Duplex Investment Property with Six
For Sale
$450,000
301-341 N Pfister N Avenue 3, Sierra Vista, AZ 85635
Three duplexes totaling six one-bedroom units with gas heat, evaporative cooling, and private off-street parking.
Property Size3,900 SF
Lot Size0.67 Acres
Price / SF$115.38
Days on Market112
Property Features for 301-341 N Pfister N Avenue 3
General Information
Standard status
Active
Size
3,900 SF
Lot size
0.67 Acres
Property subtype
Multi Family
Occupancy
100%
Additional Details
Business Included
Yes
Multifamily Units
6
Taxes and HOA fees
Annual Taxes
$1,411
Building Details
Year Built
1956
Tenancy
Multi
Listing Agency:
Haymore Real Estate LLC
(520) 227-1709
Listed By:
Robert Zazueta · License #SA528605000
(520) 227-1709
Source:
Exitrealty
Added: Apr 19
Changed: Aug 8
Last Checked: Aug 8 at 7:35AM
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 Haymore Real Estate LLC
Investment Insights
Based on property information with market context.
This property consists of three duplex buildings providing six total one-bedroom, one-bath units. The homes are constructed with CBS construction and are supported by gas heating and gas cooking, along with evaporative cooling. Each unit features front and rear covered porches, and residents have private off-street parking. City water serves the property. The units are currently fully occupied under six-month leases. Recent improvements include gas line upgrades, and all coolers have been serviced.
The duplexes are positioned on a 2/3-acre lot in the West End area of Sierra Vista, near Fort Huachuca’s main gate. The setting is described as quiet and is located next to Soldier Park. Landscaping is maintained with desert landscaping.
For prospective owners or investors, the operating profile includes consistently configured 1/1 layouts across six units, each with covered porch space and in-unit mechanicals for year-round comfort. The property’s current occupancy and existing six-month lease terms may appeal to buyers seeking a working rental portfolio. A no-pets policy is in place, and management considerations include maintaining the serviced cooling systems and ongoing upkeep of the desert landscaping.
The duplexes are positioned on a 2/3-acre lot in the West End area of Sierra Vista, near Fort Huachuca’s main gate. The setting is described as quiet and is located next to Soldier Park. Landscaping is maintained with desert landscaping.
For prospective owners or investors, the operating profile includes consistently configured 1/1 layouts across six units, each with covered porch space and in-unit mechanicals for year-round comfort. The property’s current occupancy and existing six-month lease terms may appeal to buyers seeking a working rental portfolio. A no-pets policy is in place, and management considerations include maintaining the serviced cooling systems and ongoing upkeep of the desert landscaping.
Key Highlights
- Three duplexes (6 total 1BD/1BA units) built in 1956 on a 2/3‑acre lot
- Approx. 650 SF per unit; total under‑roof area of 3,900 SF
- CBS construction with gas heating/cooking and evaporative cooling
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
$20,379
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
4.53%
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%
$407,580
$407.6K
Cap Rate 7%
$291,129
$291.1K
Cap Rate 9%
$226,433
$226.4K
Market Conditions
NOI Build-Up for 3,900 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
$35.6K $9.12/SF
− Vacancy
−$6.5K −$1.66/SF
EGI
$29.1K $7.46/SF
− OpEx
−$8.7K −$2.24/SF
NOI
$20.4K $5.23/SF
Area
Cochise County, AZ
Vacancy
18.15%
Lease Rate
$9.12 /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%
$407,580
Cap Rate 7%
$291,129
Cap Rate 9%
$226,433
Alternative Uses
Best Use
Multifamily LT 5
$291.1K
$254.7K – $339.7K
NOI $20,379 @ 7.0% cap · market cap 4.53%
Second Best
Apartment 5plus
$264.7K
$231.6K – $308.9K
NOI $18,531 @ 7.0% cap · market cap 4.12%
Theoretical Best
Specialty Retail
$577.9K
$505.7K – $674.2K
NOI $40,453 @ 7.0% cap · market cap 8.99%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
6
Residential units
100%
Occupancy
Multi-tenant
Tenancy
Turnkey business
Opportunity
Location Intelligence
Trade Area within ½ mile
674
Businesses Nearby
Explore this area
Business Placement
Demographics for 85635, AZ
35,095
Population
17,138
Households
2
Avg Household Size
41
Median Age
31%
College-Educated
92%
High-School Grad
68.1 sq mi
ZIP Area
515
Density / Sq Mi
$60,822
Median Household Income
$42,247
Median Earnings
$985
Median Rent
$218,100
Median Home Value
Market
Vacancy Rate% for Multifamily in West region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Duplex - Three duplexes totaling six one-bedroom units with gas heat, evaporative cooling, and private off-street parking.
Where is this duplex located?
The property is located at 301-341 N Pfister N Avenue 3 Sierra Vista, AZ.
What is the asking price?
The asking price for this property is $450,000.
What are key features of this property?
This property features: Three duplexes (6 total 1BD/1BA units) built in 1956 on a 2/3‑acre lot; Approx. 650 SF per unit; total under‑roof area of 3,900 SF; CBS construction with gas heating/cooking and evaporative cooling
