Duplex with Private
For Sale
$375,000
3422 N Fontana Avenue, Tucson, AZ 85705
Two matching residences offer separate utility meters, private outdoor areas, and low-maintenance tile flooring.
Property Size1,680 SF
Days on Market353
Property Features for 3422 N Fontana Avenue
General Information
Standard status
Active
Size
1,680 SF
Property subtype
Duplex
Units
Unit Mix
2 x 2BR/2BA
Multifamily Units
2
Amenities
walled private backyards
Security System
Central Air
Ceiling Fan(s)
Heat Pump
Disposal
Electric Range
Dishwasher
Refrigerator
Patio, Porch, Sewer Connected, Phone Connected, Shingle
Building Details
Building Size
1,680 SF
Year Built
2000
Buildings
1
Listing Agency:
Tierra Antigua Realty
(520) 544-2335
Listed By:
Todd Helmick
Source:
Kw
Added: Sep 13, 2025
Changed: Aug 30
Last Checked: Aug 30 at 9:20PM
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.
Built in 2000, this duplex contains two matching residences, each arranged with two bedrooms and two full bathrooms. Both units feature tile flooring, central air, ceiling fans, heat pumps, electric ranges, dishwashers, refrigerators, and disposals. Walled private backyards provide dedicated outdoor space for each residence, while patios and porches add to the exterior amenities.
The property has separate utility meters, a recently replaced shingle roof, new exterior paint, and connected sewer and phone service. Additional improvements include a security system. The owner has occupied one of the residences and has maintained the property with ongoing attention. Located at 3422 N Fontana Avenue in Tucson, Arizona, the duplex offers a configuration suited to rental ownership, owner occupancy, or extended-family use.
The property has separate utility meters, a recently replaced shingle roof, new exterior paint, and connected sewer and phone service. Additional improvements include a security system. The owner has occupied one of the residences and has maintained the property with ongoing attention. Located at 3422 N Fontana Avenue in Tucson, Arizona, the duplex offers a configuration suited to rental ownership, owner occupancy, or extended-family use.
Key Highlights
- Two matching units, each with 2 bedrooms and 2 full bathrooms
- Separate utility meters for the residences
- Recently replaced shingle roof
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
$16,229
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
4.33%
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%
$324,580
$324.6K
Cap Rate 7%
$231,843
$231.8K
Cap Rate 9%
$180,322
$180.3K
Market Conditions
NOI Build-Up for 1,680 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
$25.2K $15.00/SF
− Vacancy
−$2.0K −$1.20/SF
EGI
$23.2K $13.80/SF
− OpEx
−$7.0K −$4.14/SF
NOI
$16.2K $9.66/SF
Area
ZIP 85705
Vacancy
8.00%
Lease Rate
$15.00 /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%
$324,580
Cap Rate 7%
$231,843
Cap Rate 9%
$180,322
Alternative Uses
Best Use
Multifamily LT 5
$231.8K
$202.9K – $270.5K
NOI $16,229 @ 7.0% cap · market cap 4.33%
Second Best
Apartment 5plus
$210.3K
$184.1K – $245.4K
NOI $14,724 @ 7.0% cap · market cap 3.93%
Theoretical Best
Office A
$386.6K
$338.3K – $451.0K
NOI $27,061 @ 7.0% cap · market cap 7.22%
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
1,193
Businesses Nearby
Explore this area
Business Placement
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 Multifamily in West region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Duplex - Two matching residences offer separate utility meters, private outdoor areas, and low-maintenance tile flooring.
Where is this duplex located?
The property is located at 3422 N Fontana Avenue Tucson, AZ.
What is the asking price?
The asking price for this property is $375,000.
What are key features of this property?
This property features: Two matching units, each with 2 bedrooms and 2 full bathrooms; Separate utility meters for the residences; Recently replaced shingle roof
