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    Established Car Wash with Vacant Lots Title is generated by Realmo AI

    420 W 22nd Street, Tucson, AZ 85713

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    For Sale
    $895,000

    COMMERCIAL - Tucson, AZ

    Property size:
    3,500 SF
    Lot size:
    0.25 Acres
    Price / SF:
    $255/SF
    Added:
    May 21, 2026
    Days on Market:
    1
    Last Refresh:
    May 21 at 5:06 pm

    Property Features for 420 W 22nd Street

    General Information

    Property type
    Commercial Sale
    Property subtype
    Other
    Zoning
    Tucson - C1
    Standard status
    Active
    APN
    117-09-113A
    Size
    3,500 SF
    Lot size
    0.25 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

    Building Details

    Year built
    1973
    Building materials
    Block
    Roof type
    Metal

    We can help!

    Listing Contact
    Jonathan Krause

    Listing agent Jonathan Krause

    Listing office OMNI Homes International 7445 N Oracle Rd Ste 201, Tucson, AZ

    Listing date May 21, 2026

    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.

    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.
    • Desirable corner lot location with high visibility.
    • Close proximity to I‑10, 22nd Street Gem & Mineral Show, and downtown Tucson.
    • Sale includes multiple tax code numbers: 117‑09‑114B, 117‑09‑113A, 117‑09‑110A, and 117‑09‑109B.

    Overview

    This commercial property features a self-service car wash that has been in operation since 1973. The sale includes the car wash and three adjoining vacant lots. Situated on a corner lot, the property is located near I-10, the 22nd Street Gem & Mineral Show, and downtown Tucson. The car wash has been under new management and has undergone approximately $200,000 in equipment upgrades, along with a full remodel to every system. These upgrades include new coin vaults, plumbing, water line, low-pressure soap systems, electrical systems, vacuums, and credit card readers. The property consists of approximately 3,500 square feet on a 0.25-acre lot. The adjoining vacant lots offer potential for additional parking, storage, food truck use, or other income-producing opportunities. The property is zoned Tucson - C1.

    Financial Insights

    Value Estimation Calculated for Specialty Retail

    Conservative
    $581.9K
    NOI $52,369 @ 9.00% cap · cautious / downside scenario
    Moderate
    $748.1K
    NOI $52,369 @ 7.00% cap · market / base-case scenario
    Aggressive
    $1.05M
    NOI $52,369 @ 5.00% cap · optimistic / upside scenario

    NOI & Cap Rate Calculator

    NOI Build-Up
    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.
         Calculated for Specialty Retail

    Component $ $/SF
    Gross rent $73.5k $21.00
    − Vacancy −$3.7k −$1.05
    EGI $69.8k $19.95
    − OpEx −$17.5k −$4.99
    NOI $52.4k $14.96
    3,500 SF · lease $21.00/SF/yr · vacancy 5.00% · expense 25.00%

    Alternative Use Scenarios

    Best Use
    Specialty Retail
    $748.1K
    $654.6K – $872.8K (±1% cap)
    NOI $52,369 @ 7.0% cap · market cap 5.85%
    Second Best
    Retail
    $659.3K
    $576.9K – $769.2K (±1% cap)
    NOI $46,152 @ 7.0% cap · market cap 5.16%
    Theoretical Best
    Office A
    $856.8K
    $749.7K – $999.6K (±1% cap)
    NOI $59,976 @ 7.0% cap · market cap 6.70%
    Zoning and permitted uses should be independently verified with local authorities.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Car Wash Car Wash TACOS Y HOT ... Restaurant

    Suggested Use

    Real Estate Agency Restaurant Law Firm Spa & Massage Center Dental Office Hair Salon Nail Salon Building Supply Gym & Fitness Center Pharmacy

    Zoning and permitted uses should be independently verified with local authorities.

    Location Insight

    • Map
    • Local Demand
    City
    Tucson
    County
    Pima
    State
    Arizona
    Longitude
    -110.975076
    Latitude
    32.207138

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    FAQs

    What type of property is this?
    Self service car wash - Operating car wash with remodel and income-producing vacant lots.
    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.
    (520) 208-1139
    We can help!
    Listing Contact
    Jonathan Krause
    Learn More
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

    More about this property
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