Renovated Flex Space with Fenced
New
For Sale
$900,000
870 S Campbell Ave, Tucson, AZ 85719
Renovated flex property combining finished offices with functional warehouse space and a secured yard.
Property Size4,432 SF
Lot Size0.28 Acres
Price / SF$203.07
Days on Market3
Property Features for 870 S Campbell Ave
General Information
Standard status
Active
Size
4,432 SF
Lot size
0.28 Acres
Property subtype
Commercial
Zoning
I-1
Warehouse & Industrial
Power
200 amps
Three-Phase Power
Yes
Additional Details
Fenced Yard
Yes
Amenities
private offices
reception
conference space
break area
Building Details
Year Built
1998
Building Size
4,432 SF
Listing Agency:
Realty One Group Integrity
Listed By:
Christina M Calderon · License #BR697017000
(520) 423-7888
Source:
Viewhomesinscottsdaleaz
Added: Sep 1
Changed: Sep 3
Last Checked: Sep 3 at 2:36AM
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 Realty One Group Integrity
Investment Insights
Based on property information with market context.
This freestanding 4,432 SF flex property at 870 S Campbell Ave combines professionally finished office areas with industrial workspace. The interior includes private offices, reception, conference space, and a break area, while the warehouse component provides two roll-up doors and approximately 12'6'' of peak height. Renovation and build-out work was completed by Epstein Construction.
The property sits on approximately 0.28 acres and includes a secured fenced yard. Electrical service is 3-phase with 200-amp capacity expandable to 400 amps. Zoned I-1, the building was constructed in 1998 and is scheduled to be vacant by 11/01/26.
The property sits on approximately 0.28 acres and includes a secured fenced yard. Electrical service is 3-phase with 200-amp capacity expandable to 400 amps. Zoned I-1, the building was constructed in 1998 and is scheduled to be vacant by 11/01/26.
Key Highlights
- 4,432 SF freestanding flex property on ±0.28 acres
- I‑1 industrial zoning with secured fenced yard
- 3‑phase power with 200‑amp service expandable to 400 amps
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
$64,762
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
7.20%
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%
$1,295,240
$1.3M
Cap Rate 7%
$925,171
$925.2K
Cap Rate 9%
$719,578
$719.6K
Market Conditions
NOI Build-Up for 4,432 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
$95.7K $21.60/SF
− Vacancy
−$9.4K −$2.12/SF
EGI
$86.3K $19.48/SF
− OpEx
−$21.6K −$4.87/SF
NOI
$64.8K $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%
$1,295,240
Cap Rate 7%
$925,171
Cap Rate 9%
$719,578
Alternative Uses
Best Use
Office B
$925.2K
$809.5K – $1.08M
NOI $64,762 @ 7.0% cap · market cap 7.20%
Second Best
Warehouse
$557.1K
$487.5K – $650.0K
NOI $38,999 @ 7.0% cap · market cap 4.33%
Theoretical Best
Office A
$1.15M
$1.01M – $1.34M
NOI $80,593 @ 7.0% cap · market cap 8.95%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Fenced yard
Location Intelligence
Trade Area within ½ mile
2,501
Businesses Nearby
Under-served
Demand for This Use
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?
Flex space - Renovated flex property combining finished offices with functional warehouse space and a secured yard.
Where is this flex space located?
The property is located at 870 S Campbell Ave Tucson, AZ.
What is the asking price?
The asking price for this property is $900,000.
What are key features of this property?
This property features: 4,432 SF freestanding flex property on ±0.28 acres; I‑1 industrial zoning with secured fenced yard; 3‑phase power with 200‑amp service expandable to 400 amps
