Brick Duplex with Fenced
For Sale
$320,000
4564 E Seneca Street #4566, Tucson, AZ 85712
Updated two-unit property with separate utility meters, private outdoor areas, and covered parking.
Property Size1,558 SF
Days on Market52
Property Features for 4564 E Seneca Street #4566
General Information
Standard status
Active
Size
1,558 SF
Property subtype
Duplex
Amenities
Security System
Heat Pump
Electric Range
Dishwasher
Refrigerator
Patio, Porch, Sewer Connected, Phone Connected, Built-Up - Reflect
Building Details
Building Size
1,558 SF
Year Built
1947
Listing Agency:
Long Realty
(520) 349-7322
Listed By:
Rebecca Patsch · License #4116
Source:
Kw
Added: Jul 11
Changed: Aug 31
Last Checked: Aug 31 at 1:26AM
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 Long Realty
Investment Insights
Based on property information with market context.
Built in 1947, this duplex features double brick and stucco construction with two separately metered units. Unit 4564 has a remodeled kitchen, while 4566 includes a new kitchen and appliances. Both residences offer Saltillo tile flooring, updated bathrooms, ceiling fans, water heaters, covered patios, private fenced yards, covered parking, and deep concrete driveways. A shared laundry room at 4566 provides backyard access.
The property is located in Tucson near TMC, the University of Arizona, and other major employers, with access away from busy roads. A Tucson community gardening park is located around the corner on Bell. Interior features include security systems, heat pumps, electric ranges, dishwashers, and refrigerators. Sewer and phone connections are in place, along with built-up reflective roofing.
The property is located in Tucson near TMC, the University of Arizona, and other major employers, with access away from busy roads. A Tucson community gardening park is located around the corner on Bell. Interior features include security systems, heat pumps, electric ranges, dishwashers, and refrigerators. Sewer and phone connections are in place, along with built-up reflective roofing.
Key Highlights
- Two‑unit duplex built in 1947 with double brick and stucco construction
- Gas, water, and electric service on separate meters for each unit
- Remodeled kitchen in 4564 and new kitchen with appliances in 4566
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
$17,458
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
5.46%
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%
$349,160
$349.2K
Cap Rate 7%
$249,400
$249.4K
Cap Rate 9%
$193,978
$194.0K
Market Conditions
NOI Build-Up for 1,558 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
$27.1K $17.40/SF
− Vacancy
−$2.2K −$1.39/SF
EGI
$24.9K $16.01/SF
− OpEx
−$7.5K −$4.80/SF
NOI
$17.5K $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%
$349,160
Cap Rate 7%
$249,400
Cap Rate 9%
$193,978
Alternative Uses
Best Use
Multifamily LT 5
$249.4K
$218.2K – $291.0K
NOI $17,458 @ 7.0% cap · market cap 5.46%
Second Best
Apartment 5plus
$228.7K
$200.1K – $266.8K
NOI $16,009 @ 7.0% cap · market cap 5.00%
Theoretical Best
Office A
$404.7K
$354.1K – $472.2K
NOI $28,331 @ 7.0% cap · market cap 8.85%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1,105
Businesses Nearby
Explore this area
Business Placement
Demographics for 85712, AZ
33,108
Population
18,215
Households
1.8
Avg Household Size
44
Median Age
37%
College-Educated
90%
High-School Grad
6.8 sq mi
ZIP Area
4,869
Density / Sq Mi
$48,185
Median Household Income
$39,090
Median Earnings
$947
Median Rent
$250,400
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 - Updated two-unit property with separate utility meters, private outdoor areas, and covered parking.
Where is this duplex located?
The property is located at 4564 E Seneca Street #4566 Tucson, AZ.
What is the asking price?
The asking price for this property is $320,000.
What are key features of this property?
This property features: Two‑unit duplex built in 1947 with double brick and stucco construction; Gas, water, and electric service on separate meters for each unit; Remodeled kitchen in 4564 and new kitchen with appliances in 4566
