Medical Office Space with Exam
For Sale
Contact for pricing
6238-6246 E Pima St, Tucson, AZ 85712
Medical office layout includes a large waiting room, exam rooms, procedure room, offices, and handicap-accessible design.
Property Size3,546 SF
Price / SF$239.71
Days on Market447
Property Features for 6238-6246 E Pima St
General Information
Standard status
Active
Size
3,546 SF
Property subtype
OFFICE
Listing Agency:
Whirlygig Properties
(520) 546-9003
Listed By:
Lynn Taylor
(520) 440-2727
Source:
Moodyscre
Added: Jun 26, 2025
Changed: Aug 15
Last Checked: Sep 15 at 9:30AM
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 Whirlygig Properties
Investment Insights
Based on property information with market context.
This medical office space is designed for patient flow and clinical operations, featuring a large waiting room, exam rooms, and a large medical procedure room. The interior also includes offices, a break room, and a dedicated nurse station work area, supporting both direct care and administrative needs.
The space is described as having easy handicap access, making it suitable for tenants seeking an ADA-friendly patient experience.
The property size is 3,546 SF, offering a practical footprint for a medical practice requiring exam and procedure rooms along with supporting staff and office space.
The space is described as having easy handicap access, making it suitable for tenants seeking an ADA-friendly patient experience.
The property size is 3,546 SF, offering a practical footprint for a medical practice requiring exam and procedure rooms along with supporting staff and office space.
Key Highlights
- Large waiting room for patient intake
- Exam rooms plus a large medical procedure room
- Nurse station work area, offices, and break room
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
$51,816
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
6.10%
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%
$1,036,320
$1.0M
Cap Rate 7%
$740,229
$740.2K
Cap Rate 9%
$575,733
$575.7K
Market Conditions
NOI Build-Up for 3,546 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
$76.6K $21.60/SF
− Vacancy
−$7.5K −$2.12/SF
EGI
$69.1K $19.48/SF
− OpEx
−$17.3K −$4.87/SF
NOI
$51.8K $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%
$1,036,320
Cap Rate 7%
$740,229
Cap Rate 9%
$575,733
Alternative Uses
Best Use
Office B
$740.2K
$647.7K – $863.6K
NOI $51,816 @ 7.0% cap · market cap 6.10%
Second Best
Healthcare Medical
$674.8K
$590.4K – $787.2K
NOI $47,233 @ 7.0% cap · market cap 5.56%
Theoretical Best
Office A
$921.2K
$806.0K – $1.07M
NOI $64,482 @ 7.0% cap · market cap 7.59%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
2,341
Businesses Nearby
Under-served
Demand for This Use
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?
Medical Office Space - Medical office layout includes a large waiting room, exam rooms, procedure room, offices, and handicap-accessible design.
Where is this medical office space located?
The property is located at 6238-6246 E Pima St Tucson, AZ.
What is the asking price?
The asking price for this property is $850,000.
What are key features of this property?
This property features: Large waiting room for patient intake; Exam rooms plus a large medical procedure room; Nurse station work area, offices, and break room
