Duplex-Ready Ranch
New
For Sale
$849,000
4823 W Tumbleweed Lane, McNeal, AZ 85617
Residential Income, Ranch, Southwestern, Mc Neal, AZ
Property Size4,700 SF
Lot Size20.00 Acres
Price / SF$180.64
Days on Market4
Property Features for 4823 W Tumbleweed Lane
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Zoning
Cochise - Call
Parking
20
Parking features
RV
Patio and Porch features
Deck
Interior features
Walk-In Closet(s)
Exterior features
Balcony, Barbecue, Built-in Barbecue, Courtyard
Fencing
Chain Link
Appliances
Electric Range, Refrigerator
Lot features
Decorative Gravel, Flower Beds, Shrubs, Sprinklers In Front, Dividable Lot
Elementary school
Greenway
Middle school
Lowell
High school
Bisbee
Elementary school district
Bisbee
Middle school district
Bisbee
High school district
Bisbee
Directions
From Double Adobe Road, Go North on Frontier Road to Tumbleweed Lane*** NOT Tumbleweed Road***down to the end of Tumbleweed Turn Right-South at entrance with Orange Tractor and Ranch Sign ''Rocking E Hideout''
Subdivision
Cochise
Standard status
Active
APN
405070300
Size
4,700 SF
Lot size
20.00 Acres
Taxes and HOA fees
Tax Year
2025
Tax Description
E2SWSE SEC 6 22 26 20.00 AC
Legal Description
E2SWSE SEC 6 22 26 20.00 AC
Utilities
Sewer type
Septic Tank
Heating system
Propane (Heating), Electric (Heating), Zoned
Cooling system
Zoned
Water source
Well
Amenities
RV hookups
outdoor kitchen
fruit trees
dog run
workshop
snake fencing
Building Details
Year built
1995
Number of units
2
Flooring type
Carpet, Tile, Wood
Building materials
Frame
Roof type
Metal
Architectural style
Ranch
Additional Structures
Greenhouse
Listing Agency:
Pepper Realty
(520) 360-8593
Listed By:
Paula J Sindelar · License #BR532027000
(520) 360-8593
Added: Aug 20
Changed: Aug 22
Last Checked: Aug 23 at 5:06AM
MLS# 22620466
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.
Set on 20 acres in Mc Neal, Arizona, this ranch-style property combines a 2,700-square-foot main residence with a separate 2,000-square-foot heated-and-cooled building that includes water and electricity. The secondary structure can be adapted as a guesthouse, two-story apartment, or duplex. A tandem garage and hangar provide nine spaces, while three full RV hookups expand the site’s accommodation and storage capabilities.
The two-story home includes three bedrooms, two and one-half baths, a gourmet kitchen, dining room, family room, media and pool-table room, enclosed patio, and an upstairs primary suite with a private deck. A metal roof was installed in 2023, and the residence has four mini-split systems, a well with a new pump, propane and electric heating, and zoned cooling. Exterior improvements include fruit trees, lawns served by timed drip systems, a fenced dog run, chain-link fencing, courtyard areas, decks, and barbecue features.
The property is approximately 15 minutes from Bisbee, Douglas, and Tombstone. It is served by a private well and septic tank, with Cochise County zoning identified as “Call.”
The two-story home includes three bedrooms, two and one-half baths, a gourmet kitchen, dining room, family room, media and pool-table room, enclosed patio, and an upstairs primary suite with a private deck. A metal roof was installed in 2023, and the residence has four mini-split systems, a well with a new pump, propane and electric heating, and zoned cooling. Exterior improvements include fruit trees, lawns served by timed drip systems, a fenced dog run, chain-link fencing, courtyard areas, decks, and barbecue features.
The property is approximately 15 minutes from Bisbee, Douglas, and Tombstone. It is served by a private well and septic tank, with Cochise County zoning identified as “Call.”
Key Highlights
- 20‑acre ranch property in Cochise County near Mc Neal, Arizona
- 2,700‑square‑foot main home plus a 2,000‑square‑foot conditioned secondary building
- Secondary building has water and electricity and can be adapted for guesthouse, apartment, or duplex use
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
$24,559
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
2.89%
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%
$491,180
$491.2K
Cap Rate 7%
$350,843
$350.8K
Cap Rate 9%
$272,878
$272.9K
Market Conditions
NOI Build-Up for 4,700 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
$42.9K $9.12/SF
− Vacancy
−$7.8K −$1.66/SF
EGI
$35.1K $7.46/SF
− OpEx
−$10.5K −$2.24/SF
NOI
$24.6K $5.23/SF
Area
Cochise County, AZ
Vacancy
18.15%
Lease Rate
$9.12 /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%
$491,180
Cap Rate 7%
$350,843
Cap Rate 9%
$272,878
Alternative Uses
Best Use
Multifamily LT 5
$350.8K
$307.0K – $409.3K
NOI $24,559 @ 7.0% cap · market cap 2.89%
Second Best
Apartment 5plus
$319.0K
$279.2K – $372.2K
NOI $22,332 @ 7.0% cap · market cap 2.63%
Theoretical Best
Specialty Retail
$696.4K
$609.4K – $812.5K
NOI $48,751 @ 7.0% cap · market cap 5.74%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Fenced yard
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
3
Businesses Nearby
Explore this area
Business Placement
Demographics for 85617, AZ
1,086
Population
718
Households
1.5
Avg Household Size
57
Median Age
22%
College-Educated
87%
High-School Grad
224.6 sq mi
ZIP Area
5
Density / Sq Mi
$47,837
Median Household Income
$37,283
Median Earnings
$567
Median Rent
$121,900
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 - Twenty-acre Cochise County holding with a primary residence, adaptable secondary building, RV hookups, and substantial garage capacity.
Where is this duplex located?
The property is located at 4823 W Tumbleweed Lane McNeal, AZ.
What is the asking price?
The asking price for this property is $849,000.
What are key features of this property?
This property features: 20‑acre ranch property in Cochise County near Mc Neal, Arizona; 2,700‑square‑foot main home plus a 2,000‑square‑foot conditioned secondary building; Secondary building has water and electricity and can be adapted for guesthouse, apartment, or duplex use
