Freestanding Two-Story Flex
For Sale
$1,095,000
639 N 6th Ave, Tucson, AZ 85705
C-1-zoned property with on-site parking and a layout suited to office, creative, educational, and service uses.
Property Size6,374 SF
Price / SF$171.79
Days on Market143
Property Features for 639 N 6th Ave
General Information
Standard status
Active
Size
6,374 SF
Property subtype
Commercial
Zoning
C-1
Additional Details
Highway Access
Yes
Building Details
Year Built
1986
Buildings
1
Stories
2
Building Size
6,374 SF
Listing Agency:
RE/MAX Results
(520) 977-7102
Listed By:
Paula Catherine Valencia
Source:
Seetucsonhouses
Added: Apr 12
Changed: Aug 31
Last Checked: Aug 31 at 5:51PM
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 RE/MAX Results
Investment Insights
Based on property information with market context.
This freestanding flex property contains approximately 6,374 SF across two stories and was constructed in 1986. The interior configuration supports office, creative, educational, and service-oriented uses, with a layout that can accommodate collaborative or multi-purpose operations. On-site parking is supplemented by free street parking.
The property is positioned in Tucson’s West University and Downtown corridor, near the University of Arizona and 4th Avenue, with access to I-10. The surrounding area includes residential development, restaurants, coffee shops, and other local amenities. C-1 zoning is identified for office, retail, and service uses.
The property is positioned in Tucson’s West University and Downtown corridor, near the University of Arizona and 4th Avenue, with access to I-10. The surrounding area includes residential development, restaurants, coffee shops, and other local amenities. C-1 zoning is identified for office, retail, and service uses.
Key Highlights
- Approximately 6,374 SF freestanding flex/office building
- Two‑story layout with flexible, multi‑purpose configuration
- On‑site parking plus additional free street parking
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
$73,357
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
6.70%
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%
$1,467,140
$1.5M
Cap Rate 7%
$1,047,957
$1.0M
Cap Rate 9%
$815,078
$815.1K
Market Conditions
NOI Build-Up for 6,374 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
$126.2K $19.80/SF
− Vacancy
−$28.4K −$4.46/SF
EGI
$97.8K $15.35/SF
− OpEx
−$24.5K −$3.84/SF
NOI
$73.4K $11.51/SF
Area
ZIP 85705
Vacancy
22.50%
Lease Rate
$19.80 /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%
$1,467,140
Cap Rate 7%
$1,047,957
Cap Rate 9%
$815,078
Alternative Uses
Best Use
Office B
$1.05M
$917.0K – $1.22M
NOI $73,357 @ 7.0% cap · market cap 6.70%
Second Best
Flex RnD
$667.6K
$584.2K – $778.9K
NOI $46,734 @ 7.0% cap · market cap 4.27%
Theoretical Best
Office A
$1.47M
$1.28M – $1.71M
NOI $102,671 @ 7.0% cap · market cap 9.38%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
2,398
Businesses Nearby
Balanced
Demand for This Use
Explore this area
Business Placement
Demographics for 85705, AZ
56,711
Population
29,145
Households
1.9
Avg Household Size
36
Median Age
20%
College-Educated
80%
High-School Grad
13.6 sq mi
ZIP Area
4,170
Density / Sq Mi
$36,606
Median Household Income
$27,220
Median Earnings
$924
Median Rent
$113,700
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?
Flex space - C-1-zoned property with on-site parking and a layout suited to office, creative, educational, and service uses.
Where is this flex space located?
The property is located at 639 N 6th Ave Tucson, AZ.
What is the asking price?
The asking price for this property is $1,095,000.
What are key features of this property?
This property features: Approximately 6,374 SF freestanding flex/office building; Two‑story layout with flexible, multi‑purpose configuration; On‑site parking plus additional free street parking
