Updated Triplex with Three
For Sale
$299,000
6838 S Nogales Hwy, Tucson, AZ 85756
Fully occupied property with separately metered utilities and on-site parking.
Property Size1,609 SF
Price / SF$185.83
Days on Market56
Property Features for 6838 S Nogales Hwy
General Information
Standard status
Active
Size
1,609 SF
Property subtype
Multi-Family
Occupancy
100%
Site & Location
Highway Access
Yes
Utilities to Site
Yes
Units
Unit Mix
1 x 2BR/1BA, 2 x 1BR/1BA
Multifamily Units
3
Amenities
on-site parking
Building Details
Year Built
1955
Listing Agency:
Tierra Antigua Realty
(520) 544-2335
Listed By:
Erick Quintero
Source:
Tucsonhomeseeker
Added: Jul 5
Changed: Aug 28
Last Checked: Aug 28 at 12:18PM
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 Tierra Antigua Realty
Investment Insights
Based on property information with market context.
This triplex at 6838 S Nogales Hwy in Tucson includes one two-bedroom, one-bath residence and two one-bedroom, one-bath residences. All three units are occupied, and each has separate electric and water metering, with tenants responsible for their own utilities. On-site parking serves the property.
The 1955-built asset has received extensive improvements, including replacement windows and doors, updated cabinetry, tile flooring, stucco, drywall, roofing, and mini-split systems. Its location provides access to shopping, dining, and major roadways. Tenant privacy is requested during any property visit.
The 1955-built asset has received extensive improvements, including replacement windows and doors, updated cabinetry, tile flooring, stucco, drywall, roofing, and mini-split systems. Its location provides access to shopping, dining, and major roadways. Tenant privacy is requested during any property visit.
Key Highlights
- Three‑unit configuration: one 2‑bedroom, 1‑bath unit and two 1‑bedroom, 1‑bath units
- All units currently occupied
- Separate electric and water meters for each unit
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
$18,030
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
6.03%
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%
$360,600
$360.6K
Cap Rate 7%
$257,571
$257.6K
Cap Rate 9%
$200,333
$200.3K
Market Conditions
NOI Build-Up for 1,609 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
$28.0K $17.40/SF
− Vacancy
−$2.2K −$1.39/SF
EGI
$25.8K $16.01/SF
− OpEx
−$7.7K −$4.80/SF
NOI
$18.0K $11.21/SF
Area
Tucson, AZ
Vacancy
8.00%
Lease Rate
$17.40 /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%
$360,600
Cap Rate 7%
$257,571
Cap Rate 9%
$200,333
Alternative Uses
Best Use
Multifamily LT 5
$257.6K
$225.4K – $300.5K
NOI $18,030 @ 7.0% cap · market cap 6.03%
Second Best
Apartment 5plus
$236.2K
$206.7K – $275.6K
NOI $16,533 @ 7.0% cap · market cap 5.53%
Theoretical Best
Office A
$418.0K
$365.7K – $487.7K
NOI $29,259 @ 7.0% cap · market cap 9.79%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
3
Residential units
100%
Occupancy
Yes
Highway access
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
195
Businesses Nearby
Explore this area
Business Placement
Demographics for 85756, AZ
35,345
Population
12,772
Households
2.8
Avg Household Size
36
Median Age
19%
College-Educated
83%
High-School Grad
93.7 sq mi
ZIP Area
377
Density / Sq Mi
$67,617
Median Household Income
$38,648
Median Earnings
$1,256
Median Rent
$210,800
Median Home Value
Market
Vacancy Rate% for Multifamily in West region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Triplex - Fully occupied property with separately metered utilities and on-site parking.
Where is this triplex located?
The property is located at 6838 S Nogales Hwy Tucson, AZ.
What is the asking price?
The asking price for this property is $299,000.
What are key features of this property?
This property features: Three‑unit configuration: one 2‑bedroom, 1‑bath unit and two 1‑bedroom, 1‑bath units; All units currently occupied; Separate electric and water meters for each unit
