Move-in Ready Medical
For Sale
Contact for pricing
90 W River Rd., Tucson, AZ 85704
High-end medical building with premium finishes, optimized for medical operations.
Property Size5,247 SF
Price / SF$390.70
Days on Market98
Property Features for 90 W River Rd.
General Information
Standard status
Active
Size
5,247 SF
Class
B
Property subtype
Office, Retail
Zoning
C-2
Lease Type
NNN
Investment Type
Owner/User
Building Details
Year Built
1997
Year Renovated
2016
Buildings
1
Listing Agency:
Cushman & Wakefield PICOR Commercial Real Estate Services - Tucson, Arizona
(520) 546-2770
Listed By:
Aaron LaPrise · License #AZ BR556758000
Source:
Crexi
Added: May 26
Changed: Aug 28
Last Checked: Aug 31 at 4:27AM
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 Cushman & Wakefield PICOR Commercial Real Estate Services - Tucson, Arizona
Investment Insights
Based on property information with market context.
This is a move-in ready, high-end medical building featuring premium finishes and a thoughtfully designed layout optimized for medical operations. The 5,247 square foot property includes a professional office component. It offers exceptional visibility and accessibility on River Road, along with ample on-site parking. Monument signage is available. The property benefits from left-in, left-out access directly in front.
Key Highlights
- Error: The operation was aborted
- Error code: 504
- Provider name: Google
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
$76,671
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
3.74%
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%
$1,533,420
$1.5M
Cap Rate 7%
$1,095,300
$1.1M
Cap Rate 9%
$851,900
$851.9K
Market Conditions
NOI Build-Up for 5,247 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
$113.3K $21.60/SF
− Vacancy
−$11.1K −$2.12/SF
EGI
$102.2K $19.48/SF
− OpEx
−$25.6K −$4.87/SF
NOI
$76.7K $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%
$1,533,420
Cap Rate 7%
$1,095,300
Cap Rate 9%
$851,900
Alternative Uses
Best Use
Office B
$1.10M
$958.4K – $1.28M
NOI $76,671 @ 7.0% cap · market cap 3.74%
Second Best
Healthcare Medical
$998.4K
$873.6K – $1.16M
NOI $69,890 @ 7.0% cap · market cap 3.41%
Theoretical Best
Office A
$1.36M
$1.19M – $1.59M
NOI $95,413 @ 7.0% cap · market cap 4.65%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1,089
Businesses Nearby
Well-served
Demand for This Use
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
Market
Vacancy Rate% for Office in Tucson, AZ
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Similar Off Market Nearby
- Petco Vaccination Clinic — 585 E Wetmore Rd, Tucson, AZ 85705
- Animal Healing and Wellness Clinic — 4727 N 1st Ave, Tucson, AZ 85718
- Geren T. Thurston, DVM — 300 E River Rd, Tucson, AZ 85704
- PAWS Veterinary Center — 300 E River Rd, Tucson, AZ 85704
- Paws Veterinary Center: Halstead Kathryn DVM — 300 E River Rd, Tucson, AZ 85704
Frequently Asked Questions
What type of property is this?
Medical Office Space - High-end medical building with premium finishes, optimized for medical operations.
Where is this medical office space located?
The property is located at 90 W River Rd. Tucson, AZ.
What is the asking price?
The asking price for this property is $2,050,000.
What are key features of this property?
This property features: Error: The operation was aborted; Error code: 504; Provider name: Google
