Renovated Duplex with Fenced
For Sale
$349,900
Pending
4146 E Flower St, Tucson, AZ 85712
Two separate residences offer updated interiors, dedicated outdoor areas, and on-site parking in Tucson.
Property Size1,370 SF
Days on Market115
Property Features for 4146 E Flower St
General Information
Standard status
Pending
Size
1,370 SF
Property subtype
Multi-Family
Building Details
Year Built
1950
Listing Agency:
OMNI Homes International
(520) 406-0000
Listed By:
Calvin Case · License #BR526589000
Source:
Viewtucsonhomesforsale
Added: May 9
Changed: Aug 30
Last Checked: Aug 25 at 8:08AM
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 OMNI Homes International
Investment Insights
Based on property information with market context.
This duplex contains two distinct residences: a two-bedroom, one-bath unit and a one-bedroom, one-bath unit. Interior improvements include upgraded kitchens with quartz countertops, recessed lighting, electric ranges, dishwashers, and disposals, along with concrete floors, wood-look ceramic tile, refreshed paint and fixtures, new doors, new windows, ceiling fans, and remodeled bathrooms. The property also includes central air, wall furnace heating, and natural gas service.
Each unit has a separately fenced large yard, with parking available on site. The two-bedroom residence has a new HVAC system, while the one-bedroom unit has new wall-mounted units. Utility infrastructure includes one gas meter, one electric meter, and one water meter. Built in 1950, the property is located at 4146 E Flower Street in Tucson, Arizona.
Each unit has a separately fenced large yard, with parking available on site. The two-bedroom residence has a new HVAC system, while the one-bedroom unit has new wall-mounted units. Utility infrastructure includes one gas meter, one electric meter, and one water meter. Built in 1950, the property is located at 4146 E Flower Street in Tucson, Arizona.
Key Highlights
- Two‑bedroom, one‑bath unit paired with a one‑bedroom, one‑bath unit
- Separately fenced large yards for both residences
- Upgraded kitchens with quartz countertops and recessed lighting
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
$15,352
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
4.39%
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%
$307,040
$307.0K
Cap Rate 7%
$219,314
$219.3K
Cap Rate 9%
$170,578
$170.6K
Market Conditions
NOI Build-Up for 1,370 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
$23.8K $17.40/SF
− Vacancy
−$1.9K −$1.39/SF
EGI
$21.9K $16.01/SF
− OpEx
−$6.6K −$4.80/SF
NOI
$15.4K $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%
$307,040
Cap Rate 7%
$219,314
Cap Rate 9%
$170,578
Alternative Uses
Best Use
Multifamily LT 5
$219.3K
$191.9K – $255.9K
NOI $15,352 @ 7.0% cap · market cap 4.39%
Second Best
Apartment 5plus
$201.1K
$176.0K – $234.6K
NOI $14,077 @ 7.0% cap · market cap 4.02%
Theoretical Best
Office A
$355.9K
$311.4K – $415.2K
NOI $24,913 @ 7.0% cap · market cap 7.12%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
954
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 separate residences offer updated interiors, dedicated outdoor areas, and on-site parking in Tucson.
Where is this duplex located?
The property is located at 4146 E Flower St Tucson, AZ.
What is the asking price?
The asking price for this property is $349,900.
What are key features of this property?
This property features: Two‑bedroom, one‑bath unit paired with a one‑bedroom, one‑bath unit; Separately fenced large yards for both residences; Upgraded kitchens with quartz countertops and recessed lighting
