Three-Unit Multifamily
For Sale
$420,000
645 W Mabel St, Tucson, AZ 85705
Triplex with a two-bedroom unit, one-bedroom unit, and studio configuration near Tucson schools, shopping, transit, and downtown.
Property Size1,863 SF
Price / SF$225.44
Days on Market192
Property Features for 645 W Mabel St
General Information
Standard status
Active
Size
1,863 SF
Property subtype
Multi-Family
Units
Unit Mix
1 x 2BR/2BA, 1 x 1BR/1BA, 1 x studio
Multifamily Units
3
Additional Details
Public Transit
Yes
Building Details
Year Built
1961
Listing Agency:
OMNI Homes International
(520) 686-4309
Listed By:
Monica Alejandra Gonzalez Cruz
Source:
Anthony.viewalltucsonhomes
Added: Feb 1
Changed: Aug 11
Last Checked: Aug 11 at 9:26AM
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 OMNI Homes International
Investment Insights
Based on property information with market context.
This Tucson triplex contains 1,863 square feet and dates to 1961. The property is arranged as three separate units, including a two-bedroom, two-bath residence, a one-bedroom, one-bath residence, and a studio. The unit mix provides distinct living configurations within one multifamily property.
Located at 645 W Mabel St, the property is near the University of Arizona and Pima Community College, with access to shopping, restaurants, public transportation, and downtown Tucson. Tenant privacy is requested during showings, which are coordinated through the listing agent.
Located at 645 W Mabel St, the property is near the University of Arizona and Pima Community College, with access to shopping, restaurants, public transportation, and downtown Tucson. Tenant privacy is requested during showings, which are coordinated through the listing agent.
Key Highlights
- Three separate residential units in a triplex configuration
- 1,863 SF multifamily property built in 1961
- Two‑bedroom, two‑bath unit included
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
$17,997
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
4.29%
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%
$359,940
$359.9K
Cap Rate 7%
$257,100
$257.1K
Cap Rate 9%
$199,967
$200.0K
Market Conditions
NOI Build-Up for 1,863 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
$27.9K $15.00/SF
− Vacancy
−$2.2K −$1.20/SF
EGI
$25.7K $13.80/SF
− OpEx
−$7.7K −$4.14/SF
NOI
$18.0K $9.66/SF
Area
ZIP 85705
Vacancy
8.00%
Lease Rate
$15.00 /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%
$359,940
Cap Rate 7%
$257,100
Cap Rate 9%
$199,967
Alternative Uses
Best Use
Multifamily LT 5
$257.1K
$225.0K – $300.0K
NOI $17,997 @ 7.0% cap · market cap 4.29%
Second Best
Apartment 5plus
$233.3K
$204.1K – $272.1K
NOI $16,328 @ 7.0% cap · market cap 3.89%
Theoretical Best
Office A
$428.7K
$375.1K – $500.2K
NOI $30,009 @ 7.0% cap · market cap 7.15%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
3
Residential units
Location Intelligence
Trade Area within ½ mile
856
Businesses Nearby
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 Multifamily in West region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Triplex - Triplex with a two-bedroom unit, one-bedroom unit, and studio configuration near Tucson schools, shopping, transit, and downtown.
Where is this triplex located?
The property is located at 645 W Mabel St Tucson, AZ.
What is the asking price?
The asking price for this property is $420,000.
What are key features of this property?
This property features: Three separate residential units in a triplex configuration; 1,863 SF multifamily property built in 1961; Two‑bedroom, two‑bath unit included
