Freestanding Barbershop and School
For Sale
Under Contract
$350,000
3232 N Stone Avenue, Tucson, AZ 85705
COMMERCIAL - Tucson, AZ
Property Size1,892 SF
Lot Size0.22 Acres
Price / SF$184.99
Days on Market46
Property Features for 3232 N Stone Avenue
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
Tucson - C2
Parking features
Fenced
Window features
Double Pane Windows
Fencing
Chain Link
Lot features
North/ South Exposure
Directions
North on Stone, 2 blocks North of Fort Lowell, SE corner of Navajo.
Subdivision
North
Standard status
Active Under Contract
APN
106030550
Size
1,892 SF
Lot size
0.22 Acres
Taxes and HOA fees
Tax Year
2025
Tax Description
SAWTELLE PLACE W200' S50' LOT 2 BLK 4
Tax Annual Amount
4913
Legal Description
SAWTELLE PLACE W200' S50' LOT 2 BLK 4
Utilities
Heating system
Natural Gas
Cooling system
Central Air, Ceiling Fan(s)
Water source
Public
Building Details
Year built
2009
Building materials
Frame - Stucco
Roof type
Rolled Hot Mop
Listing Agency:
Realty Executives Arizona Territory · Realty Executives International
(520) 877-4940
Listed By:
Angel Manuel Rodriguez · License #SA658675000
(520) 429-0246
Added: Jul 1
Changed: Aug 4
Last Checked: Aug 15 at 10:06PM
MLS# 22616304
Copyright © 2026 Multiple Listing Service of Southern Arizona. 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.
Freestanding commercial building of approximately 1,892 square feet on a 0.22-acre lot. The property is currently operating as a barbershop and a barber school, and its layout supports a range of retail and service configurations. Zoned C-2, the site is presented as flexible for other commercial uses as well.
Located at 3232 N Stone Avenue in central Tucson (Pima County). The listing notes strong visibility and suitability for buyers seeking a commercial property that can continue operating in its current use or be adapted for other C-2 permitted activities.
Located at 3232 N Stone Avenue in central Tucson (Pima County). The listing notes strong visibility and suitability for buyers seeking a commercial property that can continue operating in its current use or be adapted for other C-2 permitted activities.
Key Highlights
- Freestanding commercial building in central Tucson built in 2009
- C‑2 zoning offers flexibility for retail, service, office, or other commercial uses
- Currently operating as a barbershop and barber school
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
$18,533
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
5.30%
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%
$370,660
$370.7K
Cap Rate 7%
$264,757
$264.8K
Cap Rate 9%
$205,922
$205.9K
Market Conditions
NOI Build-Up for 1,892 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
$29.5K $15.60/SF
− Vacancy
−$3.0K −$1.61/SF
EGI
$26.5K $13.99/SF
− OpEx
−$7.9K −$4.20/SF
NOI
$18.5K $9.80/SF
Area
ZIP 85705
Vacancy
10.30%
Lease Rate
$15.60 /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%
$370,660
Cap Rate 7%
$264,757
Cap Rate 9%
$205,922
Alternative Uses
Best Use
Retail
$264.8K
$231.7K – $308.9K
NOI $18,533 @ 7.0% cap · market cap 5.30%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$435.4K
$381.0K – $507.9K
NOI $30,476 @ 7.0% cap · market cap 8.71%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
914
Businesses Nearby
244k
Monthly Visits Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Foot Traffic Nearby
Superstores 51%
Shops & Services 22%
Dining 15%
Apparel 8%
Target
Superstores
124,414 visits/mo
0.5 miles
dd's DISCOUNTS
Shops & Services
20,040 visits/mo
0.4 miles
Boot Barn
Apparel
19,504 visits/mo
0.5 miles
Carl's Jr.
Dining
13,610 visits/mo
0.4 miles
Eegee's
Dining
12,298 visits/mo
0.4 miles
Demographics for 85705, AZ
56,711
Population
29,145
Households
1.9
Avg Household Size
36
Median Age
20%
College-Educated
80%
High-School Grad
13.6 sq mi
ZIP Area
4,170
Density / Sq Mi
$36,606
Median Household Income
$27,220
Median Earnings
$924
Median Rent
$113,700
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.
Similar Off Market Nearby
- LaParlle Same Day Tucson Flower Delivery — 2700 N Oracle Rd, Tucson, AZ 85705, United States
- Flowers By Florian — 3398 N Fontana Ave, Tucson, AZ 85705
- Artemis Designs — 2943 N Stone Ave, Tucson, AZ 85705
Frequently Asked Questions
What type of property is this?
Storefront property - C-2 zoned freestanding building currently operating as a barbershop and barber school in Tucson.
Where is this storefront property located?
The property is located at 3232 N Stone Avenue Tucson, AZ.
What is the asking price?
The asking price for this property is $350,000.
What are key features of this property?
This property features: Freestanding commercial building in central Tucson built in 2009; C‑2 zoning offers flexibility for retail, service, office, or other commercial uses; Currently operating as a barbershop and barber school
