Apartment Building with
For Sale
$1,950,000
4253 E Flower Street, Tucson, AZ 85712
Commercial Sale, Tucson, AZ
Property Size11,879 SF
Lot Size2.53 Acres
Price / SF$164.16
Days on Market52
Property Features for 4253 E Flower Street
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
Tucson - R2
Fencing
Chain Link
Lot features
North/ South Exposure
Directions
From Broadway Blvd, head north on Columbus Blvd. Turn right (east) on E Flower St. Continue to 4253 E Flower St. Property will be on the right.
Subdivision
Central
Standard status
Active
APN
110-07-159A
Size
11,879 SF
Lot size
2.53 Acres
Taxes and HOA fees
Tax Year
2025
Tax Description
Catalina Farms Lot 16 Exc W132.49' S212.17' & Exc E140.85' S509.72' & W27.32' N127.36' S637.21' Adj Aband Rd
Tax Annual Amount
10748
Legal Description
Catalina Farms Lot 16 Exc W132.49' S212.17' & Exc E140.85' S509.72' & W27.32' N127.36' S637.21' Adj Aband Rd
Utilities
Heating system
Wall Furnace
Cooling system
Wall Unit(s)
Amenities
pool
laundry facility
Building Details
Year built
1949
Building materials
Brick
Roof type
Rolled Hot Mop
Listing Agency:
Realty Executives Arizona Territory · Realty Executives International
(520) 314-3255
Listed By:
Nina J Marvcesim · License #SA508805000
(520) 585-0885
Added: Jul 27
Changed: Aug 19
Last Checked: Sep 16 at 8:06PM
MLS# 22618329
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.
Located at 4253 E Flower Street in Tucson, this multifamily property contains 20 units distributed among five buildings. The improvements provide 11,879 square feet and date to 1949, with brick construction, rolled hot-mop roofing, wall furnaces, wall-mounted cooling units, and chain-link fencing. An on-site swimming pool, laundry facility, and office/storage area support the existing residential layout.
The property is zoned Tucson - R2. The site is described as capable of accommodating 10 additional units, creating a possible 30-unit configuration. Another stated configuration would divide the property into eight separately saleable parcels consisting of seven fourplexes and one duplex.
The property is zoned Tucson - R2. The site is described as capable of accommodating 10 additional units, creating a possible 30-unit configuration. Another stated configuration would divide the property into eight separately saleable parcels consisting of seven fourplexes and one duplex.
Key Highlights
- 20 units across five buildings
- 11,879 square feet of existing improvements
- On‑site swimming pool and laundry facility
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
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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
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Cap Rate, Value Estimation, Potential NOI and more
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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 - Brick improvements include shared laundry and on-site office and storage space.
Where is this apartment building located?
The property is located at 4253 E Flower Street 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; 11,879 square feet of existing improvements; On‑site swimming pool and laundry facility
