Six-Unit Apartment
For Sale
$450,000
301-341 N Pfister Ave Unit 3, Sierra Vista, AZ 85635
Three duplexes offer compact one-bedroom layouts with covered porches and private off-street parking.
Property Size3,900 SF
Lot Size0.67 Acres
Price / SF$115.38
Days on Market173
Property Features for 301-341 N Pfister Ave Unit 3
General Information
Standard status
Active
Size
3,900 SF
Lot size
0.67 Acres
Property subtype
Multi-Family
Occupancy
100%
Units
Unit Mix
6 x 1BR/1BA
Multifamily Units
6
Additional Details
Asking Price
$450,000
Utilities to Site
Yes
Amenities
gas heating/cooking
evap cooling
front/rear covered porches
private off-street parking
desert landscaping
Building Details
Year Built
1956
Buildings
3
Construction
CBS
Listing Agency:
Haymore Real Estate LLC
(520) 227-1709
Listed By:
Robert Zazueta · License #SA528605000
Source:
Anthony.viewalltucsonhomes
Added: Feb 24
Changed: Aug 16
Last Checked: Aug 16 at 8:25AM
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 apartment property comprises three duplex structures with six 1-bed/1-bath units, each approximately 650 sq.ft. The units are built with CBS construction and provide gas heating and cooking, evaporative cooling, city water, and covered porches at the front and rear. Total under-roof area is 3,900 sq.ft. across a 2/3-acre parcel, with private off-street parking and maintained desert landscaping.
The property is located in Sierra Vista’s West End near Ft. Huachuca’s main gate and next to Soldier Park. All six units are occupied under 6-month leases. Recent work includes gas line upgrades and servicing of all coolers. A no-pets policy is in place, and the buildings date to 1956.
The property is located in Sierra Vista’s West End near Ft. Huachuca’s main gate and next to Soldier Park. All six units are occupied under 6-month leases. Recent work includes gas line upgrades and servicing of all coolers. A no-pets policy is in place, and the buildings date to 1956.
Key Highlights
- Six 1‑bed/1‑bath units across three duplexes
- 2/3‑acre lot with 3,900 sq.ft. total under‑roof area
- Approximately 650 sq.ft. per unit with CBS construction
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
$18,531
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
4.12%
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%
$370,620
$370.6K
Cap Rate 7%
$264,729
$264.7K
Cap Rate 9%
$205,900
$205.9K
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
$41.7K $10.68/SF
− Vacancy
−$8.0K −$2.04/SF
EGI
$33.7K $8.64/SF
− OpEx
−$15.2K −$3.89/SF
NOI
$18.5K $4.75/SF
Area
Cochise County, AZ
Vacancy
19.11%
Lease Rate
$10.68 /SF/Yr
Expense Ratio
45.00%
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%
$370,620
Cap Rate 7%
$264,729
Cap Rate 9%
$205,900
Alternative Uses
Best Use
Apartment 5plus
$264.7K
$231.6K – $308.9K
NOI $18,531 @ 7.0% cap · market cap 4.12%
Second Best
—
—
no second resolved use
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
Current Use
Lease Details
6
Residential units
100%
Occupancy
Yes
Utilities to site
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?
Apartment building - Three duplexes offer compact one-bedroom layouts with covered porches and private off-street parking.
Where is this apartment building located?
The property is located at 301-341 N Pfister Ave Unit 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: Six 1‑bed/1‑bath units across three duplexes; 2/3‑acre lot with 3,900 sq.ft. total under‑roof area; Approximately 650 sq.ft. per unit with CBS construction
