Mixed-Use Property with Rental
For Sale
$1,200,000
760 E American Ave, Oracle, AZ 85623
Two updated homes accompany a four-suite commercial building with C3 zoning, storage structures, and on-site parking.
Property Size5,600 SF
Lot Size2.00 Acres
Price / SF$136.05
Days on Market388
Property Features for 760 E American Ave
General Information
Standard status
Active
Size
5,600 SF
Lot size
2.00 Acres
Property subtype
Multi-Family
Zoning
C3
Site & Location
Highway Access
Yes
Road Access
Yes
Utilities to Site
Yes
Units
Unit Mix
1 x 2BR/1BA, 1 x 2BR/2BA
Multifamily Units
2
Additional Details
Asking Price
$999,999
Building Details
Year Built
1956
Year Renovated
2020
Building Size
5,600 SF
Tenancy
Multi
Listing Agency:
HomeCoin.com
(888) 400-2513
Listed By:
Jonathan Minerick · License #10311209448
Source:
Tucsonhomeseeker
Added: Aug 9, 2025
Changed: Aug 30
Last Checked: Aug 30 at 6:57PM
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 HomeCoin.com
Investment Insights
Based on property information with market context.
This 2-acre mixed-use property combines a 5,600 sq ft commercial building with two updated residences. The commercial structure was renovated in 2020 and is arranged as four separate rental areas, supporting retail and flex-oriented uses. The spaces are offered under NNN lease terms, and the building has a roof installed in 2026.
The residential component includes two homes positioned above and away from the commercial building. One residence is approximately 1,500 +/- sq ft with two bedrooms and one bathroom; the other is approximately 1,500 +/- sq ft with two bedrooms and two bathrooms. Interior improvements described for the first home include updated kitchen, laundry, primary bedroom, and sunroom areas.
Additional improvements include three storage buildings, a 1/4-acre flat lot with existing utilities, and a tiered rock garden area. The property is located at 760 E American Ave in Oracle, near the base of Mt. Lemmon and along Mt Lemmon Hwy.
The residential component includes two homes positioned above and away from the commercial building. One residence is approximately 1,500 +/- sq ft with two bedrooms and one bathroom; the other is approximately 1,500 +/- sq ft with two bedrooms and two bathrooms. Interior improvements described for the first home include updated kitchen, laundry, primary bedroom, and sunroom areas.
Additional improvements include three storage buildings, a 1/4-acre flat lot with existing utilities, and a tiered rock garden area. The property is located at 760 E American Ave in Oracle, near the base of Mt. Lemmon and along Mt Lemmon Hwy.
Key Highlights
- 2‑acre mixed‑use property with commercial and residential improvements
- 5,600 sq ft commercial building divided into four rentable areas
- Commercial building renovated in 2020 with a roof installed in 2026
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
$86,590
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
7.22%
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%
$1,731,800
$1.7M
Cap Rate 7%
$1,237,000
$1.2M
Cap Rate 9%
$962,111
$962.1K
Market Conditions
NOI Build-Up for 8,820 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
$132.3K $15.00/SF
− Vacancy
−$8.6K −$0.98/SF
EGI
$123.7K $14.03/SF
− OpEx
−$37.1K −$4.21/SF
NOI
$86.6K $9.82/SF
Area
Pinal County, AZ
Vacancy
6.50%
Lease Rate
$15.00 /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%
$1,731,800
Cap Rate 7%
$1,237,000
Cap Rate 9%
$962,111
Alternative Uses
Best Use
Retail
$1.24M
$1.08M – $1.44M
NOI $86,590 @ 7.0% cap · market cap 7.22%
Second Best
Apartment 5plus
$991.3K
$867.4K – $1.16M
NOI $69,392 @ 7.0% cap · market cap 5.78%
Theoretical Best
Office A
$2.44M
$2.13M – $2.84M
NOI $170,687 @ 7.0% cap · market cap 14.22%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Multi-tenant
Tenancy
Yes
Highway access
Yes
Paved road access
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
86
Businesses Nearby
Explore this area
Business Placement
Demographics for 85623, AZ
4,974
Population
3,017
Households
1.6
Avg Household Size
63
Median Age
41%
College-Educated
94%
High-School Grad
188.6 sq mi
ZIP Area
26
Density / Sq Mi
$68,219
Median Household Income
$44,774
Median Earnings
$2,620
Median Rent
$384,700
Median Home Value
Market
Vacancy Rate% for Industrial in West region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Mixed-use property - Two updated homes accompany a four-suite commercial building with C3 zoning, storage structures, and on-site parking.
Where is this mixed-use property located?
The property is located at 760 E American Ave Oracle, AZ.
What is the asking price?
The asking price for this property is $1,200,000.
What are key features of this property?
This property features: 2‑acre mixed‑use property with commercial and residential improvements; 5,600 sq ft commercial building divided into four rentable areas; Commercial building renovated in 2020 with a roof installed in 2026
