Updated Duplex With Separate
For Sale
$350,000
4735 E 4th St, Tucson, AZ 85711
Two separately metered residences offer flexible occupancy and income potential in central Tucson.
Property Size1,454 SF
Price / SF$240.72
Days on Market18
Property Features for 4735 E 4th St
General Information
Standard status
Active
Size
1,454 SF
Total Parking Spaces
4
Property subtype
Multi-Family
Units
Unit Mix
1 x 2BR/1BA, 1 x 1BR/1BA
Multifamily Units
2
Additional Details
Utilities to Site
Yes
Amenities
private yards
Building Details
Year Built
1945
Buildings
2
Listing Agency:
Tierra Antigua Realty
(520) 290-2335
Listed By:
Ranel V Cox
Source:
Findahomeaz
Added: Aug 14
Changed: Aug 31
Last Checked: Aug 31 at 10:04AM
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 Tierra Antigua Realty
Investment Insights
Based on property information with market context.
This duplex includes a 1,454-square-foot primary residence and a detached guest home. The main unit offers 2 bedrooms and 1 bathroom, along with a recently renovated kitchen and bathroom. Its improvements include a roof installed in 2023, HVAC added in 2023, a water heater dated 2026, and a GE appliance package. The guest home provides 1 bedroom and 1 bathroom, an updated kitchen, stainless steel appliances, and HVAC installed in 2023.
Each residence has its own electric and water meters, private yard, and separate living arrangement. The property also includes 4 parking spaces and is located at 4735 E 4th St in Tucson, Arizona.
Each residence has its own electric and water meters, private yard, and separate living arrangement. The property also includes 4 parking spaces and is located at 4735 E 4th St in Tucson, Arizona.
Key Highlights
- 1,454‑square‑foot duplex with a 2‑bedroom, 1‑bath main residence and a 1‑bedroom, 1‑bath guest home
- Separate electric and water meters serve each residence
- Main home improvements include a 2023 roof, 2023 HVAC, 2026 water heater, and GE appliances
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
$16,293
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
4.66%
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%
$325,860
$325.9K
Cap Rate 7%
$232,757
$232.8K
Cap Rate 9%
$181,033
$181.0K
Market Conditions
NOI Build-Up for 1,454 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
$25.3K $17.40/SF
− Vacancy
−$2.0K −$1.39/SF
EGI
$23.3K $16.01/SF
− OpEx
−$7.0K −$4.80/SF
NOI
$16.3K $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%
$325,860
Cap Rate 7%
$232,757
Cap Rate 9%
$181,033
Alternative Uses
Best Use
Multifamily LT 5
$232.8K
$203.7K – $271.6K
NOI $16,293 @ 7.0% cap · market cap 4.66%
Second Best
Apartment 5plus
$213.4K
$186.8K – $249.0K
NOI $14,940 @ 7.0% cap · market cap 4.27%
Theoretical Best
Office A
$377.7K
$330.5K – $440.7K
NOI $26,440 @ 7.0% cap · market cap 7.55%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
1,053
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 - Two separately metered residences offer flexible occupancy and income potential in central Tucson.
Where is this duplex located?
The property is located at 4735 E 4th St Tucson, AZ.
What is the asking price?
The asking price for this property is $350,000.
What are key features of this property?
This property features: 1,454‑square‑foot duplex with a 2‑bedroom, 1‑bath main residence and a 1‑bedroom, 1‑bath guest home; Separate electric and water meters serve each residence; Main home improvements include a 2023 roof, 2023 HVAC, 2026 water heater, and GE appliances
