Self-Service Car Wash with Vacant
For Sale
$895,000
420 W 22nd Street, Tucson, AZ 85713
COMMERCIAL - Tucson, AZ
Property Size3,500 SF
Lot Size0.80 Acres
Price / SF$255.71
Days on Market93
Property Features for 420 W 22nd Street
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
Tucson - C1
Lot features
Decorative Gravel, Shrubs, Corner Lot, East/ West Exposure, North/ South Exposure
Directions
Take I-10 south. Take 22nd exit. Turn East on 22nd st. Car Wash will be on north side of road.
Subdivision
Central
Standard status
Active
APN
117-09-113A
Size
3,500 SF
Lot size
0.80 Acres
Taxes and HOA fees
Tax Year
2025
Tax Description
From Parcel:001010010 /Tucson N45.6' W2 Lot 12 Blk 161
Tax Annual Amount
557
Legal Description
From Parcel:001010010 /Tucson N45.6' W2 Lot 12 Blk 161
Building Details
Year built
1973
Building materials
Block
Roof type
Metal
Listing Agency:
OMNI Homes International
(520) 474-1777
Listed By:
Jonathan Krause
(520) 208-1139
Added: May 21
Changed: Aug 4
Last Checked: Aug 21 at 6:06AM
MLS# 22613046
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 for-sale self-service car wash has been in business since 1973 and is offered with adjoining vacant land. The sale includes the car wash plus three vacant lots, totaling approximately 0.8 acres, with an estimated 3,500 square feet for the car wash facility. Work completed under new management includes approximately $200,000 in new equipment and a full remodel to every system, featuring new coin vaults, plumbing and a water line, low-pressure soap systems, electrical updates, vacuums, and credit card readers.
The property is located on a corner lot in Tucson and is described as close to I-10, the 22nd Street Gem & Mineral Show, and downtown Tucson. For reference, the offering includes tax code numbers 117-09-114B, 117-09-113A, 117-09-110A, and 117-09-109B.
This setup can suit an owner-operator or investor seeking an automotive-focused facility with room to add parking, storage, or other flexible uses. The adjacent lots are positioned to support parking overflow, storage, and potential food truck use, subject to applicable approvals.
The property is located on a corner lot in Tucson and is described as close to I-10, the 22nd Street Gem & Mineral Show, and downtown Tucson. For reference, the offering includes tax code numbers 117-09-114B, 117-09-113A, 117-09-110A, and 117-09-109B.
This setup can suit an owner-operator or investor seeking an automotive-focused facility with room to add parking, storage, or other flexible uses. The adjacent lots are positioned to support parking overflow, storage, and potential food truck use, subject to applicable approvals.
Key Highlights
- Established car wash business in operation since 1973.
- Recent $200,000 equipment upgrade and full system remodel.
- Includes three adjoining vacant lots for additional development or income potential.
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
Turnkey business
Opportunity
Yes
Highway access
Yes
Paved road 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
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Frequently Asked Questions
What type of property is this?
Self service car wash - Well-established self-service car wash with recent equipment upgrades and adjoining vacant lots for flexible site use.
Where is this self service car wash located?
The property is located at 420 W 22nd Street 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: Established car wash business in operation since 1973.; Recent **$200,000 equipment upgrade and full system remodel.**; Includes three adjoining vacant lots for additional development or income potential.
