Shell Gas Station with
For Sale
$370,000
271 N Haskell Avenue, Willcox, AZ 85643
Commercial Sale, Willcox, AZ
Property Size2,621 SF
Lot Size0.40 Acres
Price / SF$141.17
Days on Market430
Property Features for 271 N Haskell Avenue
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
Willcox - CC-1
Fencing
Chain Link
Lot features
Subdivided
Subdivision
Cochise
Standard status
Active
APN
203-28-250
Size
2,621 SF
Lot size
0.40 Acres
Taxes and HOA fees
Tax Year
2024
Tax Description
Willcox Lots 1 & 2 Blk 32
Tax Annual Amount
1376
Legal Description
Willcox Lots 1 & 2 Blk 32
Utilities
Heating system
Natural Gas
Water source
Public
Amenities
new metal roof
updated plumbing
updated electrical
new windows
new flooring
washer and dryer hookups
HVAC
double lot
Building Details
Year built
1941
Building materials
Metal Siding
Roof type
Built-Up, Metal
Listing Agency:
OMNI Homes International
(520) 474-1777
Listed By:
Farley David Rosenstein · License #BR652756000
(520) 406-0000
Added: Jul 9, 2025
Changed: Sep 4
Last Checked: Sep 11 at 7:06AM
MLS# 22518285
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 2,621-square-foot commercial property includes a 1950s Shell gas station and a separate 650-square-foot single-family residence. The home has been updated with a metal roof, new windows, refreshed plumbing and electrical systems, new flooring, HVAC, and washer and dryer hookups. The property was built in 1941 and features metal siding, built-up and metal roofing, chain-link fencing, natural gas heat, and public water.
Set on a 0.4-acre double lot in Willcox, the property is zoned Willcox - CC-1. The stated commercial uses include a gas service station, convenience market, and retail store. Three adjoining lots are also offered separately, providing an additional acquisition option for future expansion or development.
Set on a 0.4-acre double lot in Willcox, the property is zoned Willcox - CC-1. The stated commercial uses include a gas service station, convenience market, and retail store. Three adjoining lots are also offered separately, providing an additional acquisition option for future expansion or development.
Key Highlights
- 2,621‑square‑foot commercial property with a 650‑square‑foot residence
- 1950s Shell gas station with a separate single‑family home
- Residence updates include metal roof, windows, plumbing, electrical, flooring, and HVAC
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
$27,186
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
7.35%
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%
$543,720
$543.7K
Cap Rate 7%
$388,371
$388.4K
Cap Rate 9%
$302,067
$302.1K
Market Conditions
NOI Build-Up for 2,621 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
$39.3K $15.00/SF
− Vacancy
−$3.1K −$1.17/SF
EGI
$36.2K $13.83/SF
− OpEx
−$9.1K −$3.46/SF
NOI
$27.2K $10.37/SF
Area
Cochise County, AZ
Vacancy
7.80%
Lease Rate
$15.00 /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%
$543,720
Cap Rate 7%
$388,371
Cap Rate 9%
$302,067
Alternative Uses
Best Use
Specialty Retail
$388.4K
$339.8K – $453.1K
NOI $27,186 @ 7.0% cap · market cap 7.35%
Second Best
Retail
$241.7K
$211.5K – $282.0K
NOI $16,919 @ 7.0% cap · market cap 4.57%
Theoretical Best
—
—
same as Best Use
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Location Intelligence
Trade Area within ½ mile
377
Businesses Nearby
Explore this area
Business Placement
Demographics for 85643, AZ
8,208
Population
3,965
Households
2.1
Avg Household Size
41
Median Age
18%
College-Educated
83%
High-School Grad
2,206.7 sq mi
ZIP Area
4
Density / Sq Mi
$56,952
Median Household Income
$32,712
Median Earnings
$700
Median Rent
$161,500
Median Home Value
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Market
Vacancy Rate% for Retail in West region
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Frequently Asked Questions
What type of property is this?
Gas station - Commercial property combines a historic service-station building with an updated residence and flexible CC-1 zoning.
Where is this gas station located?
The property is located at 271 N Haskell Avenue Willcox, AZ.
What is the asking price?
The asking price for this property is $370,000.
What are key features of this property?
This property features: 2,621‑square‑foot commercial property with a 650‑square‑foot residence; 1950s Shell gas station with a separate single‑family home; Residence updates include metal roof, windows, plumbing, electrical, flooring, and HVAC
