Updated Commercial Flex
For Sale
$950,000
4441 Irvington Road, Tucson, AZ 85714
Updated C-2 zoned flex facility with multiple garage bays, mezzanine, and secured outdoor staging area.
Property Size4,685 SF
Price / SF$202.77
Days on Market314
Property Features for 4441 Irvington Road
General Information
Standard status
Active
Size
4,685 SF
Property subtype
General Commercial
Zoning
C-2
Site & Location
Highway Access
Yes
Fenced Yard
Yes
Outdoor Storage
Yes
Additional Details
Heavy Power
Yes
Taxes and HOA fees
Annual Taxes
$2,430
Amenities
Central Air
3
Corner Lot.
Fenced.
SEE ATTACHED SPECS, 0.3
Security Lighting, Extra Storage. Corner, Dirt Road.
Building Details
Year Built
1992
Listing Agency:
Coldwell Banker Realty
(520) 461-8035
Listed By:
Cynthia tar.rets.39369
(520) 461-8035
Source:
Xome
Added: Sep 29, 2025
Changed: Aug 8
Last Checked: Aug 8 at 4:30AM
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 Coldwell Banker Realty
Investment Insights
Based on property information with market context.
This C-2 zoned commercial flex property is a merged double-lot building totaling 4,685 square feet, expanded from an original 1,000-square-foot structure built in 1987 with an additional 3,685 square feet added in 2015. The facility includes office and multiple garage bays, with a mezzanine in the 3rd bay and a sandblast-equipped 1st/original garage bay for specialized work. A 24-foot-high 4th garage bay is set up with overhead crane readiness and features a metal built-up roof and fire-rated fusible link power rollup doors.
Recent 2025 updates include a fire hydrant installation, concrete paving, a recoated roof, fire safety equipment in all bays and offices, and secure chainlink fencing with dual rolling gates. Industrial utilities include 3-phase electric (480v 1200 amp), along with hot water heater service and mezzanine bay hookups for refrigerator water/ice. Handicap-accessible bathrooms and a modern rooftop HVAC system support day-to-day operations.
A rear concrete slab, 14 feet wide, extends the length of the back property line and is secured by a 10-foot masonry wall, creating an enclosed outdoor area for staging, loading, or storage. The property is located directly across from the Tucson Electric Power campus and historic power plant and provides access to I-10 for connectivity.
Recent 2025 updates include a fire hydrant installation, concrete paving, a recoated roof, fire safety equipment in all bays and offices, and secure chainlink fencing with dual rolling gates. Industrial utilities include 3-phase electric (480v 1200 amp), along with hot water heater service and mezzanine bay hookups for refrigerator water/ice. Handicap-accessible bathrooms and a modern rooftop HVAC system support day-to-day operations.
A rear concrete slab, 14 feet wide, extends the length of the back property line and is secured by a 10-foot masonry wall, creating an enclosed outdoor area for staging, loading, or storage. The property is located directly across from the Tucson Electric Power campus and historic power plant and provides access to I-10 for connectivity.
Key Highlights
- C‑2 zoned commercial flex property with 4,685 SF of flexible industrial space in a merged double‑lot setup.
- Garage features include a 24‑ft‑high 4th bay with overhead crane readiness and fire‑rated fusible link power rollup doors.
- Industrial power and work areas: 3‑phase electric (480V, 1200 amp), mezzanine in 3rd bay, and a sandblast‑equipped 1st/original bay.
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
$41,225
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
4.34%
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%
$824,500
$824.5K
Cap Rate 7%
$588,929
$588.9K
Cap Rate 9%
$458,056
$458.1K
Market Conditions
NOI Build-Up for 4,685 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
$51.2K $10.92/SF
− Vacancy
−$2.7K −$0.57/SF
EGI
$48.5K $10.35/SF
− OpEx
−$7.3K −$1.55/SF
NOI
$41.2K $8.80/SF
Area
Tucson, AZ
Vacancy
5.20%
Lease Rate
$10.92 /SF/Yr
Expense Ratio
15.00%
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%
$824,500
Cap Rate 7%
$588,929
Cap Rate 9%
$458,056
Alternative Uses
Best Use
Warehouse
$588.9K
$515.3K – $687.1K
NOI $41,225 @ 7.0% cap · market cap 4.34%
Second Best
Industrial
$485.0K
$424.4K – $565.8K
NOI $33,950 @ 7.0% cap · market cap 3.57%
Theoretical Best
Office A
$1.22M
$1.06M – $1.42M
NOI $85,194 @ 7.0% cap · market cap 8.97%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
Yes
Heavy power
Yes
Fenced yard
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
411
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 85714, AZ
14,232
Population
5,589
Households
2.5
Avg Household Size
38
Median Age
10%
College-Educated
69%
High-School Grad
5.6 sq mi
ZIP Area
2,541
Density / Sq Mi
$47,093
Median Household Income
$30,204
Median Earnings
$879
Median Rent
$177,100
Median Home Value
Market
Vacancy Rate% for Industrial in Tucson, AZ
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Flex space - Updated C-2 zoned flex facility with multiple garage bays, mezzanine, and secured outdoor staging area.
Where is this flex space located?
The property is located at 4441 Irvington Road Tucson, AZ.
What is the asking price?
The asking price for this property is $950,000.
What are key features of this property?
This property features: C‑2 zoned commercial flex property with 4,685 SF of flexible industrial space in a merged double‑lot setup.; Garage features include a 24‑ft‑high 4th bay with overhead crane readiness and fire‑rated fusible link power rollup doors.; Industrial power and work areas: 3‑phase electric (480V, 1200 amp), mezzanine in 3rd bay, and a sandblast‑equipped 1st/original bay.
