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6402 S Park Ave, Tucson, AZ 85706
C-1-zoned storefront building positioned along a commercial corridor with access to Interstate 19.
Property Size1,200 SF
Price / SF$212.50
Days on Market7
Property Features for 6402 S Park Ave
General Information
Standard status
Active
Size
1,200 SF
Property subtype
RETAIL
Zoning
C-1
Additional Details
Highway Access
Yes
Building Details
Construction
block
Listing Agency:
Volk Company Commercial Real Estate
(520) 441-4771
Listed By:
Jeramy Price · License #SA650998000
(520) 441-4771
Source:
Moodyscre
Added: Aug 5
Changed: Aug 9
Last Checked: Aug 10 at 9:48AM
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 Volk Company Commercial Real Estate
Investment Insights
Based on property information with market context.
This 1,200-square-foot storefront property is built with block construction and carries C-1 zoning, which supports general commercial uses. The building is positioned in the South Tucson trade area along a commercial corridor and just north of Valencia, an east-west route connecting Interstate 19 with Interstate 10.
Interstate 19 is readily accessible, and Tucson International Airport is less than 2 miles away. Downtown Tucson is approximately 15 minutes from the property, adding connectivity to established employment, civic, and commercial areas.
Interstate 19 is readily accessible, and Tucson International Airport is less than 2 miles away. Downtown Tucson is approximately 15 minutes from the property, adding connectivity to established employment, civic, and commercial areas.
Key Highlights
- 1,200‑square‑foot block construction storefront building
- C‑1 zoning supports general commercial uses
- Less than 2 miles from Tucson International Airport
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
$12,424
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
4.87%
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%
$248,480
$248.5K
Cap Rate 7%
$177,486
$177.5K
Cap Rate 9%
$138,044
$138.0K
Market Conditions
NOI Build-Up for 1,200 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
$19.4K $16.20/SF
− Vacancy
−$1.7K −$1.41/SF
EGI
$17.7K $14.79/SF
− OpEx
−$5.3K −$4.44/SF
NOI
$12.4K $10.35/SF
Area
ZIP 85706
Vacancy
8.70%
Lease Rate
$16.20 /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%
$248,480
Cap Rate 7%
$177,486
Cap Rate 9%
$138,044
Alternative Uses
Best Use
Retail
$177.5K
$155.3K – $207.1K
NOI $12,424 @ 7.0% cap · market cap 4.87%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$248.1K
$217.1K – $289.5K
NOI $17,369 @ 7.0% cap · market cap 6.81%
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
218
Businesses Nearby
38k
Monthly Visits Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Foot Traffic Nearby
Shops & Services 100%
Circle K
Shops & Services
28,032 visits/mo
0.4 miles
Circle K
Shops & Services
10,120 visits/mo
0.5 miles
Demographics for 85706, AZ
54,853
Population
19,095
Households
2.9
Avg Household Size
33
Median Age
10%
College-Educated
70%
High-School Grad
13.1 sq mi
ZIP Area
4,187
Density / Sq Mi
$49,072
Median Household Income
$30,977
Median Earnings
$981
Median Rent
$169,600
Median Home Value
Market
Vacancy Rate% for Retail in Tucson, AZ
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Storefront property - C-1-zoned storefront building positioned along a commercial corridor with access to Interstate 19.
Where is this storefront property located?
The property is located at 6402 S Park Ave Tucson, AZ.
What is the asking price?
The asking price for this property is $255,000.
What are key features of this property?
This property features: 1,200‑square‑foot block construction storefront building; C‑1 zoning supports general commercial uses; Less than 2 miles from Tucson International Airport
