Renovated Retail
For Sale
$585,000
6470 E 22nd St, Tucson, AZ 85710
C-1-zoned commercial property with accessible entry, private parking, and a secured rear yard.
Property Size2,600 SF
Price / SF$225
Days on Market95
Property Features for 6470 E 22nd St
General Information
Standard status
Active
Size
2,600 SF
Property subtype
Commercial
Zoning
C-1
Amenities
ADA-compliant access
private on-site parking
fully fenced rear yard
mountain views
Building Details
Year Built
1981
Buildings
1
Listing Agency:
Realty Executives Arizona Territory
(520) 585-0885
Listed By:
Nina J Marvcesim · License #SA508805000
Source:
Viewtucsonhomesforsale
Added: May 29
Changed: Aug 30
Last Checked: Aug 30 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 Realty Executives Arizona Territory
Investment Insights
Based on property information with market context.
This renovated 2,600-square-foot commercial building is classified under C-1 zoning and offers a finished retail-oriented setting. The property includes ADA-compliant access, contemporary interior finishes, and private on-site parking. A fully enclosed rear yard adds secured outdoor space for storage or other property operations.
Located at 6470 E 22nd St in Tucson, the building is positioned in the East Side area and includes mountain views. Constructed in 1981, the property combines an updated interior with dedicated parking, accessible entry, and fenced exterior space.
Located at 6470 E 22nd St in Tucson, the building is positioned in the East Side area and includes mountain views. Constructed in 1981, the property combines an updated interior with dedicated parking, accessible entry, and fenced exterior space.
Key Highlights
- 2,600 SF commercial building
- C‑1 zoning
- ADA‑compliant access
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
$27,427
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
4.69%
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%
$548,540
$548.5K
Cap Rate 7%
$391,814
$391.8K
Cap Rate 9%
$304,744
$304.7K
Market Conditions
NOI Build-Up for 2,600 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
$43.7K $16.80/SF
− Vacancy
−$4.5K −$1.73/SF
EGI
$39.2K $15.07/SF
− OpEx
−$11.8K −$4.52/SF
NOI
$27.4K $10.55/SF
Area
ZIP 85710
Vacancy
10.30%
Lease Rate
$16.80 /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%
$548,540
Cap Rate 7%
$391,814
Cap Rate 9%
$304,744
Alternative Uses
Best Use
Retail
$391.8K
$342.8K – $457.1K
NOI $27,427 @ 7.0% cap · market cap 4.69%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$712.3K
$623.2K – $831.0K
NOI $49,858 @ 7.0% cap · market cap 8.52%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
430
Businesses Nearby
108k
Monthly Visits Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Foot Traffic Nearby
Dining 51%
Shops & Services 48%
Home Improvements & Furnishings 1%
Mister Car Wash
Shops & Services
20,784 visits/mo
0.2 miles
C-A-L Ranch Stores
Shops & Services
19,909 visits/mo
0.1 miles
Taco Bell
Dining
19,596 visits/mo
0.2 miles
Whataburger
Dining
13,620 visits/mo
0.1 miles
Wendy's
Dining
11,499 visits/mo
0.1 miles
Demographics for 85710, AZ
57,381
Population
28,463
Households
2
Avg Household Size
43
Median Age
31%
College-Educated
94%
High-School Grad
12.0 sq mi
ZIP Area
4,782
Density / Sq Mi
$54,738
Median Household Income
$36,892
Median Earnings
$1,169
Median Rent
$245,900
Median Home Value
Market
Vacancy Rate% for Retail in Tucson, AZ
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Storefront property - C-1-zoned commercial property with accessible entry, private parking, and a secured rear yard.
Where is this storefront property located?
The property is located at 6470 E 22nd St Tucson, AZ.
What is the asking price?
The asking price for this property is $585,000.
What are key features of this property?
This property features: 2,600 SF commercial building; C‑1 zoning; ADA‑compliant access
