Remodeled Self-Service Car
For Sale
$895,000
420 W 22nd St, Tucson, AZ 85713
Operating car wash with updated equipment, remodeled systems, and three adjoining vacant lots on a corner parcel.
Property Size3,500 SF
Price / SF$255.71
Days on Market164
Property Features for 420 W 22nd St
General Information
Standard status
Active
Size
3,500 SF
Property subtype
Commercial
Additional Details
Highway Access
Yes
Building Details
Year Built
1973
Listing Agency:
OMNI Homes International
(520) 208-1139
Listed By:
Jonathan Krause
Source:
Viewtucsonhomesforsale
Added: Mar 19
Changed: Aug 28
Last Checked: Aug 29 at 10:35AM
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 self-service car wash has operated since 1973 and is being offered with three adjoining vacant lots. The improvements have received a comprehensive systems remodel, including updated plumbing, water lines, electrical service, coin vaults, low-pressure soap equipment, vacuums, and credit card readers. The property also includes newer car wash equipment and a fully updated operating setup.
The site occupies a corner location near I-10, downtown Tucson, and the 22nd Street Gem & Mineral Show. The additional vacant land may accommodate parking, storage, food truck use, or other income-producing applications, subject to applicable requirements. The offering includes tax code numbers 117-09-114B, 117-09-113A, 117-09-110A, and 117-09-109B.
The site occupies a corner location near I-10, downtown Tucson, and the 22nd Street Gem & Mineral Show. The additional vacant land may accommodate parking, storage, food truck use, or other income-producing applications, subject to applicable requirements. The offering includes tax code numbers 117-09-114B, 117-09-113A, 117-09-110A, and 117-09-109B.
Key Highlights
- Self‑service car wash operating since 1973
- Three adjoining vacant lots included in the offering
- Comprehensive remodel of plumbing, water lines, electrical, and wash systems
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
$52,369
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
5.85%
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%
$1,047,380
$1.0M
Cap Rate 7%
$748,129
$748.1K
Cap Rate 9%
$581,878
$581.9K
Market Conditions
NOI Build-Up for 3,500 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
$73.5K $21.00/SF
− Vacancy
−$3.7K −$1.05/SF
EGI
$69.8K $19.95/SF
− OpEx
−$17.5K −$4.99/SF
NOI
$52.4K $14.96/SF
Area
ZIP 85713
Vacancy
5.00%
Lease Rate
$21.00 /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%
$1,047,380
Cap Rate 7%
$748,129
Cap Rate 9%
$581,878
Alternative Uses
Best Use
Specialty Retail
$748.1K
$654.6K – $872.8K
NOI $52,369 @ 7.0% cap · market cap 5.85%
Second Best
Retail
$659.3K
$576.9K – $769.2K
NOI $46,152 @ 7.0% cap · market cap 5.16%
Theoretical Best
Office A
$856.8K
$749.7K – $999.6K
NOI $59,976 @ 7.0% cap · market cap 6.70%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
828
Businesses Nearby
71k
Monthly Visits Nearby
Explore this area
Business Placement
Foot Traffic Nearby
Shops & Services 64%
Groceries 17%
Dining 11%
Hotels & Casinos 9%
Circle K
Shops & Services
27,945 visits/mo
0.2 miles
Restaurant Depot
Groceries
11,758 visits/mo
0.3 miles
Wells Fargo
Shops & Services
8,318 visits/mo
0.4 miles
Waffle House
Dining
7,513 visits/mo
0.4 miles
Pep Boys Auto Parts & Service
Shops & Services
6,271 visits/mo
0.4 miles
Demographics for 85713, AZ
46,810
Population
19,056
Households
2.5
Avg Household Size
38
Median Age
21%
College-Educated
79%
High-School Grad
23.8 sq mi
ZIP Area
1,967
Density / Sq Mi
$50,264
Median Household Income
$32,302
Median Earnings
$1,017
Median Rent
$171,700
Median Home Value
Market
Vacancy Rate% for Retail in Tucson, AZ
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Self service car wash - Operating car wash with updated equipment, remodeled systems, and three adjoining vacant lots on a corner parcel.
Where is this self service car wash located?
The property is located at 420 W 22nd St Tucson, AZ.
What is the asking price?
The asking price for this property is $895,000.
What are key features of this property?
This property features: Self‑service car wash operating since 1973; Three adjoining vacant lots included in the offering; Comprehensive remodel of plumbing, water lines, electrical, and wash systems
