Quadplex With Private
For Sale
$745,000
33023308 3302-3308 E Glenn St, Tucson, AZ 85716
Four residential units offer central air, private outdoor areas, and shared laundry facilities.
Property Size3,348 SF
Price / SF$222.52
Days on Market9
Property Features for 33023308 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
Building Details
Year Built
1960
Listing Agency:
Mac's Pro Real Estate
Listed By:
Amber D Jordan
(520) 336-9565
Source:
Azonthemove
Added: Sep 18
Last Checked: Sep 24 at 2:29PM
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, built in 1960, is configured as a quadplex or two duplex buildings. Each unit includes a great room with dining space, a kitchen equipped with a refrigerator and gas range, spacious bedrooms, central air, and ceiling fans throughout. Private shaded patios provide 600 square feet per unit, while a shared patio connects the buildings to a common laundry room with a washer and dryer.
The property also includes insulated attics, custom gutters, four storage sheds, a storage and laundry room, a small wood shed, and a Rubbermaid tool shed. Four IBC rainwater harvesting containers, passive groundwater harvesting, native and adapted plantings, food crops, pollinator gardens, and soil-rebuilding elements are part of a long-term sustainable rental housing demonstration plan. Located at 3302-3308 E Glenn St in Tucson, the property offers access to Banner UMC, I-10, TMC, the U of A, Tucson Botanical Gardens, parks, restaurants, and shopping.
The property also includes insulated attics, custom gutters, four storage sheds, a storage and laundry room, a small wood shed, and a Rubbermaid tool shed. Four IBC rainwater harvesting containers, passive groundwater harvesting, native and adapted plantings, food crops, pollinator gardens, and soil-rebuilding elements are part of a long-term sustainable rental housing demonstration plan. Located at 3302-3308 E Glenn St in Tucson, the property offers access to Banner UMC, I-10, TMC, the U of A, Tucson Botanical Gardens, parks, restaurants, and shopping.
Key Highlights
- Four‑unit quadplex configured as two duplex buildings
- 600‑square‑foot private shaded patio for each unit
- 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
63
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
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Frequently Asked Questions
What type of property is this?
Quadplex - Four residential units offer central air, private outdoor areas, and shared laundry facilities.
Where is this quadplex located?
The property is located at 33023308 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‑unit quadplex configured as two duplex buildings; 600‑square‑foot private shaded patio for each unit; Central air, ceiling fans, refrigerator, and gas range in every unit
