Three-Unit Office
For Sale
Contact for pricing
6885 N ORACLE RD, Tucson, AZ 85704
Flexible office configuration with current month-to-month occupancy and covered parking available.
Property Size4,204 SF
Price / SF$261.66
Days on Market18
Property Features for 6885 N ORACLE RD
General Information
Standard status
Active
Size
4,204 SF
Property subtype
Office
Occupancy
100%
Additional Details
Office Units
3
Building Details
Tenancy
Multi
Owner Occupied
No
Listing Agency:
Paul Ash Commercial Real Estate
Listed By:
David Carroll · License #BR521434000
(520) 795-2100
Source:
Crexi
Added: Sep 10
Changed: Sep 22
Last Checked: Sep 26 at 7:32AM
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 4,204 SF office condominium is configured as three separate units and is fully leased to month-to-month tenants. The layout provides flexibility for an owner-user to occupy the entire building or retain tenants while dividing and sharing the space.
Located at 6885 N Oracle Rd in Tucson, the property sits within its project with abundant parking, including covered spaces. The existing occupancy and multi-unit configuration support several approaches to continued leasing or owner occupancy.
Located at 6885 N Oracle Rd in Tucson, the property sits within its project with abundant parking, including covered spaces. The existing occupancy and multi-unit configuration support several approaches to continued leasing or owner occupancy.
Key Highlights
- 4,204 SF office condominium
- Three‑unit configuration
- 100% leased to month‑to‑month tenants
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
$61,431
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
5.58%
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%
$1,228,620
$1.2M
Cap Rate 7%
$877,586
$877.6K
Cap Rate 9%
$682,567
$682.6K
Market Conditions
NOI Build-Up for 4,204 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
$90.8K $21.60/SF
− Vacancy
−$8.9K −$2.12/SF
EGI
$81.9K $19.48/SF
− OpEx
−$20.5K −$4.87/SF
NOI
$61.4K $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%
$1,228,620
Cap Rate 7%
$877,586
Cap Rate 9%
$682,567
Alternative Uses
Best Use
Office B
$877.6K
$767.9K – $1.02M
NOI $61,431 @ 7.0% cap · market cap 5.58%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$1.09M
$955.6K – $1.27M
NOI $76,447 @ 7.0% cap · market cap 6.95%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Lease Details
3
Office units
100%
Occupancy
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
1,352
Businesses Nearby
Explore this area
Business Placement
Demographics for 85704, AZ
34,430
Population
17,827
Households
1.9
Avg Household Size
49
Median Age
51%
College-Educated
95%
High-School Grad
18.2 sq mi
ZIP Area
1,892
Density / Sq Mi
$76,915
Median Household Income
$43,684
Median Earnings
$1,424
Median Rent
$389,000
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Office in Tucson, AZ
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Frequently Asked Questions
What type of property is this?
Office building - Flexible office configuration with current month-to-month occupancy and covered parking available.
Where is this office building located?
The property is located at 6885 N ORACLE RD Tucson, AZ.
What is the asking price?
The asking price for this property is $1,100,000.
What are key features of this property?
This property features: 4,204 SF office condominium; Three‑unit configuration; 100% leased to month‑to‑month tenants
