Renovated Flex
New
For Sale
$900,000
870 S Campbell Avenue, Tucson, AZ 85719
Commercial Sale, Tucson, AZ
Property Size4,432 SF
Lot Size0.29 Acres
Price / SF$203.07
Days on Market2
Property Features for 870 S Campbell Avenue
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
Tucson - I1
Parking
10
Security features
Security Lighting
Fencing
Chain Link, Barbed Wire
Accessibility
Accessible Doors
Lot features
Decorative Gravel, Adjacent to Alley, Borders Common Area
Directions
From Interstate 10: Take Exit 261 for 22nd Street, head east on 22nd Street, then turn north on Campbell Avenue. Continue approximately 1 mile to 870 S. Campbell Ave. The property is located on the west side of Campbell Avenue, just south of E. 19th Street.
Subdivision
Central
Standard status
Active
APN
12419069D
Size
4,432 SF
Lot size
0.29 Acres
Taxes and HOA fees
Tax Year
2025
Tax Description
EASTLAND HEIGHTS S2 LOTS 1 2 & 3 BLK 10
Tax Annual Amount
5304
Legal Description
EASTLAND HEIGHTS S2 LOTS 1 2 & 3 BLK 10
Utilities
Heating system
Forced Air
Cooling system
Central Air, Evaporative Cooling
Water source
Public
Amenities
reception
conference space
break area
Building Details
Year built
1998
Building materials
Steel Frame
Roof type
Built-Up, Metal
Listing Agency:
Realty One Group Integrity
(520) 447-5922
Listed By:
Christina M Calderon · License #BR697017000
(520) 906-0769
Added: Sep 1
Last Checked: Sep 2 at 3:06PM
MLS# 22621249
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 freestanding flex property offers 4,432 SF of renovated space within a steel-frame building constructed in 1998. The layout includes private offices, reception, conference space, a break area, and warehouse space with two roll-up doors. Warehouse peak height is approximately 12'6''. Three-phase power is provided through 200-amp service that can be expanded to 400 amps.
The property is located at 870 S Campbell Avenue in Tucson and is zoned Tucson - I1. A secured chain-link and barbed-wire fenced yard supports outdoor storage and operational needs. Public water, forced-air heating, central air, and evaporative cooling are in place. The property is expected to be vacant by 11/01/26.
The property is located at 870 S Campbell Avenue in Tucson and is zoned Tucson - I1. A secured chain-link and barbed-wire fenced yard supports outdoor storage and operational needs. Public water, forced-air heating, central air, and evaporative cooling are in place. The property is expected to be vacant by 11/01/26.
Key Highlights
- 4,432 SF freestanding flex property at 870 S Campbell Avenue
- Tucson - I1 zoning
- 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
702
Businesses Nearby
Balanced
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 - Freestanding industrial property combines finished office areas with warehouse functionality, secured outdoor storage, and adaptable electrical capacity.
Where is this flex space located?
The property is located at 870 S Campbell Avenue 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 at 870 S Campbell Avenue; Tucson - I1 zoning; 3‑phase power with 200‑amp service expandable to 400 amps
