Residential Income Property with Guest
For Sale
Contact for pricing
4415 N Swan Rd, Tucson, AZ 85718
Fully furnished main residence plus detached guest house on a private lot, centered around an artisan stone courtyard with fire pit.
Property Size1,700 SF
Price / SF$264.12
Days on Market160
Property Features for 4415 N Swan Rd
General Information
Standard status
Active
Size
1,700 SF
Class
C
Total Parking Spaces
2
Property subtype
Multifamily, Special Purpose
Zoning
Residential
Occupancy
60%
Investment Type
Value Add
Net Operating Income
$34,000
Building Details
Year Built
1972
Year Renovated
2017
Buildings
2
Stories
1
Units
2
Listing Agency:
Sotheby's International Realty
Listed By:
Jessica Koc · License #sa692104000
Source:
Crexi
Added: Apr 3
Changed: Aug 24
Last Checked: Sep 8 at 8:54AM
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 Sotheby's International Realty
Investment Insights
Based on property information with market context.
This fully furnished residential income property is an operational, income-producing asset with a consistent performance history across two rental platforms. The configuration includes a main residence and a detached guest house, giving flexibility for multiple rental strategies, including dual short-term, hybrid short-term/long-term, or owner-occupant use.
Set on a private 0.83-acre lot, the standout amenity is an artisan stone courtyard with custom seating and a fire pit. The outdoor space is designed to support an experience-driven stay and has been a recurring draw for guests.
Offered for sale with furnishings in place, the property is positioned for a seamless transition to new ownership, with the existing operational setup intended to support immediate income generation.
Set on a private 0.83-acre lot, the standout amenity is an artisan stone courtyard with custom seating and a fire pit. The outdoor space is designed to support an experience-driven stay and has been a recurring draw for guests.
Offered for sale with furnishings in place, the property is positioned for a seamless transition to new ownership, with the existing operational setup intended to support immediate income generation.
Key Highlights
- Year built 1972 featuring a main residence plus a detached guest house for flexible rental strategies.
- Fully furnished property ready for immediate transition to new ownership.
- On a private 0.83‑acre lot with a courtyard setup featuring custom seating and a fire pit.
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
$17,468
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
3.89%
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%
$349,360
$349.4K
Cap Rate 7%
$249,543
$249.5K
Cap Rate 9%
$194,089
$194.1K
Market Conditions
NOI Build-Up for 1,700 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
$34.7K $20.40/SF
− Vacancy
−$2.9K −$1.72/SF
EGI
$31.8K $18.68/SF
− OpEx
−$14.3K −$8.41/SF
NOI
$17.5K $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%
$349,360
Cap Rate 7%
$249,543
Cap Rate 9%
$194,089
Alternative Uses
Best Use
Apartment 5plus
$249.5K
$218.4K – $291.1K
NOI $17,468 @ 7.0% cap · market cap 3.89%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$441.6K
$386.4K – $515.2K
NOI $30,913 @ 7.0% cap · market cap 6.88%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
54
Businesses Nearby
Explore this area
Business Placement
Demographics for 85718, AZ
28,706
Population
15,138
Households
1.9
Avg Household Size
54
Median Age
72%
College-Educated
98%
High-School Grad
23.6 sq mi
ZIP Area
1,216
Density / Sq Mi
$112,664
Median Household Income
$59,240
Median Earnings
$1,224
Median Rent
$677,400
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?
Short term rental property - Fully furnished main residence plus detached guest house on a private lot, centered around an artisan stone courtyard with fire pit.
Where is this short term rental property located?
The property is located at 4415 N Swan Rd Tucson, AZ.
What is the asking price?
The asking price for this property is $449,000.
What are key features of this property?
This property features: Year built 1972 featuring a main residence plus a detached guest house for flexible rental strategies.; Fully furnished property ready for immediate transition to new ownership.; On a private 0.83‑acre lot with a courtyard setup featuring custom seating and a fire pit.
