Two-Unit Retail Condo with Highway
For Sale
$587,000
2379 State Route 260, Overgaard, AZ 85933
COMMERCIAL - Overgaard, AZ
Property Size2,614 SF
Lot Size0.06 Acres
Price / SF$224.56
Days on Market34
Property Features for 2379 State Route 260
General Information
Property type
Commercial Sale
Property subtype
Other
Security features
Security System
Window features
Aluminum Frames, Window Coverings, Double Pane Windows, Blinds
Patio and Porch features
Patio, Porch, Deck
Interior features
Wet Bar, Wine Storage
Exterior features
Smart Lock(s)
Subdivision
Bison Ranch
Lot features
Wooded
Directions
AZ Highway 260 to Overgaard; south on Bison Ranch Road, west on frontage road (FS road 144) to second building on south. Center two suites, 121-122.
Standard status
Active
APN
206-52-121A
Size
2,614 SF
Lot size
0.06 Acres
Taxes and HOA fees
Tax Description
SECTION 34, T12N, R17E: BISONTOWN 1, A CONDOMINIUM: COMMERCIAL UNIT 121 & 122, BUILDING B, FIRST FLOOR, PER PLAT 21-16 26. OUT OF206-49-996B FOR2004R OLL.COMB 206-52-121 & 122 FOR 2018 ROLL
Tax Annual Amount
2767
Legal Description
SECTION 34, T12N, R17E: BISONTOWN 1, A CONDOMINIUM: COMMERCIAL UNIT 121 & 122, BUILDING B, FIRST FLOOR, PER PLAT 21-16 26. OUT OF206-49-996B FOR2004R OLL.COMB 206-52-121 & 122 FOR 2018 ROLL
Utilities
Heating system
Electric (Heating)
Cooling system
Central Air
Building Details
Year built
2000
Additional Structures
Storage
Listing Agency:
RE/MAX Mountain Valley
(928) 329-6688
Listed By:
Jay Eckhardt · License #BR581926000
(480) 329-3667
Added: Jul 20
Changed: Aug 4
Last Checked: Aug 22 at 3:06PM
MLS# 262328
Copyright © 2026 White Mountain Association of Realtors. 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 fully furnished two-unit retail condo is built for flexible concepts and is currently operated as an upscale salon during the day and a private, member-only speakeasy on weekend evenings. The finished interior supports different branding and use styles under one roof, and the property is being offered with its furnishings, fixtures, and equipment. The seller’s personal effects and a short list of excepted items are excluded, and the sale is for the real property and furnishings only; the operating business, systems, data, brand, and goodwill are not included.
The property is located within Bison Ranch, a Western-themed plaza off Highway 260 in the White Mountains area of Overgaard, Arizona. It features Highway 260 frontage along with easy access and parking for a storefront-style setup.
The property is described as having both commercial and residential zoning, and buyers are directed to verify zoning, permitted uses, measurements, and any required licensing for their intended concept.
The property is located within Bison Ranch, a Western-themed plaza off Highway 260 in the White Mountains area of Overgaard, Arizona. It features Highway 260 frontage along with easy access and parking for a storefront-style setup.
The property is described as having both commercial and residential zoning, and buyers are directed to verify zoning, permitted uses, measurements, and any required licensing for their intended concept.
Key Highlights
- Two‑unit retail condo in Bison Ranch’s Western‑themed plaza, located off Highway 260 in Overgaard
- Commercial and residential zoning indicated, allowing a live‑work setup where an owner can live and work
- Interior includes wet bar and wine storage, plus central air and electric heating
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
$49,724
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
8.47%
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%
$994,480
$994.5K
Cap Rate 7%
$710,343
$710.3K
Cap Rate 9%
$552,489
$552.5K
Market Conditions
NOI Build-Up for 2,614 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
$68.1K $26.04/SF
− Vacancy
−$1.8K −$0.68/SF
EGI
$66.3K $25.36/SF
− OpEx
−$16.6K −$6.34/SF
NOI
$49.7K $19.02/SF
Area
Navajo County, AZ
Vacancy
2.60%
Lease Rate
$26.04 /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%
$994,480
Cap Rate 7%
$710,343
Cap Rate 9%
$552,489
Alternative Uses
Best Use
Specialty Retail
$710.3K
$621.6K – $828.7K
NOI $49,724 @ 7.0% cap · market cap 8.47%
Second Best
Retail
$647.3K
$566.4K – $755.2K
NOI $45,313 @ 7.0% cap · market cap 7.72%
Theoretical Best
—
—
same as Best Use
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Highway access
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
58
Businesses Nearby
Explore this area
Business Placement
Demographics for 85933, AZ
3,639
Population
5,099
Households
0.7
Avg Household Size
61
Median Age
14%
College-Educated
92%
High-School Grad
95.8 sq mi
ZIP Area
38
Density / Sq Mi
$60,149
Median Household Income
$36,917
Median Earnings
$715
Median Rent
$308,100
Median Home Value
Market
Vacancy Rate% for Retail in West region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Storefront property - Fully furnished two-unit retail condo in a western-themed plaza with Highway 260 frontage; sale includes furnishings and equipment.
Where is this storefront property located?
The property is located at 2379 State Route 260 Overgaard, AZ.
What is the asking price?
The asking price for this property is $587,000.
What are key features of this property?
This property features: Two‑unit retail condo in Bison Ranch’s Western‑themed plaza, located off Highway 260 in Overgaard; Commercial and residential zoning indicated, allowing a live‑work setup where an owner can live and work; Interior includes wet bar and wine storage, plus central air and electric heating
