Six-Unit Apartment
For Sale
$450,000
301-341 N Pfister Avenue, Sierra Vista, AZ 85635
Multiple Dwellings, Sierra Vista, AZ
Property Size3,900 SF
Lot Size0.67 Acres
Price / SF$115.38
Days on Market178
Property Features for 301-341 N Pfister Avenue
General Information
Property type
Residential Multi Family
Property subtype
Other
Zoning
Multi Family
Bedrooms
12
Bathrooms
72
Full bathrooms
72
Rooms
Bathroom 2, Bathroom 39, Bathroom 32, Bathroom 6, Bathroom 34, Bathroom 66, Bedroom 5, Bathroom 23, Bathroom 57, Bathroom 69, Bedroom 2, Bathroom 56, Bathroom 44, Bathroom 48, Bathroom 51, Bathroom 33, Bathroom 52, Bathroom 12, Bathroom 16, Bathroom 13, Bathroom 21, Bathroom 68, Bathroom 61, Bathroom 35, Bedroom 12, Bathroom 25, Bathroom 65, Bathroom 40, Bathroom 17, Bathroom 20, Bathroom 27, Bathroom 4, Bedroom 3, Bedroom 6, Bedroom 11, Bathroom 63, Bathroom 45, Bathroom 53, Bathroom 15, Bathroom 28, Bathroom 71, Bathroom 9, Bathroom 60, Bathroom 7, Bathroom 37, Bathroom 49, Bathroom 41, Bathroom 43, Bathroom 14, Bathroom 5, Bedroom 4, Bathroom 62, Bathroom 22, Bathroom 70, Bathroom 19, Bathroom 55, Bedroom 9, Bathroom 36, Bathroom 3, Bedroom 8, Bedroom 10, Bathroom 59, Bathroom 1, Bathroom 18, Bathroom 26, Bathroom 72, Bathroom 29, Bathroom 31, Bathroom 8, Bedroom 1, Bathroom 42, Bathroom 46, Bathroom 38, Bathroom 67, Bathroom 30, Bathroom 11, Bedroom 7, Bathroom 47, Bathroom 50, Bathroom 64, Bathroom 24, Bathroom 10, Bathroom 54, Bathroom 58
Appliances
Free-Standing Range, Refrigerator
Subdivision
Fry Town Site
Elementary school
Carmichael Elementary School
Middle school
Joyce Clark Middle School
High school
Buena High School
Elementary school district
Sierra Vista Unified District
Middle school district
Sierra Vista Unified District
High school district
Sierra Vista Unified District
Directions
From main gate of Fort Huachuca on Fry Blvd, go North on Garden Ave, East on Taylor and turn Left on Pfister Ave, to Duplexes on Left (behind Mary's Mission)
Standard status
Active
APN
106-65-030
Lot size
0.67 Acres
Taxes and HOA fees
Tax Year
2025
Tax Description
IN NWSW BY M&B BEG AT INTERSEC OF C/L OF TAYLOR DR & CARROLL DR T HN N26DEG 3MIN 30SEC E157.46' & NE
Tax Annual Amount
1411
Legal Description
IN NWSW BY M&B BEG AT INTERSEC OF C/L OF TAYLOR DR & CARROLL DR T HN N26DEG 3MIN 30SEC E157.46' & NE
Utilities
Sewer type
Public Sewer
Heating system
Natural Gas, Floor Furnace, Wall Furnace
Cooling system
Evaporative Cooling
Amenities
gas heating/cooking
evap cooling
front/rear covered porches
private off-street parking
Building Details
Year built
1956
Number of units
6
Flooring type
Vinyl
Building materials
Painted, Stucco, Block
Roof type
Composition
Listing Agency:
Haymore Real Estate LLC
(520) 458-2711
Listed By:
Robert Zazueta · License #SA528605000
(520) 227-1709
Added: Mar 15
Changed: Aug 25
Last Checked: Sep 8 at 2:06PM
MLS# 7001092
Copyright © 2026 Arizona Regional Multiple Listing Service, Inc. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
This multifamily property comprises three duplex buildings containing six one-bedroom, one-bath residences. Each unit measures approximately 650 square feet, with 3,900 square feet under roof across the property. CBS construction, vinyl flooring, composition roofing, natural-gas heating and cooking, and evaporative cooling serve the units. Residents have access to covered front and rear porches, private off-street parking, city water, and public sewer. Appliances include free-standing ranges and refrigerators.
The property occupies a 2/3-acre lot at 301-341 N Pfister Avenue in Sierra Vista, Arizona, near the main gate of Ft. Huachuca and beside Soldier Park. The setting is described as quiet, with maintained desert landscaping. All six units are occupied under six-month leases. Recent work includes gas-line upgrades and servicing of the evaporative coolers. A no-pets policy is in place.
The property occupies a 2/3-acre lot at 301-341 N Pfister Avenue in Sierra Vista, Arizona, near the main gate of Ft. Huachuca and beside Soldier Park. The setting is described as quiet, with maintained desert landscaping. All six units are occupied under six-month leases. Recent work includes gas-line upgrades and servicing of the evaporative coolers. A no-pets policy is in place.
Key Highlights
- Three duplexes with six 1‑bed/1‑bath units
- Approximately 650 sq.ft. per unit; 3,900 sq.ft. total under roof
- Situated on a 2/3‑acre lot near Ft. Huachuca's main gate
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
Property Profile
Current Use
Lease Details
6
Residential units
100%
Occupancy
Multi-tenant
Tenancy
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
539
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
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Apartment building - Six one-bedroom residences on a 2/3-acre parcel with Multi Family zoning and individual covered porches.
Where is this apartment building located?
The property is located at 301-341 N Pfister Avenue 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 with six 1‑bed/1‑bath units; Approximately 650 sq.ft. per unit; 3,900 sq.ft. total under roof; Situated on a 2/3‑acre lot near Ft. Huachuca's main gate
