Garden Office Suite with
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6812 N Oracle Road Suite 120, Tucson, AZ 85719
Garden office suite in a historic office park, including covered parking and space near the project’s monument sign.
Property Size1,044 SF
Price / SF$249.04
Days on Market56
Property Features for 6812 N Oracle Road Suite 120
General Information
Standard status
Active
Size
1,044 SF
Total Parking Spaces
1
Property subtype
Office
Investment Type
Owner/User
Building Details
Year Built
1940
Listing Agency:
Paul Ash Commercial Real Estate
(520) 795-2100
Listed By:
John Yarborough · License #AZ SA040432000
Source:
Crexi
Added: Jul 7
Changed: Aug 14
Last Checked: Aug 28 at 10:23PM
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 Paul Ash Commercial Real Estate
Investment Insights
Based on property information with market context.
This garden office suite is located in the historic Casas Adobes Office Park, which was built in the 1940s as a dude ranch. The space is well suited for an owner-user setup and includes 1 covered parking space for day-to-day convenience.
The property also offers space on the project’s large monument sign, providing branding visibility within the office park setting.
As part of the Casas Adobes Office Park, the suite delivers a private garden-office layout within an established, historically styled property.
The property also offers space on the project’s large monument sign, providing branding visibility within the office park setting.
As part of the Casas Adobes Office Park, the suite delivers a private garden-office layout within an established, historically styled property.
Key Highlights
- Garden office suite located in the historic Casas Adobes Office Park
- Year built: 1940 (originally built in the 1940s as a dude ranch)
- Includes 1 covered parking space
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
$15,255
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
5.87%
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%
$305,100
$305.1K
Cap Rate 7%
$217,929
$217.9K
Cap Rate 9%
$169,500
$169.5K
Market Conditions
NOI Build-Up for 1,044 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
$22.6K $21.60/SF
− Vacancy
−$2.2K −$2.12/SF
EGI
$20.3K $19.48/SF
− OpEx
−$5.1K −$4.87/SF
NOI
$15.3K $14.61/SF
Area
Tucson, AZ
Vacancy
9.80%
Lease Rate
$21.60 /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%
$305,100
Cap Rate 7%
$217,929
Cap Rate 9%
$169,500
Alternative Uses
Best Use
Office B
$217.9K
$190.7K – $254.3K
NOI $15,255 @ 7.0% cap · market cap 5.87%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$271.2K
$237.3K – $316.4K
NOI $18,984 @ 7.0% cap · market cap 7.30%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1,273
Businesses Nearby
Explore this area
Business Placement
Demographics for 85719, AZ
46,242
Population
21,707
Households
2.1
Avg Household Size
27
Median Age
46%
College-Educated
93%
High-School Grad
8.0 sq mi
ZIP Area
5,780
Density / Sq Mi
$41,086
Median Household Income
$17,430
Median Earnings
$1,051
Median Rent
$266,900
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?
Office units - Garden office suite in a historic office park, including covered parking and space near the project’s monument sign.
Where is this office units located?
The property is located at 6812 N Oracle Road Suite 120 Tucson, AZ.
What is the asking price?
The asking price for this property is $260,000.
What are key features of this property?
This property features: Garden office suite located in the historic Casas Adobes Office Park; Year built: 1940 (originally built in the 1940s as a dude ranch); Includes 1 covered parking space
