Quadplex with Private
For Sale
$745,000
3302-3308 E Glenn St, Tucson, AZ 85716
Four residential units include central air, private outdoor areas, shared laundry, and extensive on-site storage.
Property Size3,348 SF
Price / SF$222.52
Days on Market13
Property Features for 3302-3308 E Glenn St
General Information
Standard status
Active
Size
3,348 SF
Property subtype
Multi-Family
Additional Details
Highway Access
Yes
Multifamily Units
4
Amenities
central air
ceiling fans
private patio
common area patio
laundry room
storage sheds
rainwater harvesting
native pollinator gardens
Building Details
Year Built
1960
Listing Agency:
Mac's Pro Real Estate
Listed By:
Amber D Jordan
(520) 336-9565
Source:
Searchallarizonahouses
Added: Sep 15
Changed: Sep 20
Last Checked: Sep 26 at 7:05AM
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 Mac's Pro Real Estate
Investment Insights
Based on property information with market context.
This four-unit residential property at 3302-3308 E Glenn St includes a great room with dining area, kitchen, refrigerator, gas range, spacious bedrooms, central air, and ceiling fans in each unit. Every residence has a private, shaded, secured 600-square-foot patio. Kitchen doors also connect to a shared patio and common laundry room with washer and dryer. The property includes insulated attics, custom gutters, four storage sheds, a storage and laundry room, a wood shed, and a Rubbermaid tool shed.
The grounds feature four IBC rainwater harvesting containers, passive groundwater harvesting, low-water native and adapted plants, food crops, pollinator gardens, and soil-rebuilding work under a long-term sustainable rental housing demonstration plan. The Tucson location provides access to Banner UMC, I-10, TMC, the University of Arizona, Tucson Botanical Gardens, parks, restaurants, and shopping.
The grounds feature four IBC rainwater harvesting containers, passive groundwater harvesting, low-water native and adapted plants, food crops, pollinator gardens, and soil-rebuilding work under a long-term sustainable rental housing demonstration plan. The Tucson location provides access to Banner UMC, I-10, TMC, the University of Arizona, Tucson Botanical Gardens, parks, restaurants, and shopping.
Key Highlights
- Four residential units configured as a quadplex or two duplexes
- Each unit includes a private, shaded, secured 600‑sq. ft. patio area
- Central air, ceiling fans, refrigerator, and gas range in every unit
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
$37,516
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
5.04%
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%
$750,320
$750.3K
Cap Rate 7%
$535,943
$535.9K
Cap Rate 9%
$416,844
$416.8K
Market Conditions
NOI Build-Up for 3,348 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
$58.3K $17.40/SF
− Vacancy
−$4.7K −$1.39/SF
EGI
$53.6K $16.01/SF
− OpEx
−$16.1K −$4.80/SF
NOI
$37.5K $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%
$750,320
Cap Rate 7%
$535,943
Cap Rate 9%
$416,844
Alternative Uses
Best Use
Multifamily LT 5
$535.9K
$469.0K – $625.3K
NOI $37,516 @ 7.0% cap · market cap 5.04%
Second Best
Apartment 5plus
$491.5K
$430.0K – $573.4K
NOI $34,402 @ 7.0% cap · market cap 4.62%
Theoretical Best
Office A
$869.7K
$761.0K – $1.01M
NOI $60,881 @ 7.0% cap · market cap 8.17%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
4
Residential units
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
1,027
Businesses Nearby
Explore this area
Business Placement
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 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?
Quadplex - Four residential units include central air, private outdoor areas, shared laundry, and extensive on-site storage.
Where is this quadplex located?
The property is located at 3302-3308 E Glenn St Tucson, AZ.
What is the asking price?
The asking price for this property is $745,000.
What are key features of this property?
This property features: Four residential units configured as a quadplex or two duplexes; Each unit includes a private, shaded, secured 600‑sq. ft. patio area; Central air, ceiling fans, refrigerator, and gas range in every unit
