Brick Duplex with Private
For Sale
$340,000
Pending
4138 E Pima St, Tucson, AZ 85712
Two residential units include central air, private yard areas, storage buildings, and off-street parking.
Property Size1,704 SF
Days on Market120
Property Features for 4138 E Pima St
General Information
Standard status
Pending
Size
1,704 SF
Property subtype
Multi-Family
Units
Unit Mix
2 x 2BR/1BA
Multifamily Units
2
Amenities
central air conditioning
electric heat
natural gas water heaters
private backyard spaces
exterior storage buildings
off-street parking
Building Details
Year Built
1962
Buildings
1
Construction
brick
Listing Agency:
Real Broker
(520) 495-0099
Listed By:
Kaukaha S Watanabe · License #SA584368000
Source:
Viewtucsonhomesforsale
Added: May 4
Changed: Aug 30
Last Checked: Aug 30 at 3:29PM
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 Real Broker
Investment Insights
Based on property information with market context.
Built in 1962, this brick duplex contains two 2 Bedroom/1 Bathroom residences, each measuring 852 square feet. The 1,704-square-foot property offers central air conditioning, electric heat, and natural gas water heaters in both units. Each residence also includes a private backyard area, while exterior storage buildings and off-street parking add practical functionality.
The property is located at 4138 E Pima St in Tucson, Arizona, near the University of Arizona, major employers, shopping, dining, and parks. Its two-unit configuration and separately defined outdoor areas provide a straightforward residential income property format.
The property is located at 4138 E Pima St in Tucson, Arizona, near the University of Arizona, major employers, shopping, dining, and parks. Its two-unit configuration and separately defined outdoor areas provide a straightforward residential income property format.
Key Highlights
- Two 2 Bedroom/1 Bathroom units, each 852 sq ft
- 1,704‑square‑foot duplex built in 1962
- Brick construction with central air conditioning and electric heat
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
$19,094
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
5.62%
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%
$381,880
$381.9K
Cap Rate 7%
$272,771
$272.8K
Cap Rate 9%
$212,156
$212.2K
Market Conditions
NOI Build-Up for 1,704 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
$29.6K $17.40/SF
− Vacancy
−$2.4K −$1.39/SF
EGI
$27.3K $16.01/SF
− OpEx
−$8.2K −$4.80/SF
NOI
$19.1K $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%
$381,880
Cap Rate 7%
$272,771
Cap Rate 9%
$212,156
Alternative Uses
Best Use
Multifamily LT 5
$272.8K
$238.7K – $318.2K
NOI $19,094 @ 7.0% cap · market cap 5.62%
Second Best
Apartment 5plus
$250.1K
$218.9K – $291.8K
NOI $17,509 @ 7.0% cap · market cap 5.15%
Theoretical Best
Office A
$442.7K
$387.3K – $516.4K
NOI $30,986 @ 7.0% cap · market cap 9.11%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
1,435
Businesses Nearby
Explore this area
Business Placement
Demographics for 85712, AZ
33,108
Population
18,215
Households
1.8
Avg Household Size
44
Median Age
37%
College-Educated
90%
High-School Grad
6.8 sq mi
ZIP Area
4,869
Density / Sq Mi
$48,185
Median Household Income
$39,090
Median Earnings
$947
Median Rent
$250,400
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 residential units include central air, private yard areas, storage buildings, and off-street parking.
Where is this duplex located?
The property is located at 4138 E Pima St Tucson, AZ.
What is the asking price?
The asking price for this property is $340,000.
What are key features of this property?
This property features: Two 2 Bedroom/1 Bathroom units, each 852 sq ft; 1,704‑square‑foot duplex built in 1962; Brick construction with central air conditioning and electric heat
