El Conquistador Executive
For Sale
Contact for pricing
10195 N Oracle Rd, Tucson, AZ 85704
Fully occupied office plaza with long-term leases available for sale.
Property Size21,190 SF
Price / SF$292.38
Days on Market1147
Property Features for 10195 N Oracle Rd
General Information
Standard status
Active
Size
21,190 SF
Property subtype
Office
Building Details
Year Built
2000
Listing Agency:
CBRE - Tucson
(520) 323-5100
Listed By:
David Montijo · License #AZ
Source:
Crexi
Added: Jul 3, 2023
Changed: Aug 17
Last Checked: Aug 21 at 8:15PM
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 CBRE - Tucson
Investment Insights
Based on property information with market context.
El Conquistador Executive Plaza is a commercial property consisting of 21,190 square feet. The property is currently 100% occupied by five tenants with long-term leases, averaging over 4 years remaining. The building features covered parking and signage facing Oracle Road. The property benefits from an abundance of natural light.
Key Highlights
- 100% Occupied, offering immediate returns.
- High‑Quality Tenants ensure reliable income.
- Long‑Term Leases (4+ Years Remaining) provide stability.
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
$309,637
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
5.00%
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%
$6,192,740
$6.2M
Cap Rate 7%
$4,423,386
$4.4M
Cap Rate 9%
$3,440,411
$3.4M
Market Conditions
NOI Build-Up for 21,190 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
$457.7K $21.60/SF
− Vacancy
−$44.9K −$2.12/SF
EGI
$412.8K $19.48/SF
− OpEx
−$103.2K −$4.87/SF
NOI
$309.6K $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%
$6,192,740
Cap Rate 7%
$4,423,386
Cap Rate 9%
$3,440,411
Alternative Uses
Best Use
Office B
$4.42M
$3.87M – $5.16M
NOI $309,637 @ 7.0% cap · market cap 5.00%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$5.50M
$4.82M – $6.42M
NOI $385,326 @ 7.0% cap · market cap 6.22%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
489
Businesses Nearby
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
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Frequently Asked Questions
What type of property is this?
Office building - Fully occupied office plaza with long-term leases available for sale.
Where is this office building located?
The property is located at 10195 N Oracle Rd Tucson, AZ.
What is the asking price?
The asking price for this property is $6,195,533.
What are key features of this property?
This property features: 100% Occupied, offering immediate returns.; High‑Quality Tenants ensure reliable income.; Long‑Term Leases (4+ Years Remaining) provide stability.
