Furnished Office
For Sale
$650,000
6103 E Grant Rd, Tucson, AZ 85712
Two single-story suites are separately metered and currently configured as one larger office.
Property Size2,693 SF
Price / SF$241.37
Days on Market51
Property Features for 6103 E Grant Rd
General Information
Standard status
Active
Size
2,693 SF
Property subtype
Commercial
Additional Details
Furnished
Yes
Office Units
2
Building Details
Year Built
1987
Buildings
2
Listing Agency:
Tierra Antigua Realty
(520) 678-1593
Listed By:
Becca Grappin · License #SA638957000
Source:
Viewtucsonhomesforsale
Added: Jul 12
Changed: Aug 30
Last Checked: Aug 30 at 6:15PM
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 office property includes two separately metered, single-story units at 6103 and 6105 E Grant Rd, currently arranged for use as one larger office. Updated flooring, fixtures, a kitchen, and bathrooms contribute to the current configuration. Furniture, including office tables, desks, and chairs, is included in the sale.
The property occupies a corner lot within Old Farm Executive Park and provides ample on-site parking. Built in 1987, the property is identified with O-3 zoning and has a total property size of 2693.
The property occupies a corner lot within Old Farm Executive Park and provides ample on-site parking. Built in 1987, the property is identified with O-3 zoning and has a total property size of 2693.
Key Highlights
- Two separately metered single‑story office units currently used as one larger office
- Updated flooring, fixtures, kitchen, and bathrooms
- Sale includes office tables, desks, and chairs
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
$39,351
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
6.05%
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%
$787,020
$787.0K
Cap Rate 7%
$562,157
$562.2K
Cap Rate 9%
$437,233
$437.2K
Market Conditions
NOI Build-Up for 2,693 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
$58.2K $21.60/SF
− Vacancy
−$5.7K −$2.12/SF
EGI
$52.5K $19.48/SF
− OpEx
−$13.1K −$4.87/SF
NOI
$39.4K $14.61/SF
Area
Tucson, AZ
Vacancy
9.80%
Lease Rate
$21.60 /SF/Yr
Expense Ratio
25.00%
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%
$787,020
Cap Rate 7%
$562,157
Cap Rate 9%
$437,233
Alternative Uses
Best Use
Office B
$562.2K
$491.9K – $655.9K
NOI $39,351 @ 7.0% cap · market cap 6.05%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$699.6K
$612.1K – $816.2K
NOI $48,970 @ 7.0% cap · market cap 7.53%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Office units
Location Intelligence
Trade Area within ½ mile
1,609
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 Office in Tucson, AZ
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Office units - Two single-story suites are separately metered and currently configured as one larger office.
Where is this office units located?
The property is located at 6103 E Grant Rd Tucson, AZ.
What is the asking price?
The asking price for this property is $650,000.
What are key features of this property?
This property features: Two separately metered single‑story office units currently used as one larger office; Updated flooring, fixtures, kitchen, and bathrooms; Sale includes office tables, desks, and chairs
