Fully Leased Duplex
For Sale
$315,000
526 W 42nd St, Tucson, AZ 85713
Two-unit residential property with existing tenants and established occupancy in Tucson.
Property Size1,637 SF
Price / SF$192.43
Days on Market15
Property Features for 526 W 42nd St
General Information
Standard status
Active
Size
1,637 SF
Property subtype
Multi-Family
Occupancy
100%
Additional Details
Multifamily Units
2
Building Details
Year Built
1971
Buildings
1
Tenancy
Multi
Listing Agency:
Real Broker
Listed By:
Kaukaha S Watanabe · License #SA584368000
(520) 495-0099
Source:
Anthony.viewalltucsonhomes
Added: Sep 1
Changed: Sep 8
Last Checked: Sep 14 at 12:18PM
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 Real Broker
Investment Insights
Based on property information with market context.
This 1,637-square-foot duplex contains two residential units and is fully leased, with long-term tenants in place. Constructed in 1971, the property offers an existing income-producing configuration for a buyer seeking an occupied residential asset.
The property is located at 526 W 42nd St in Tucson, near shopping, dining, schools, major employers, and commuter routes. Its setting is described as an area with strong rental demand, while current tenancy provides an established occupancy profile at closing.
The property is located at 526 W 42nd St in Tucson, near shopping, dining, schools, major employers, and commuter routes. Its setting is described as an area with strong rental demand, while current tenancy provides an established occupancy profile at closing.
Key Highlights
- Fully leased duplex with long‑term tenants in place
- 1,637 square feet of residential property
- Built in 1971
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
$16,193
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
5.14%
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%
$323,860
$323.9K
Cap Rate 7%
$231,329
$231.3K
Cap Rate 9%
$179,922
$179.9K
Market Conditions
NOI Build-Up for 1,637 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
$25.1K $15.36/SF
− Vacancy
−$2.0K −$1.23/SF
EGI
$23.1K $14.13/SF
− OpEx
−$6.9K −$4.24/SF
NOI
$16.2K $9.89/SF
Area
ZIP 85713
Vacancy
8.00%
Lease Rate
$15.36 /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%
$323,860
Cap Rate 7%
$231,329
Cap Rate 9%
$179,922
Alternative Uses
Best Use
Multifamily LT 5
$231.3K
$202.4K – $269.9K
NOI $16,193 @ 7.0% cap · market cap 5.14%
Second Best
Apartment 5plus
$213.4K
$186.8K – $249.0K
NOI $14,941 @ 7.0% cap · market cap 4.74%
Theoretical Best
Office A
$400.7K
$350.7K – $467.5K
NOI $28,052 @ 7.0% cap · market cap 8.91%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
2
Residential units
100%
Occupancy
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
508
Businesses Nearby
Explore this area
Business Placement
Demographics for 85713, AZ
46,810
Population
19,056
Households
2.5
Avg Household Size
38
Median Age
21%
College-Educated
79%
High-School Grad
23.8 sq mi
ZIP Area
1,967
Density / Sq Mi
$50,264
Median Household Income
$32,302
Median Earnings
$1,017
Median Rent
$171,700
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Multifamily in West region
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Frequently Asked Questions
What type of property is this?
Duplex - Two-unit residential property with existing tenants and established occupancy in Tucson.
Where is this duplex located?
The property is located at 526 W 42nd St Tucson, AZ.
What is the asking price?
The asking price for this property is $315,000.
What are key features of this property?
This property features: Fully leased duplex with long‑term tenants in place; 1,637 square feet of residential property; Built in 1971
