Retail Pad For
For Sale
$1,000,000
10604 N Oracle Rd, Tucson, AZ 85737
9170 SF retail pad available for purchase.
Property Size9,170 SF
Price / SF$109.05
Days on Market156
Property Features for 10604 N Oracle Rd
General Information
Standard status
Active
Size
9,170 SF
Property subtype
Retail
Listing Agency:
Phoenix Commercial Advisors
Listed By:
Greg Laing · License #CO114520000
(602) 510-8577
Source:
Phoenixcommercialadvisors
Added: Apr 1
Changed: Sep 2
Last Checked: Sep 2 at 2:34PM
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 Phoenix Commercial Advisors
Investment Insights
Based on property information with market context.
A 9170 square foot retail pad is available for sale.
Key Highlights
- Large lot size: 9170 SF
- PAD G designation
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
$87,165
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
8.72%
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%
$1,743,300
$1.7M
Cap Rate 7%
$1,245,214
$1.2M
Cap Rate 9%
$968,500
$968.5K
Market Conditions
NOI Build-Up for 9,170 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
$132.0K $14.40/SF
− Vacancy
−$7.5K −$0.82/SF
EGI
$124.5K $13.58/SF
− OpEx
−$37.4K −$4.07/SF
NOI
$87.2K $9.51/SF
Area
Tucson, AZ
Vacancy
5.70%
Lease Rate
$14.40 /SF/Yr
Expense Ratio
30.00%
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%
$1,743,300
Cap Rate 7%
$1,245,214
Cap Rate 9%
$968,500
Alternative Uses
Best Use
Retail
$1.25M
$1.09M – $1.45M
NOI $87,165 @ 7.0% cap · market cap 8.72%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$2.38M
$2.08M – $2.78M
NOI $166,750 @ 7.0% cap · market cap 16.68%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
547
Businesses Nearby
429k
Monthly Visits Nearby
Explore this area
Business Placement
Foot Traffic Nearby
Dining 30%
Shops & Services 19%
Superstores 16%
Home Improvements & Furnishings 12%
Target
Superstores
68,970 visits/mo
0.3 miles
Fry's
Groceries
50,410 visits/mo
0.3 miles
The Home Depot
Home Improvements & Furnishings
44,423 visits/mo
0.4 miles
Ross Dress for Less
Apparel
32,677 visits/mo
0.3 miles
McDonald's
Dining
25,315 visits/mo
0.3 miles
Demographics for 85737, AZ
22,212
Population
10,574
Households
2.1
Avg Household Size
53
Median Age
54%
College-Educated
96%
High-School Grad
23.7 sq mi
ZIP Area
937
Density / Sq Mi
$106,812
Median Household Income
$56,250
Median Earnings
$1,710
Median Rent
$433,600
Median Home Value
Market
Vacancy Rate% for Retail in Tucson, AZ
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Retail space - 9170 SF retail pad available for purchase.
Where is this retail space located?
The property is located at 10604 N Oracle Rd Tucson, AZ.
What is the asking price?
The asking price for this property is $1,000,000.
What are key features of this property?
This property features: Large lot size: **9170 SF**; PAD G designation
