Duplex with Fenced
For Sale
$375,000
4552 E Douglas St, Tucson, AZ 85711
Recently painted duplex with tile interiors, separate cooling improvements, and outdoor space serving both units.
Property Size1,744 SF
Price / SF$215.02
Days on Market11
Property Features for 4552 E Douglas St
General Information
Standard status
Active
Size
1,744 SF
Property subtype
Multi-Family
Additional Details
Multifamily Units
2
Building Details
Year Built
1952
Listing Agency:
HomeSmart Advantage Group
(916) 300-8312
Listed By:
Peter Navarro
Source:
Collaborative-agents
Added: Aug 21
Changed: Aug 29
Last Checked: Aug 29 at 5:14PM
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 HomeSmart Advantage Group
Investment Insights
Based on property information with market context.
This duplex at 4552 E Douglas St in Tucson contains 1,744 square feet across two units. The property was built in 1952 and has received multiple improvements, including interior painting, tile flooring throughout, a new water heater in one unit, and updated cooling equipment. One side has AC, while the other recently received new mini-split systems.
Each unit has access to a large fenced yard, and the interiors receive substantial natural light. The configuration supports an owner-occupant arrangement with the ability to rent the other unit. The property is located near Swan in Tucson, Arizona.
Each unit has access to a large fenced yard, and the interiors receive substantial natural light. The configuration supports an owner-occupant arrangement with the ability to rent the other unit. The property is located near Swan in Tucson, Arizona.
Key Highlights
- 1,744‑square‑foot duplex with two separate units
- Large fenced yard serving both units
- Recently painted interiors with tile flooring throughout
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
$19,543
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
5.21%
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%
$390,860
$390.9K
Cap Rate 7%
$279,186
$279.2K
Cap Rate 9%
$217,144
$217.1K
Market Conditions
NOI Build-Up for 1,744 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
$30.3K $17.40/SF
− Vacancy
−$2.4K −$1.39/SF
EGI
$27.9K $16.01/SF
− OpEx
−$8.4K −$4.80/SF
NOI
$19.5K $11.21/SF
Area
Tucson, AZ
Vacancy
8.00%
Lease Rate
$17.40 /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%
$390,860
Cap Rate 7%
$279,186
Cap Rate 9%
$217,144
Alternative Uses
Best Use
Multifamily LT 5
$279.2K
$244.3K – $325.7K
NOI $19,543 @ 7.0% cap · market cap 5.21%
Second Best
Apartment 5plus
$256.0K
$224.0K – $298.7K
NOI $17,920 @ 7.0% cap · market cap 4.78%
Theoretical Best
Office A
$453.0K
$396.4K – $528.6K
NOI $31,713 @ 7.0% cap · market cap 8.46%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
407
Businesses Nearby
Explore this area
Business Placement
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 Multifamily in West region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Duplex - Recently painted duplex with tile interiors, separate cooling improvements, and outdoor space serving both units.
Where is this duplex located?
The property is located at 4552 E Douglas St Tucson, AZ.
What is the asking price?
The asking price for this property is $375,000.
What are key features of this property?
This property features: 1,744‑square‑foot duplex with two separate units; Large fenced yard serving both units; Recently painted interiors with tile flooring throughout
