Fenced Site on Grant
For Sale
Contact for pricing
3256 & 3266 E Grant Rd, Tucson, AZ 85716
Paved site ideal for service-related business with high traffic.
Property Size6,508 SF
Price / SF$84.51
Days on Market170
Property Features for 3256 & 3266 E Grant Rd
General Information
Standard status
Active
Size
6,508 SF
Class
C
Property subtype
Industrial
Zoning
C-1, R-2
Building Details
Year Built
1956
Buildings
1
Tenancy
Multi
Listing Agency:
Cushman & Wakefield PICOR Commercial Real Estate Services - Tucson, Arizona
(520) 748-7100
Listed By:
Paul Hooker · License #AZ SA117489000
Source:
Crexi
Added: Feb 23
Changed: Aug 8
Last Checked: Aug 8 at 2:49PM
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 Cushman & Wakefield PICOR Commercial Real Estate Services - Tucson, Arizona
Investment Insights
Based on property information with market context.
The property features a fully fenced and paved site area with frontage on Grant Road, which sees over 32,198 cars per day. It is suitable for a service-related business, benefiting from a population of over 277,956 within a five-mile radius. Note that the building at 3266 E Grant Rd has damage to the northwest portion resulting from a recent vehicle collision. The asking price reflects a discount to account for this damage. The property size is 6,508 square feet.
Key Highlights
- High traffic location with over 32,198 cars per day on Grant Road.
- Large population base of over 277,956 within a five‑mile radius, ideal for service‑related business.
- Fully fenced and paved site area.
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
$47,160
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
8.57%
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%
$943,200
$943.2K
Cap Rate 7%
$673,714
$673.7K
Cap Rate 9%
$524,000
$524.0K
Market Conditions
NOI Build-Up for 6,508 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
$71.1K $10.92/SF
− Vacancy
−$3.7K −$0.57/SF
EGI
$67.4K $10.35/SF
− OpEx
−$20.2K −$3.11/SF
NOI
$47.2K $7.25/SF
Area
Tucson, AZ
Vacancy
5.20%
Lease Rate
$10.92 /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%
$943,200
Cap Rate 7%
$673,714
Cap Rate 9%
$524,000
Alternative Uses
Best Use
Retail
$883.7K
$773.3K – $1.03M
NOI $61,861 @ 7.0% cap · market cap 11.25%
Second Best
Industrial
$673.7K
$589.5K – $786.0K
NOI $47,160 @ 7.0% cap · market cap 8.57%
Theoretical Best
Office A
$1.69M
$1.48M – $1.97M
NOI $118,344 @ 7.0% cap · market cap 21.52%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
761
Businesses Nearby
55k
Monthly Visits Nearby
Balanced
Demand for This Use
Explore this area
Business Placement
Foot Traffic Nearby
Shops & Services 50%
Dining 42%
Home Improvements & Furnishings 8%
Jack in the Box
Dining
12,318 visits/mo
0.1 miles
Mister Car Wash
Shops & Services
11,644 visits/mo
0.2 miles
Taco Bell
Dining
10,907 visits/mo
0.2 miles
Wells Fargo
Shops & Services
6,272 visits/mo
0.5 miles
Country Club Ace Hardware
Home Improvements & Furnishings
4,306 visits/mo
0.3 miles
Demographics for 85716, AZ
31,521
Population
19,025
Households
1.7
Avg Household Size
39
Median Age
42%
College-Educated
92%
High-School Grad
7.2 sq mi
ZIP Area
4,378
Density / Sq Mi
$47,009
Median Household Income
$33,367
Median Earnings
$1,021
Median Rent
$300,900
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
- U-Haul at Grant Rd — 3555 E Grant Rd, Tucson, AZ 85716
- U-Haul Moving & Storage at Grant Rd — 2423 N Palo Verde Ave, Tucson, AZ 85716
- Propane Refill at U-Haul — 3555 E Grant Rd, Tucson, AZ 85716
- Trailer Rental at U-Haul — 3555 E Grant Rd, Tucson, AZ 85716
- Journey On — 3862 E Ryan Rd, Tucson, AZ 85716
Frequently Asked Questions
What type of property is this?
Automotive property - Paved site ideal for service-related business with high traffic.
Where is this automotive property located?
The property is located at 3256 & 3266 E Grant Rd Tucson, AZ.
What is the asking price?
The asking price for this property is $550,000.
What are key features of this property?
This property features: High traffic location with over 32,198 cars per day on Grant Road.; Large population base of over 277,956 within a five‑mile radius, ideal for service‑related business.; Fully fenced and paved site area.
