Turnkey Retail
For Sale
Contact for pricing
4501-4525 E Broadway Blvd., Tucson, AZ 85711
Broadway Blvd-facing retail building suited for owner-user or investor seeking high-visibility midtown frontage.
Property Size15,486 SF
Price / SF$161.44
Days on Market96
Property Features for 4501-4525 E Broadway Blvd.
General Information
Standard status
Active
Size
15,486 SF
Property subtype
Retail
Zoning
C-2
Occupancy
100%
Lease Type
NNN
Building Details
Tenancy
Multi
Listing Agency:
Oxford Realty Advisors, Inc
Listed By:
Cameron Casey · License #AZ SA665927000
(520) 232-0200
Source:
Crexi
Added: Jun 3
Changed: Aug 22
Last Checked: Sep 5 at 7:44PM
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 Oxford Realty Advisors, Inc
Investment Insights
Based on property information with market context.
This turnkey commercial retail building is offered for sale with ready-to-operate presentation for an owner-user or investor. The property consists of contiguous storefront space at 4501–4525 E. Broadway Blvd., providing a straightforward retail configuration designed for tenants that want a traditional street-level presence.
Positioned on Tucson’s retail corridor along Broadway Blvd., the building is described as having maximum exposure on the avenue. The surrounding area includes major national retailers, medical centers, and popular dining options, with the El Con Shopping Center located just minutes away.
For practical tenant and buyer fit, the storefront layout and turnkey condition support an owner-operator looking for immediate occupancy, or a buyer evaluating a retail asset in a midtown shopping environment. Its emphasis on Broadway Blvd. visibility can be a useful consideration for businesses that rely on consistent drive-by traffic and storefront access.
Positioned on Tucson’s retail corridor along Broadway Blvd., the building is described as having maximum exposure on the avenue. The surrounding area includes major national retailers, medical centers, and popular dining options, with the El Con Shopping Center located just minutes away.
For practical tenant and buyer fit, the storefront layout and turnkey condition support an owner-operator looking for immediate occupancy, or a buyer evaluating a retail asset in a midtown shopping environment. Its emphasis on Broadway Blvd. visibility can be a useful consideration for businesses that rely on consistent drive-by traffic and storefront access.
Key Highlights
- Broadway Blvd‑facing retail building in Tucson’s midtown retail corridor
- Retail property suited for an owner‑user or investor
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
$147,201
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
5.89%
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%
$2,944,020
$2.9M
Cap Rate 7%
$2,102,871
$2.1M
Cap Rate 9%
$1,635,567
$1.6M
Market Conditions
NOI Build-Up for 15,486 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
$223.0K $14.40/SF
− Vacancy
−$12.7K −$0.82/SF
EGI
$210.3K $13.58/SF
− OpEx
−$63.1K −$4.07/SF
NOI
$147.2K $9.51/SF
Area
Tucson, AZ
Vacancy
5.70%
Lease Rate
$14.40 /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%
$2,944,020
Cap Rate 7%
$2,102,871
Cap Rate 9%
$1,635,567
Alternative Uses
Best Use
Retail
$2.10M
$1.84M – $2.45M
NOI $147,201 @ 7.0% cap · market cap 5.89%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$4.02M
$3.52M – $4.69M
NOI $281,602 @ 7.0% cap · market cap 11.26%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
957
Businesses Nearby
81k
Monthly Visits Nearby
Explore this area
Business Placement
Foot Traffic Nearby
Shops & Services 66%
Dining 21%
Hotels & Casinos 5%
Home Improvements & Furnishings 5%
Jack in the Box
Dining
16,671 visits/mo
0.0 miles
Speedway
Shops & Services
11,753 visits/mo
0.2 miles
Wells Fargo
Shops & Services
11,670 visits/mo
0.2 miles
Guitar Center
Shops & Services
9,312 visits/mo
0.3 miles
Mister Car Wash
Shops & Services
9,267 visits/mo
0.2 miles
Demographics for 85711, AZ
41,518
Population
19,774
Households
2.1
Avg Household Size
39
Median Age
30%
College-Educated
88%
High-School Grad
8.6 sq mi
ZIP Area
4,828
Density / Sq Mi
$52,358
Median Household Income
$35,130
Median Earnings
$1,001
Median Rent
$248,600
Median Home Value
Market
Vacancy Rate% for Retail in Tucson, AZ
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Retail space - Broadway Blvd-facing retail building suited for owner-user or investor seeking high-visibility midtown frontage.
Where is this retail space located?
The property is located at 4501-4525 E Broadway Blvd. Tucson, AZ.
What is the asking price?
The asking price for this property is $2,500,000.
What are key features of this property?
This property features: Broadway Blvd‑facing retail building in Tucson’s midtown retail corridor; Retail property suited for an owner‑user or investor
