Tucson Duplex Near
For Sale
$375,000
4552 E Douglas Street, Tucson, AZ 85711
Residential Income, Tucson, AZ
Property Size1,744 SF
Lot Size0.24 Acres
Price / SF$215.02
Days on Market132
Property Features for 4552 E Douglas Street
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Zoning
Tucson - R1
Parking
2
Fencing
Chain Link
Subdivision
Linden Park
Lot features
North/ South Exposure
Elementary school
Bonillas
Middle school
Alice Vail
High school
Rincon
Elementary school district
TUSD
Middle school district
TUSD
High school district
TUSD
Directions
Going North West on Golf links road, then left on Swan and left on Douglas Street to address.
Standard status
Active
APN
126-13-4590
Size
1,744 SF
Lot size
0.24 Acres
Taxes and HOA fees
Tax Year
2025
Tax Description
From Parcel:001010010 /Linden Park Lot 2 Blk 50
Legal Description
From Parcel:001010010 /Linden Park Lot 2 Blk 50
Utilities
Cooling system
Central Air
Building Details
Year built
1952
Number of units
2
Flooring type
Tile - Ceramic
Building materials
Brick
Listing Agency:
HomeSmart Advantage Group · HomeSmart International
(520) 505-3000
Listed By:
Peter Navarro
(520) 225-0267
Added: Apr 13
Changed: Aug 19
Last Checked: Aug 22 at 12:06AM
MLS# 22609690
Copyright © 2026 Multiple Listing Service of Southern Arizona. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
This multifamily property, located in Tucson, Arizona, features many improvements and a recent paint job. Situated in an excellent location near Swan, this duplex offers the opportunity to live in one unit and rent out the other. Both units benefit from plenty of natural light and tile flooring throughout. The property includes a large, fenced yard for both units. One unit is equipped with AC, while the other has recently installed mini-splits. A new water heater has been installed in one of the units. The lot size is 0.24 acres. The zoning is Tucson - R1. The property size is approximately 1744 square feet.
Key Highlights
- Live in one unit and rent the other for income.
- Large, fenced yard for both units.
- Excellent location near Swan.
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
Property Profile
Current Use
Lease Details
2
Residential units
Yes
Fenced yard
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
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Duplex - Improved duplex in excellent location, ideal for owner-occupancy.
Where is this duplex located?
The property is located at 4552 E Douglas Street 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: Live in one unit and rent the other for income.; Large, fenced yard for both units.; Excellent location near Swan.
