Renovated Retail
For Sale
$585,000
6470 E 22nd Street, Tucson, AZ 85710
Commercial Sale, Tucson, AZ
Property Size2,600 SF
Lot Size0.25 Acres
Price / SF$225
Days on Market92
Property Features for 6470 E 22nd Street
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
Tucson - C1
Parking
10
Security features
Security Lighting
Window features
Double Pane Windows
Fencing
Chain Link
Accessibility
Accessible Doors
Lot features
North/ South Exposure
Directions
From Wilmot and 22nd go east to the address on the south side of road
Subdivision
East
Standard status
Active
APN
135-02-024A
Size
2,600 SF
Lot size
0.25 Acres
Taxes and HOA fees
Tax Year
2025
Tax Description
From Parcel:001010010 /Terra Del Sol E50' W245' Lot 1 Blk 2
Tax Annual Amount
6392
Legal Description
From Parcel:001010010 /Terra Del Sol E50' W245' Lot 1 Blk 2
Utilities
Heating system
Forced Air
Cooling system
Central Air
Water source
Public
Amenities
ADA-compliant access
private on-site parking
fully fenced rear yard
beautiful mountain views
Building Details
Year built
1981
Building materials
Block
Roof type
Rolled Hot Mop
Listing Agency:
Realty Executives Arizona Territory · Realty Executives International
(520) 314-3255
Listed By:
Nina J Marvcesim · License #SA508805000
(520) 585-0885
Added: May 29
Changed: Aug 19
Last Checked: Aug 28 at 9:06PM
MLS# 22613682
Copyright © 2026 Multiple Listing Service of Southern Arizona. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
This renovated 2,600-square-foot storefront property sits on a 0.25-acre parcel and is configured for professional, retail, and service-oriented business use. The building includes modern finishes, block construction, forced-air heating, central air, public water, and a rolled hot-mop roof. Accessible doors support ADA-conscious entry, while private on-site parking adds customer and employee convenience.
A chain-link fence encloses the rear yard, providing additional secured outdoor space for storage or operational needs. The property is located at 6470 E 22nd Street in Tucson’s East Side and includes mountain views. Constructed in 1981, the building offers an established commercial structure with updated interior presentation and practical site features.
A chain-link fence encloses the rear yard, providing additional secured outdoor space for storage or operational needs. The property is located at 6470 E 22nd Street in Tucson’s East Side and includes mountain views. Constructed in 1981, the building offers an established commercial structure with updated interior presentation and practical site features.
Key Highlights
- 2,600 SF renovated commercial storefront on a 0.25‑acre parcel
- Tucson - C1 zoning
- Accessible doors and private on‑site 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
$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
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
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Frequently Asked Questions
What type of property is this?
Storefront property - C-1 zoning, accessible entry, private parking, and a fenced rear yard support varied commercial operations.
Where is this storefront property located?
The property is located at 6470 E 22nd Street 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 renovated commercial storefront on a 0.25‑acre parcel; Tucson - C1 zoning; Accessible doors and private on‑site parking
