20-Unit Apartment
For Sale
$1,950,000
4253 E Flower St, Tucson, AZ 85712
Five buildings include a swimming pool, laundry facility, and office/storage space.
Property Size11,879 SF
Lot Size2.00 Acres
Price / SF$164.16
Days on Market78
Property Features for 4253 E Flower St
General Information
Standard status
Active
Size
11,879 SF
Lot size
2.00 Acres
Property subtype
Commercial
Additional Details
Opportunity Zone
Yes
Multifamily Units
20
Amenities
swimming pool
laundry facility
office/storage space
Building Details
Year Built
1949
Buildings
5
Listing Agency:
Realty Executives Arizona Territory
Listed By:
Nina J Marvcesim · License #SA508805000
(520) 585-0885
Source:
Viewtucsonhomesforsale
Added: Jun 22
Changed: Sep 2
Last Checked: Sep 7 at 10:07AM
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 Realty Executives Arizona Territory
Investment Insights
Based on property information with market context.
This apartment property at 4253 E Flower St in Tucson, Arizona, contains 20 units distributed among five buildings on approximately 2 acres. The improvements date to 1949 and include an on-site swimming pool, laundry facility, and office/storage area. The property contains 11,879 square feet in total.
The site includes the stated ability to develop an additional 10 units, creating a potential 30-unit multifamily configuration. Another contemplated structure would divide the property into eight separately saleable parcels consisting of seven fourplexes and one duplex. Future site work identified for consideration includes asphalt, sidewalks, parking, landscaping, and related improvements.
The site includes the stated ability to develop an additional 10 units, creating a potential 30-unit multifamily configuration. Another contemplated structure would divide the property into eight separately saleable parcels consisting of seven fourplexes and one duplex. Future site work identified for consideration includes asphalt, sidewalks, parking, landscaping, and related improvements.
Key Highlights
- 20 units across five buildings on approximately 2 acres
- 11,879 square feet of apartment improvements
- Ability to develop an additional 10 units
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
$122,060
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
6.26%
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%
$2,441,200
$2.4M
Cap Rate 7%
$1,743,714
$1.7M
Cap Rate 9%
$1,356,222
$1.4M
Market Conditions
NOI Build-Up for 11,879 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
$242.3K $20.40/SF
− Vacancy
−$20.4K −$1.72/SF
EGI
$221.9K $18.68/SF
− OpEx
−$99.9K −$8.41/SF
NOI
$122.1K $10.28/SF
Area
Tucson, AZ
Vacancy
8.42%
Lease Rate
$20.40 /SF/Yr
Expense Ratio
45.00%
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%
$2,441,200
Cap Rate 7%
$1,743,714
Cap Rate 9%
$1,356,222
Alternative Uses
Best Use
Apartment 5plus
$1.74M
$1.53M – $2.03M
NOI $122,060 @ 7.0% cap · market cap 6.26%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$3.09M
$2.70M – $3.60M
NOI $216,012 @ 7.0% cap · market cap 11.08%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
20
Residential units
Location Intelligence
Trade Area within ½ mile
1,104
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?
Apartment building - Five buildings include a swimming pool, laundry facility, and office/storage space.
Where is this apartment building located?
The property is located at 4253 E Flower St Tucson, AZ.
What is the asking price?
The asking price for this property is $1,950,000.
What are key features of this property?
This property features: 20 units across five buildings on approximately 2 acres; 11,879 square feet of apartment improvements; Ability to develop an additional 10 units
