Office Unit With Private
For Sale
Contact for pricing
405 W COOL DR, Oro Valley, AZ 85704
C-2 zoning, dedicated parking, and association-maintained exteriors support efficient business operations.
Property Size1,320 SF
Price / SF$226.52
Days on Market11
Property Features for 405 W COOL DR
General Information
Standard status
Active
Size
1,320 SF
Property subtype
Office
Zoning
C-2
Additional Details
Asking Price
$299,000
Sprinkler System
Yes
Office Units
1
Building Details
Year Built
2003
Units
1
Listing Agency:
Goldsmith Real Estate
(520) 219-3100
Listed By:
Ellen Golden · License #AZ BR522828000
Source:
Crexi
Added: Aug 1
Changed: Aug 9
Last Checked: Aug 10 at 12:09PM
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 Goldsmith Real Estate
Investment Insights
Based on property information with market context.
This 1,320 SF office condo, built in 2003, offers a practical layout for professional operations. The interior includes three private offices, a conference room, reception area, storage and file space, breakroom with kitchen, and an ADA-compliant restroom. Fire sprinklers and an HVAC system approximately four years old are also in place.
The unit is located at 405 W Cool Dr, Suite 103, in a business complex in Oro Valley. Four covered parking spaces are provided, with additional uncovered client parking positioned directly at the entrance. Oro Valley C-2 zoning accommodates office and commercial uses. The owners association maintains the roof, exterior painting, and landscaping, reducing exterior maintenance responsibilities for the occupant or owner.
The unit is located at 405 W Cool Dr, Suite 103, in a business complex in Oro Valley. Four covered parking spaces are provided, with additional uncovered client parking positioned directly at the entrance. Oro Valley C-2 zoning accommodates office and commercial uses. The owners association maintains the roof, exterior painting, and landscaping, reducing exterior maintenance responsibilities for the occupant or owner.
Key Highlights
- 1,320 SF office condo with three private offices and a conference room
- Reception area, storage and file space, breakroom with kitchen, and ADA‑compliant restroom
- Four covered parking spaces plus additional uncovered client parking at the door
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
$20,886
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
6.99%
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%
$417,720
$417.7K
Cap Rate 7%
$298,371
$298.4K
Cap Rate 9%
$232,067
$232.1K
Market Conditions
NOI Build-Up for 1,320 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
$31.0K $23.52/SF
− Vacancy
−$3.2K −$2.42/SF
EGI
$27.8K $21.10/SF
− OpEx
−$7.0K −$5.27/SF
NOI
$20.9K $15.82/SF
Area
Pima County, AZ
Vacancy
10.30%
Lease Rate
$23.52 /SF/Yr
Expense Ratio
25.00%
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%
$417,720
Cap Rate 7%
$298,371
Cap Rate 9%
$232,067
Alternative Uses
Best Use
Office B
$298.4K
$261.1K – $348.1K
NOI $20,886 @ 7.0% cap · market cap 6.99%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$406.0K
$355.2K – $473.6K
NOI $28,417 @ 7.0% cap · market cap 9.50%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
1
Office units
Yes
Sprinkler system
Location Intelligence
Trade Area within ½ mile
588
Businesses Nearby
Explore this area
Business Placement
Demographics for 85704, AZ
34,430
Population
17,827
Households
1.9
Avg Household Size
49
Median Age
51%
College-Educated
95%
High-School Grad
18.2 sq mi
ZIP Area
1,892
Density / Sq Mi
$76,915
Median Household Income
$43,684
Median Earnings
$1,424
Median Rent
$389,000
Median Home Value
Market
Vacancy Rate% for Office in West region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Office units - C-2 zoning, dedicated parking, and association-maintained exteriors support efficient business operations.
Where is this office units located?
The property is located at 405 W COOL DR Oro Valley, AZ.
What is the asking price?
The asking price for this property is $299,000.
What are key features of this property?
This property features: 1,320 SF office condo with three private offices and a conference room; Reception area, storage and file space, breakroom with kitchen, and ADA‑compliant restroom; Four covered parking spaces plus additional uncovered client parking at the door
