Updated Two-Unit
For Sale
$460,000
3025 N Olsen Ave, Tucson, AZ 85719
Separate front and rear residences offer distinct kitchens and laundry facilities on an R-2-zoned lot.
Property Size2,013 SF
Price / SF$228.51
Days on Market406
Property Features for 3025 N Olsen Ave
General Information
Standard status
Active
Size
2,013 SF
Property subtype
Multi-Family
Zoning
R-2
Units
Unit Mix
1 x 3BR/2BA, 1 x 1BR/1BA
Multifamily Units
2
Additional Details
Asking Price
$480,000
Building Details
Year Built
1948
Listing Agency:
Tierra Antigua Realty
(520) 615-8400
Listed By:
Jason K Foster
Source:
Exploretucsonproperties
Added: Jul 22, 2025
Changed: Aug 30
Last Checked: Aug 30 at 5:58PM
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 Tierra Antigua Realty
Investment Insights
Based on property information with market context.
This Tucson duplex contains two attached residences with separate living arrangements. Front Unit A measures approximately 1413 square feet and includes three bedrooms, two bathrooms, tile flooring throughout, tongue-and-groove wood ceilings, an updated kitchen, and a laundry closet. Rear Unit B provides approximately 600 square feet with one bedroom, one bathroom, a kitchen, and its own laundry facilities. The combined property size is 2013 square feet, and the building was constructed in 1948.
The large lot is zoned R-2 and is described as having potential for an additional unit or ADU, subject to buyer investigation. The property is located at 3025 N Olsen Ave in Tucson, near the University of Arizona and mid-town activities.
The large lot is zoned R-2 and is described as having potential for an additional unit or ADU, subject to buyer investigation. The property is located at 3025 N Olsen Ave in Tucson, near the University of Arizona and mid-town activities.
Key Highlights
- Two attached units totaling 2013 square feet
- Front Unit A: approximately 1413 square feet with 3 bedrooms and 2 bathrooms
- Rear Unit B: approximately 600 square feet with 1 bedroom and 1 bathroom
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
$22,557
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
4.90%
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%
$451,140
$451.1K
Cap Rate 7%
$322,243
$322.2K
Cap Rate 9%
$250,633
$250.6K
Market Conditions
NOI Build-Up for 2,013 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
$35.0K $17.40/SF
− Vacancy
−$2.8K −$1.39/SF
EGI
$32.2K $16.01/SF
− OpEx
−$9.7K −$4.80/SF
NOI
$22.6K $11.21/SF
Area
Tucson, AZ
Vacancy
8.00%
Lease Rate
$17.40 /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%
$451,140
Cap Rate 7%
$322,243
Cap Rate 9%
$250,633
Alternative Uses
Best Use
Multifamily LT 5
$322.2K
$282.0K – $376.0K
NOI $22,557 @ 7.0% cap · market cap 4.90%
Second Best
Apartment 5plus
$295.5K
$258.6K – $344.7K
NOI $20,684 @ 7.0% cap · market cap 4.50%
Theoretical Best
Office A
$522.9K
$457.6K – $610.1K
NOI $36,605 @ 7.0% cap · market cap 7.96%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
1,188
Businesses Nearby
Explore this area
Business Placement
Demographics for 85719, AZ
46,242
Population
21,707
Households
2.1
Avg Household Size
27
Median Age
46%
College-Educated
93%
High-School Grad
8.0 sq mi
ZIP Area
5,780
Density / Sq Mi
$41,086
Median Household Income
$17,430
Median Earnings
$1,051
Median Rent
$266,900
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 - Separate front and rear residences offer distinct kitchens and laundry facilities on an R-2-zoned lot.
Where is this duplex located?
The property is located at 3025 N Olsen Ave Tucson, AZ.
What is the asking price?
The asking price for this property is $460,000.
What are key features of this property?
This property features: Two attached units totaling 2013 square feet; Front Unit A: approximately 1413 square feet with 3 bedrooms and 2 bathrooms; Rear Unit B: approximately 600 square feet with 1 bedroom and 1 bathroom
