Storefront Commercial
For Sale
$420,000
2800 South 4th Avenue, Tucson, AZ 85713
Storefront commercial building with SB2 zoning at a prominent South Tucson intersection.
Property Size1,800 SF
Lot Size1.07 Acres
Price / SF$233.33
Days on Market52
Property Features for 2800 South 4th Avenue
General Information
Standard status
Active
Size
1,800 SF
Lot size
1.07 Acres
Property subtype
Industrial
Zoning
SB2
Site & Location
Highway Access
Yes
Road Access
Yes
Additional Details
Land Use
commercial, mixed-use
Listing Agency:
(520) 323-5146
Listed By:
Alex Demeroutis
(520) 323-5146
Source:
Cbre
Added: Jul 11
Changed: Aug 30
Last Checked: Aug 30 at 1:36PM
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 Alex Demeroutis
Investment Insights
Based on property information with market context.
This storefront commercial building occupies a 1,800-square-foot property on approximately 1.0748 acres. The site carries SB2 zoning and is positioned at a prominent intersection in South Tucson.
The property is approximately 8 minutes from downtown Tucson and near the I-10 and I-19 corridors, providing access to citywide routes. Its storefront configuration and commercial zoning support evaluation for retail or mixed-use applications.
The property is approximately 8 minutes from downtown Tucson and near the I-10 and I-19 corridors, providing access to citywide routes. Its storefront configuration and commercial zoning support evaluation for retail or mixed-use applications.
Key Highlights
- 1,800‑square‑foot storefront commercial building
- Approximately 1.0748‑acre site
- SB2 zoning
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
$23,735
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
5.65%
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%
$474,700
$474.7K
Cap Rate 7%
$339,071
$339.1K
Cap Rate 9%
$263,722
$263.7K
Market Conditions
NOI Build-Up for 1,800 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
$36.1K $20.04/SF
− Vacancy
−$2.2K −$1.20/SF
EGI
$33.9K $18.84/SF
− OpEx
−$10.2K −$5.65/SF
NOI
$23.7K $13.19/SF
Area
ZIP 85713
Vacancy
6.00%
Lease Rate
$20.04 /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%
$474,700
Cap Rate 7%
$339,071
Cap Rate 9%
$263,722
Alternative Uses
Best Use
Retail
$339.1K
$296.7K – $395.6K
NOI $23,735 @ 7.0% cap · market cap 5.65%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$440.6K
$385.6K – $514.1K
NOI $30,845 @ 7.0% cap · market cap 7.34%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Highway access
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
619
Businesses Nearby
182k
Monthly Visits Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Foot Traffic Nearby
Groceries 47%
Dining 36%
Shops & Services 12%
Apparel 4%
El Super
Groceries
56,704 visits/mo
0.4 miles
Food City Arizona
Groceries
29,224 visits/mo
0.4 miles
Circle K
Shops & Services
14,214 visits/mo
0.3 miles
Panda Express
Dining
14,053 visits/mo
0.4 miles
Jack in the Box
Dining
12,675 visits/mo
0.4 miles
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 Retail in Tucson, AZ
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
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Frequently Asked Questions
What type of property is this?
Storefront property - Storefront commercial building with SB2 zoning at a prominent South Tucson intersection.
Where is this storefront property located?
The property is located at 2800 South 4th Avenue Tucson, AZ.
What is the asking price?
The asking price for this property is $420,000.
What are key features of this property?
This property features: 1,800‑square‑foot storefront commercial building; Approximately 1.0748‑acre site; SB2 zoning
