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    Commercial Land with State Highway Frontage Title is generated by Realmo AI

    3.5acres N Oracle Road, Tucson, AZ 85739

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    Claim this Listing
    For Sale
    $825,000

    LAND - Tucson, AZ

    Type:Retail
    Lot size:
    3.50 Acres
    Added:
    Dec 2, 2025
    Days on Market:
    188
    Last Refresh:
    Jun 8 at 1:06 am

    Property Features for 3.5acres N Oracle Road

    General Information

    Property type
    Land
    Property subtype
    Retail
    Zoning
    Pima County - CB2
    Fencing
    Barbed Wire
    Standard status
    Active
    APN
    222-17-006A
    Lot size
    3.50 Acres

    Taxes and HOA fees

    Tax Year
    2025
    Tax Description
    3 parcels for sale. 3 legals. Ask Broker. 22217006A, 22211016A, 22211016B
    Tax Annual Amount
    2838

    Utilities

    Water source
    Public

    We can help!

    Listing Contact
    Jim Vincent
    Jim Vincent

    Listing agent Jim Vincent License #BR512131000

    Listing office JVincent Company LLC 2850 E Skyline Dr Ste 100, Tucson, AZ

    Listing date Dec 2, 2025

    MLS# 22530834 Listing URL

    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.

    HighLights

    • Prime Oracle Road Frontage: Over 650 ft of high‑visibility frontage.
    • CB‑2 Commercial Zoning: Allows for a wide range of commercial development options.
    • Large 3.5 Acre Site: Three contiguous parcels offering significant development potential.
    • All Utilities Available: Tucson Water, TEP, Pima County Sewer, and Southwest Gas readily accessible.
    • High‑Traffic Location: Surrounded by established and growing communities.
    • Development Concepts Approved: Concepts support over 20,000 SF of commercial space.

    Overview

    This offering consists of 3.5 contiguous acres made up of three parcels, positioned for commercial development under Pima County CB2 zoning. The site is described as having 650+ feet of frontage on State Hwy 77. All utilities are reported as available, including Tucson Water, TEP, Pima County Sewer, and Southwest Gas. Seller also notes approved concepts supporting up to 20,000+ SF of commercial development.

    The property is located on N Oracle Road in Catalina, AZ 85739, with Oracle Road/State Hwy 77 frontage intended to support visibility and access for a range of commercial activity. The seller states the surrounding area includes established communities such as Saddlebrooke, Saddlebrooke Ranch, and Eagle Crest.

    Development options discussed by the seller include retail, auto/RV, self-storage, office, hospitality, and contractor yard uses, among others, consistent with the CB2 zoning framework. The seller indicates the sale may be structured as all or part, and all information should be verified by the buyer. For buyers and brokers evaluating a mixed-use or single-purpose project, this parcel’s highway frontage, utility availability, and concept level planning are practical starting points for due diligence.
    Property Profile Location Intelligence

    Current Use by Public Records

    Commercial land

    Map

    City
    Tucson
    County
    Pima
    State
    Arizona
    Longitude
    -110.926528
    Latitude
    32.507243

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    FAQs

    What type of property is this?
    Commercial land - Commercially zoned land with 650+ feet on State Hwy 77 and utilities available for planned retail, storage, or office uses.
    Where is this commercial land located?
    The property is located at 3.5acres N Oracle Road Tucson, AZ.
    What is the asking price?
    The asking price for this property is $825,000.
    What are key features of this property?
    This property features: Prime Oracle Road Frontage: Over 650 ft of high‑visibility frontage.; CB‑2 Commercial Zoning: Allows for a wide range of commercial development options.; Large 3.5 Acre Site: Three contiguous parcels offering significant development potential.
    (520) 548-0216
    We can help!
    Listing Contact
    Jim Vincent
    Jim Vincent
    Real Estate License ID: BR512131000
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

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    3.5acres N Oracle Road, Tucson, AZ 85739
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