Six-Unit Apartment
For Sale
$1,350,000
806 E 10th Street, Tucson, AZ 85719
Commercial Sale, Tucson, AZ
Property Size4,062 SF
Lot Size0.21 Acres
Price / SF$332.35
Days on Market95
Property Features for 806 E 10th Street
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
Tucson - R3
Parking
6
Lot features
Subdivided
Directions
North on Euclid at Broadway then east to address.
Subdivision
Central
Standard status
Active
APN
124-07-1470
Size
4,062 SF
Lot size
0.21 Acres
Taxes and HOA fees
Tax Year
2025
Tax Description
From Parcel:001010010 /Rieckers Lot 7 Blk 8
Tax Annual Amount
4226
Legal Description
From Parcel:001010010 /Rieckers Lot 7 Blk 8
Utilities
Heating system
Forced Air, Natural Gas
Cooling system
Central Air
Building Details
Year built
1976
Building materials
Frame - Stucco
Roof type
Built-Up
Listing Agency:
Realty Executives Arizona Territory · Realty Executives International
(520) 877-4940
Listed By:
Omer Kreso · License #139756113
(520) 247-7480
Added: May 28
Changed: Aug 19
Last Checked: Aug 30 at 11:06PM
MLS# 22613473
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 six-unit apartment property contains six two-bedroom, one-bath residences, providing 12 bedrooms within 4,062 square feet. Built in 1976, the building has frame-and-stucco construction, central air, forced-air heating, natural gas service, and a built-up roof. The units are professionally maintained and offer layouts suited to both student housing and conventional long-term residency.
The property is located at 806 E 10th Street in Tucson, four blocks from the University of Arizona campus. Main Gate Square, 4th Avenue, Downtown Tucson, and the Sun Link streetcar are all described as walkable from the asset. The property is zoned Tucson - R3 and occupies 0.21 acres.
The property is located at 806 E 10th Street in Tucson, four blocks from the University of Arizona campus. Main Gate Square, 4th Avenue, Downtown Tucson, and the Sun Link streetcar are all described as walkable from the asset. The property is zoned Tucson - R3 and occupies 0.21 acres.
Key Highlights
- Six‑unit property with six 2‑bedroom, 1‑bath apartments and 12 total bedrooms
- 4,062 square feet on 0.21 acres
- Four blocks from the University of Arizona campus
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
$41,738
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
3.09%
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%
$834,760
$834.8K
Cap Rate 7%
$596,257
$596.3K
Cap Rate 9%
$463,756
$463.8K
Market Conditions
NOI Build-Up for 4,062 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
$82.9K $20.40/SF
− Vacancy
−$7.0K −$1.72/SF
EGI
$75.9K $18.68/SF
− OpEx
−$34.1K −$8.41/SF
NOI
$41.7K $10.28/SF
Area
Tucson, AZ
Vacancy
8.42%
Lease Rate
$20.40 /SF/Yr
Expense Ratio
45.00%
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%
$834,760
Cap Rate 7%
$596,257
Cap Rate 9%
$463,756
Alternative Uses
Best Use
Apartment 5plus
$596.3K
$521.7K – $695.6K
NOI $41,738 @ 7.0% cap · market cap 3.09%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$1.06M
$923.3K – $1.23M
NOI $73,865 @ 7.0% cap · market cap 5.47%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
6
Residential units
Location Intelligence
Trade Area within ½ mile
1,880
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 Multifamily in West region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Apartment building - Professionally maintained apartments feature two-bedroom, one-bath layouts near the University of Arizona campus.
Where is this apartment building located?
The property is located at 806 E 10th Street Tucson, AZ.
What is the asking price?
The asking price for this property is $1,350,000.
What are key features of this property?
This property features: Six‑unit property with six 2‑bedroom, 1‑bath apartments and 12 total bedrooms; 4,062 square feet on 0.21 acres; Four blocks from the University of Arizona campus
