Two-Unit Ranch
For Sale
$239,000
Tucson, AZ 85716, Tucson, AZ 85716
Residential Income, Ranch, Tucson, AZ
Property Size1,062 SF
Lot Size0.19 Acres
Price / SF$225.05
Days on Market143
Property Features
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Zoning
Tucson - 03
Parking
2
Window features
Skylight(s)
Interior features
Beamed Ceilings, Walk-In Closet(s)
Appliances
Gas Range, Disposal
Subdivision
Winstel Gardens (1-7)
Lot features
Corner Lot
Elementary school
Wright
Middle school
Doolen
High school
Catalina
Elementary school district
TUSD
Middle school district
TUSD
High school district
TUSD
Directions
Glenn St & Alvernon Way/ Head south onto Alvernon Way, Turn right onto E Flower St, Turn left onto N Winstel Blvd. Property will be on the right.
Standard status
Active
APN
111-08-4130
Size
1,062 SF
Lot size
0.19 Acres
Taxes and HOA fees
Tax Year
2025
Tax Description
From Parcel:001010010 /Winstel Gardens Lot 7
Legal Description
From Parcel:001010010 /Winstel Gardens Lot 7
Utilities
Heating system
Forced Air
Cooling system
Ceiling Fan(s), Central Air
Water source
Public
Amenities
private yard
fireplace
Building Details
Year built
1945
Number of units
2
Flooring type
Tile - Ceramic
Building materials
Frame - Stucco
Roof type
Rolled Hot Mop
Architectural style
Ranch
Listing Agency:
United Real Estate Specialists
(520) 612-7422
Listed By:
Margot N Bertram
(520) 548-1686
Added: Apr 2
Changed: Aug 21
Last Checked: Aug 22 at 3:06AM
MLS# 22608671
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 duplex property contains two ranch-style residences with a combined 1,062 square feet of living area. Each home provides one bedroom and one bathroom, along with its own private yard. Interior details include beamed ceilings, ceramic tile flooring, walk-in closet space, gas ranges, disposals, forced-air heating, central air, and ceiling fans. One residence also includes a living-room fireplace. Both homes feature frame-stucco construction and rolled hot-mop roofing.
The property encompasses 0.19 acres in Tucson and is served by public water. Built in 1945, it carries Tucson - 03 zoning and is situated near public transit and shopping. The compact layout supports separate residential spaces on a shared parcel, with existing kitchen cabinetry and matching appliances in each unit.
The property encompasses 0.19 acres in Tucson and is served by public water. Built in 1945, it carries Tucson - 03 zoning and is situated near public transit and shopping. The compact layout supports separate residential spaces on a shared parcel, with existing kitchen cabinetry and matching appliances in each unit.
Key Highlights
- Two 1‑bedroom, 1‑bathroom residences on one parcel
- Combined property size of 1,062 Square Feet
- 0.19‑acre parcel in Tucson, AZ 85716
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
$11,900
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
4.98%
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%
$238,000
$238.0K
Cap Rate 7%
$170,000
$170.0K
Cap Rate 9%
$132,222
$132.2K
Market Conditions
NOI Build-Up for 1,062 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
$18.5K $17.40/SF
− Vacancy
−$1.5K −$1.39/SF
EGI
$17.0K $16.01/SF
− OpEx
−$5.1K −$4.80/SF
NOI
$11.9K $11.21/SF
Area
Tucson, AZ
Vacancy
8.00%
Lease Rate
$17.40 /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%
$238,000
Cap Rate 7%
$170,000
Cap Rate 9%
$132,222
Alternative Uses
Best Use
Multifamily LT 5
$170.0K
$148.8K – $198.3K
NOI $11,900 @ 7.0% cap · market cap 4.98%
Second Best
Apartment 5plus
$155.9K
$136.4K – $181.9K
NOI $10,912 @ 7.0% cap · market cap 4.57%
Theoretical Best
Office A
$275.9K
$241.4K – $321.9K
NOI $19,312 @ 7.0% cap · market cap 8.08%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
703
Businesses Nearby
Explore this area
Business Placement
Demographics for 85716, AZ
31,521
Population
19,025
Households
1.7
Avg Household Size
39
Median Age
42%
College-Educated
92%
High-School Grad
7.2 sq mi
ZIP Area
4,378
Density / Sq Mi
$47,009
Median Household Income
$33,367
Median Earnings
$1,021
Median Rent
$300,900
Median Home Value
Market
Vacancy Rate% for Multifamily in West region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Duplex - Two residences share a parcel, each with a private yard, beamed ceilings, and an equipped kitchen.
Where is this duplex located?
The property is located at Tucson, AZ.
What is the asking price?
The asking price for this property is $239,000.
What are key features of this property?
This property features: Two 1‑bedroom, 1‑bathroom residences on one parcel; Combined property size of 1,062 Square Feet; 0.19‑acre parcel in Tucson, AZ 85716
