Tenant-Occupied Triplex
For Sale
$3,500,000
41750 S Sasabe Highway, Sasabe, AZ 85633
Residential Income, Pueblo, Ranch, Spanish, Sasabe, AZ
Property Size14,325 SF
Lot Size205.57 Acres
Price / SF$244.33
Days on Market47
Property Features for 41750 S Sasabe Highway
General Information
Property type
Residential Multi Family
Property subtype
Triplex
Zoning
Pima County - RH
Parking
4
Security features
Security Lighting
Patio and Porch features
Patio
Interior features
Adobe, Energy Star Appliance, Wet Bar
Exterior features
Barbecue
Fencing
Barbed Wire
Accessibility
Accessible Approach with Ramp
Appliances
Double Sink, Gas Range, Refrigerator
Lot features
Decorative Gravel, Shrubs, Adjacent to Alley, Hillside Lot
Directions
Located on AZ-286 near the U.S.-Mexico border in the Town of Sasabe.
Subdivision
Pima Southwest
Standard status
Active
APN
302-37-005G
Size
14,325 SF
Lot size
205.57 Acres
Taxes and HOA fees
Tax Year
2025
Tax Description
Legal description exceeds character limit. See Realist report.
Legal Description
Legal description exceeds character limit. See Realist report.
Utilities
Sewer type
Septic Tank
Heating system
Wall Furnace, Propane (Heating), Natural Gas, Floor Furnace
Cooling system
Wall Unit(s), Ceiling Fan(s), Evaporative Cooling
Water source
Well
Building Details
Year built
1943
Number of units
3
Flooring type
Concrete, Vinyl
Building materials
Adobe, Masonry Stucco, Wood Frame
Roof type
Membrane, Rolled Hot Mop, Metal
Architectural style
Spanish, Pueblo, Ranch
Additional Structures
Kennel/Dog Run
Listing Agency:
Indie Realty, LLC
(520) 777-8973
Listed By:
Nathan Allen Morrison
(520) 461-0058
Added: Jul 29
Changed: Sep 13
Last Checked: Sep 13 at 12:06PM
MLS# 22618450
Copyright © 2026 Multiple Listing Service of Southern Arizona. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
This tenant-occupied property comprises multiple residential and commercial improvements totaling 14,325 square feet. The offering includes the Hill Top Bar, Sasabe General Store, U.S. Post Office, and several homes. Buildings feature adobe, masonry stucco, and wood-frame construction, with Pueblo, Ranch, and Spanish architectural elements. Interior details include wet bars, concrete and vinyl flooring, and a mix of propane, natural gas, floor, and wall heating systems. Cooling is provided by evaporative systems, wall units, and ceiling fans.
Located at 41750 S Sasabe Highway in Sasabe, the property is near the Sasabe Port of Entry. Pima County RH zoning applies. Water is supplied by a well, while wastewater service is provided by a septic tank. The improvements date to 1943 and include membrane, metal, and rolled hot-mop roofing.
Located at 41750 S Sasabe Highway in Sasabe, the property is near the Sasabe Port of Entry. Pima County RH zoning applies. Water is supplied by a well, while wastewater service is provided by a septic tank. The improvements date to 1943 and include membrane, metal, and rolled hot-mop roofing.
Key Highlights
- 14,325 square feet of combined property improvements
- Multiple tenant‑occupied residential and commercial buildings
- Includes Hill Top Bar, Sasabe General Store, U.S. Post Office, and several homes
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
$210,783
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
6.02%
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%
$4,215,660
$4.2M
Cap Rate 7%
$3,011,186
$3.0M
Cap Rate 9%
$2,342,033
$2.3M
Market Conditions
NOI Build-Up for 14,325 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
$287.1K $20.04/SF
− Vacancy
−$6.0K −$0.42/SF
EGI
$281.0K $19.62/SF
− OpEx
−$70.3K −$4.90/SF
NOI
$210.8K $14.71/SF
Area
Pima County, AZ
Vacancy
2.10%
Lease Rate
$20.04 /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%
$4,215,660
Cap Rate 7%
$3,011,186
Cap Rate 9%
$2,342,033
Alternative Uses
Best Use
Specialty Retail
$3.01M
$2.63M – $3.51M
NOI $210,783 @ 7.0% cap · market cap 6.02%
Second Best
Retail
$2.70M
$2.36M – $3.15M
NOI $188,894 @ 7.0% cap · market cap 5.40%
Theoretical Best
Office A
$4.41M
$3.85M – $5.14M
NOI $308,389 @ 7.0% cap · market cap 8.81%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Location Intelligence
Trade Area within ½ mile
11
Businesses Nearby
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Business Placement
Demographics for 85633, AZ
51
Population
26
Households
2
Avg Household Size
41
Median Age
64%
High-School Grad
215.3 sq mi
ZIP Area
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Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Multifamily in West region
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Frequently Asked Questions
What type of property is this?
Triplex - Mixed residential and commercial improvements include occupied buildings near the Sasabe Port of Entry.
Where is this triplex located?
The property is located at 41750 S Sasabe Highway Sasabe, AZ.
What is the asking price?
The asking price for this property is $3,500,000.
What are key features of this property?
This property features: 14,325 square feet of combined property improvements; Multiple tenant‑occupied residential and commercial buildings; Includes Hill Top Bar, Sasabe General Store, U.S. Post Office, and several homes
