Like-New Duplex with Private
For Sale
$474,900
442 E Wilcox Ln, Tucson, AZ 85705
Two separately entered units offer private outdoor space, in-unit laundry, and off-street parking in central Tucson.
Property Size1,882 SF
Price / SF$252.34
Days on Market171
Property Features for 442 E Wilcox Ln
General Information
Standard status
Active
Size
1,882 SF
Property subtype
Residential Income
Occupancy
100%
Units
Unit Mix
1 x 3BR/2BA, 1 x 2BR/1BA
Multifamily Units
2
Amenities
in-unit laundry
private entrance
private yard
off-street parking
Building Details
Year Built
2025
Buildings
1
Listing Agency:
Tierra Antigua Realty
(520) 989-1088
Listed By:
An Nguyen Cooper
(520) 989-1088
Source:
Exprealty
Added: Mar 14
Changed: Aug 28
Last Checked: Aug 30 at 11:15PM
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 Tierra Antigua Realty
Investment Insights
Based on property information with market context.
Built in 2025, this 1,882-square-foot duplex includes two distinct residences with separate entrances, private front and back yards, in-unit laundry, and individual off-street parking. Unit 1 contains 3 bedrooms and 2 full bathrooms, while Unit 2 provides 2 bedrooms and 1 bathroom. The property is currently fully rented, with tenants who may either remain or relocate based on the buyer’s preference.
The home is situated in central Tucson near parks, grocery stores, schools, businesses, restaurants, shopping, and entertainment. The University of Arizona, Pima Community College campus, Banner UMC, and downtown Tucson are each within a few miles. The configuration also supports owner occupancy in one residence while leasing the other, subject to the buyer’s plans.
The home is situated in central Tucson near parks, grocery stores, schools, businesses, restaurants, shopping, and entertainment. The University of Arizona, Pima Community College campus, Banner UMC, and downtown Tucson are each within a few miles. The configuration also supports owner occupancy in one residence while leasing the other, subject to the buyer’s plans.
Key Highlights
- Built in 2025 with 1,882 SF of total property size
- Two‑unit duplex with separate entrances and private front and back yards
- Unit 1: 3 bedrooms and 2 full bathrooms
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
$18,180
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
3.83%
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%
$363,600
$363.6K
Cap Rate 7%
$259,714
$259.7K
Cap Rate 9%
$202,000
$202.0K
Market Conditions
NOI Build-Up for 1,882 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
$28.2K $15.00/SF
− Vacancy
−$2.3K −$1.20/SF
EGI
$26.0K $13.80/SF
− OpEx
−$7.8K −$4.14/SF
NOI
$18.2K $9.66/SF
Area
ZIP 85705
Vacancy
8.00%
Lease Rate
$15.00 /SF/Yr
Expense Ratio
30.00%
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%
$363,600
Cap Rate 7%
$259,714
Cap Rate 9%
$202,000
Alternative Uses
Best Use
Multifamily LT 5
$259.7K
$227.3K – $303.0K
NOI $18,180 @ 7.0% cap · market cap 3.83%
Second Best
Apartment 5plus
$235.6K
$206.2K – $274.9K
NOI $16,494 @ 7.0% cap · market cap 3.47%
Theoretical Best
Office A
$433.1K
$378.9K – $505.3K
NOI $30,315 @ 7.0% cap · market cap 6.38%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
100%
Occupancy
Location Intelligence
Trade Area within ½ mile
986
Businesses Nearby
Explore this area
Business Placement
Demographics for 85705, AZ
56,711
Population
29,145
Households
1.9
Avg Household Size
36
Median Age
20%
College-Educated
80%
High-School Grad
13.6 sq mi
ZIP Area
4,170
Density / Sq Mi
$36,606
Median Household Income
$27,220
Median Earnings
$924
Median Rent
$113,700
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?
Duplex - Two separately entered units offer private outdoor space, in-unit laundry, and off-street parking in central Tucson.
Where is this duplex located?
The property is located at 442 E Wilcox Ln Tucson, AZ.
What is the asking price?
The asking price for this property is $474,900.
What are key features of this property?
This property features: Built in 2025 with 1,882 SF of total property size; Two‑unit duplex with separate entrances and private front and back yards; Unit 1: 3 bedrooms and 2 full bathrooms
