings together retail and office space within a single offering. The sale includes 2561 E Fort Lowell Road and 2569 E Fort Lowell Road in Tucson, providing a two-address configuration for commercial ownership or occupancy. The property carries Tucson C1 zoning, and the improvements date to 1964.
The retail and office mix supports multiple commercial functions within the asset, while the two included addresses define the scope of the offering. Located on E Fort Lowell Road, the property is positioned within Tucson and may suit an owner-user or investor seeking a combination of retail and office space.
The retail and office mix supports multiple commercial functions within the asset, while the two included addresses define the scope of the offering. Located on E Fort Lowell Road, the property is positioned within Tucson and may suit an owner-user or investor seeking a combination of retail and office space.
Key Highlights
- Retail and office space included in one mixed‑use property
- Tucson C1 zoning
- Sale includes 2561 E Fort Lowell Road and 2569 E Fort Lowell Road
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
$78,352
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
5.24%
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%
$1,567,040
$1.6M
Cap Rate 7%
$1,119,314
$1.1M
Cap Rate 9%
$870,578
$870.6K
Market Conditions
NOI Build-Up for 5,362 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
$115.8K $21.60/SF
− Vacancy
−$11.4K −$2.12/SF
EGI
$104.5K $19.48/SF
− OpEx
−$26.1K −$4.87/SF
NOI
$78.4K $14.61/SF
Area
Tucson, AZ
Vacancy
9.80%
Lease Rate
$21.60 /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%
$1,567,040
Cap Rate 7%
$1,119,314
Cap Rate 9%
$870,578
Alternative Uses
Best Use
Office B
$1.12M
$979.4K – $1.31M
NOI $78,352 @ 7.0% cap · market cap 5.24%
Second Best
Mixed Use
$941.0K
$823.4K – $1.10M
NOI $65,872 @ 7.0% cap · market cap 4.41%
Theoretical Best
Office A
$1.39M
$1.22M – $1.63M
NOI $97,504 @ 7.0% cap · market cap 6.52%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
803
Businesses Nearby
Explore this area
Business Placement
Demographics for 85716, AZ
31,521
Population
19,025
Households
1.7
Avg Household Size
39
Median Age
42%
College-Educated
92%
High-School Grad
7.2 sq mi
ZIP Area
4,378
Density / Sq Mi
$47,009
Median Household Income
$33,367
Median Earnings
$1,021
Median Rent
$300,900
Median Home Value
Market
Vacancy Rate% for Office in Tucson, AZ
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Mixed-use property - C1-zoned commercial property combining retail and office space across two listed addresses.
Where is this mixed-use property located?
The property is located at 2561 E Fort Lowell Road Tucson, AZ.
What is the asking price?
The asking price for this property is $1,495,000.
What are key features of this property?
This property features: Retail and office space included in one mixed‑use property; Tucson C1 zoning; Sale includes 2561 E Fort Lowell Road and 2569 E Fort Lowell Road
