Mixed-Use Property with Two
For Sale
$1,399,000
2891 E Adams, Show Low, AZ 85901
Commercial Sale, Show Low, AZ
Property Size7,686 SF
Lot Size5.75 Acres
Price / SF$182.02
Days on Market47
Property Features for 2891 E Adams
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning description
Commercial
Window features
Window Coverings, Insulated Windows, Double Pane Windows, Window Treatments
Patio and Porch features
Porch, Patio
Exterior features
Outdoor Grill
Subdivision
Show Low Unsub
Directions
Going east on Hwy 60 (Deuce of Clubs), turn right on 27th Place across from Hatch Toyota. Follow to the end just before Show Low Block, and turn left through the black wrought-iron gate. The house will be directly in front, while the commercial building is to the right at the end of the driveway.
Standard status
Active
APN
210-23-034A
Size
7,686 SF
Lot size
5.75 Acres
Taxes and HOA fees
Tax Description
SECTION 21,T10N,R22E: PARCEL 3, PER SURVEY 2020-3189; ALSO:COMBO2.68AC FROM 210-23-033 & 034 TO 210-23-034A: FOR 2023 ROLL (LEGAL DESCRIPTION IS FOR TAX PURPOSES ONLY/NOT FOR DEED PREPARATION)
Tax Annual Amount
8870
Legal Description
SECTION 21,T10N,R22E: PARCEL 3, PER SURVEY 2020-3189; ALSO:COMBO2.68AC FROM 210-23-033 & 034 TO 210-23-034A: FOR 2023 ROLL (LEGAL DESCRIPTION IS FOR TAX PURPOSES ONLY/NOT FOR DEED PREPARATION)
Utilities
Utilities
Propane
Heating system
Propane (Heating), Wood, Pellet Stove, Forced Air
Cooling system
Central Air
Building Details
Year built
1982
Roof type
Shingle, Metal
Additional Structures
Other
Listing Agency:
Realty One Group Mountain Desert - Show Low
(928) 486-6650
Listed By:
Richard Lofgreen
(928) 369-8326
Added: Jul 26
Changed: Sep 7
Last Checked: Sep 10 at 6:06AM
MLS# 262425
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 mixed-use property combines a 3,164-square-foot newly remodeled four-bedroom, 4-1/2-bath home with a separate 4,042-square-foot commercial building. The commercial structure has been recently remodeled and includes four large bathrooms, two offices, and two large open areas. A doggy bath facility is already built into the home, adding a specialized improvement to the existing layout.
The property encompasses 5.75 acres in Show Low, Arizona. Improvements date to 1982 and include central air, propane heating, wood and pellet-stove heating options, a porch, patio, outdoor grill, and shingle and metal roofing. Total reported building area is 7,686 square feet.
The property encompasses 5.75 acres in Show Low, Arizona. Improvements date to 1982 and include central air, propane heating, wood and pellet-stove heating options, a porch, patio, outdoor grill, and shingle and metal roofing. Total reported building area is 7,686 square feet.
Key Highlights
- 5.75‑acre mixed‑use property in Show Low, AZ
- 3,164‑square‑foot newly remodeled home with 4 bedrooms and 4‑1/2 baths
- Separate 4,042‑square‑foot commercial building, recently remodeled
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
$118,960
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
8.50%
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%
$2,379,200
$2.4M
Cap Rate 7%
$1,699,429
$1.7M
Cap Rate 9%
$1,321,778
$1.3M
Market Conditions
NOI Build-Up for 7,686 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
$200.1K $26.04/SF
− Vacancy
−$9.8K −$1.28/SF
EGI
$190.3K $24.76/SF
− OpEx
−$71.4K −$9.29/SF
NOI
$119.0K $15.48/SF
Area
Navajo County, AZ
Vacancy
4.90%
Lease Rate
$26.04 /SF/Yr
Expense Ratio
37.50%
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%
$2,379,200
Cap Rate 7%
$1,699,429
Cap Rate 9%
$1,321,778
Alternative Uses
Best Use
Mixed Use
$1.70M
$1.49M – $1.98M
NOI $118,960 @ 7.0% cap · market cap 8.50%
Second Best
—
—
no second resolved use
Theoretical Best
Specialty Retail
$2.09M
$1.83M – $2.44M
NOI $146,205 @ 7.0% cap · market cap 10.45%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
2
Office units
Location Intelligence
Trade Area within ½ mile
133
Businesses Nearby
Explore this area
Business Placement
Demographics for 85901, AZ
18,701
Population
12,437
Households
1.5
Avg Household Size
49
Median Age
26%
College-Educated
94%
High-School Grad
263.1 sq mi
ZIP Area
71
Density / Sq Mi
$60,313
Median Household Income
$37,466
Median Earnings
$1,009
Median Rent
$256,300
Median Home Value
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Frequently Asked Questions
What type of property is this?
Mixed-use property - Remodeled mixed-use property with a four-bedroom home and separate commercial building offering offices, bathrooms, and open areas.
Where is this mixed-use property located?
The property is located at 2891 E Adams Show Low, AZ.
What is the asking price?
The asking price for this property is $1,399,000.
What are key features of this property?
This property features: 5.75‑acre mixed‑use property in Show Low, AZ; 3,164‑square‑foot newly remodeled home with 4 bedrooms and 4‑1/2 baths; Separate 4,042‑square‑foot commercial building, recently remodeled
