Manufacturing Building with CNC
For Sale
$799,000
2981 E Adams, Show Low, AZ 85901
Commercial Sale, Show Low, AZ
Property Size4,840 SF
Lot Size1.97 Acres
Price / SF$165.08
Days on Market476
Property Features for 2981 E Adams
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning description
I-1 Industrial
Subdivision
Show Low Ind Pk
Lot features
Landscaped
Directions
Hwy 60 East to W. 27th to left on Adams to property on right.
Standard status
Active
APN
210-23-031A
Size
4,840 SF
Lot size
1.97 Acres
Taxes and HOA fees
Tax Description
SECTION 21,T10N,R22E:BEG NE COR;TH S89DG44'W 640.1'TPOB; TH S0DG4'30 E 652.01';TH S0DG1'25 E 358.41'; TH N89DG56'55 W 210.21';TH N0DG0'37 W 1009.32'; TH N89DG44'E 209.37'TPOB LESS 2.90 AC TO 031B(PER 05-28524) OUT OF 210-23-031 FOR2007ROLL
Tax Annual Amount
1879
Legal Description
SECTION 21,T10N,R22E:BEG NE COR;TH S89DG44'W 640.1'TPOB; TH S0DG4'30 E 652.01';TH S0DG1'25 E 358.41'; TH N89DG56'55 W 210.21';TH N0DG0'37 W 1009.32'; TH N89DG44'E 209.37'TPOB LESS 2.90 AC TO 031B(PER 05-28524) OUT OF 210-23-031 FOR2007ROLL
Utilities
Heating system
Propane (Heating)
Building Details
Year built
1993
Roof type
Metal
Listing Agency:
Advantage Realty Professionals - Lakeside
(928) 368-2040
Listed By:
Liz Engelhart · License #BR558301000
(928) 242-1048
Added: May 28, 2025
Changed: Sep 13
Last Checked: Sep 15 at 2:06PM
MLS# 256219
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 manufacturing property includes a 4840-square-foot building on 1.97 acres, with the machine shop business offered as part of the sale. The package includes a HAAS CNC Machine, inventory, goodwill, and the established customer base. The building was constructed in 1993 and features a metal roof and propane heating. Additional land area is available for expansion, as stated in the property information.
The operation serves customers across a broad regional area extending from Payson, AZ, to Gallup, NM. Its customer base includes state, city, and county municipalities, school districts, the Fort Apache Tribe, power plants, auto dealerships, construction companies, auto repair shops, the timber industry, and individuals requiring machine work. The business has 40 years of experience, and the seller is willing to train the purchaser.
The operation serves customers across a broad regional area extending from Payson, AZ, to Gallup, NM. Its customer base includes state, city, and county municipalities, school districts, the Fort Apache Tribe, power plants, auto dealerships, construction companies, auto repair shops, the timber industry, and individuals requiring machine work. The business has 40 years of experience, and the seller is willing to train the purchaser.
Key Highlights
- Manufacturing building and machine shop business offered together
- 4840 square feet on 1.97 acres
- HAAS CNC Machine and all inventory convey
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
$69,584
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
8.71%
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%
$1,391,680
$1.4M
Cap Rate 7%
$994,057
$994.1K
Cap Rate 9%
$773,156
$773.2K
Market Conditions
NOI Build-Up for 4,840 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
$111.5K $23.04/SF
− Vacancy
−$4.5K −$0.92/SF
EGI
$107.1K $22.12/SF
− OpEx
−$37.5K −$7.74/SF
NOI
$69.6K $14.38/SF
Area
Navajo County, AZ
Vacancy
4.00%
Lease Rate
$23.04 /SF/Yr
Expense Ratio
35.00%
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%
$1,391,680
Cap Rate 7%
$994,057
Cap Rate 9%
$773,156
Alternative Uses
Best Use
Flex RnD
$994.1K
$869.8K – $1.16M
NOI $69,584 @ 7.0% cap · market cap 8.71%
Second Best
Industrial
$630.1K
$551.3K – $735.1K
NOI $44,104 @ 7.0% cap · market cap 5.52%
Theoretical Best
Specialty Retail
$1.32M
$1.15M – $1.53M
NOI $92,068 @ 7.0% cap · market cap 11.52%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
Turnkey business
Opportunity
Location Intelligence
Trade Area within ½ mile
103
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
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Industrial in West region
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Frequently Asked Questions
What type of property is this?
Manufacturing property - Established machine shop business offered with equipment, inventory, goodwill, and an existing customer base.
Where is this manufacturing property located?
The property is located at 2981 E Adams Show Low, AZ.
What is the asking price?
The asking price for this property is $799,000.
What are key features of this property?
This property features: Manufacturing building and machine shop business offered together; 4840 square feet on 1.97 acres; HAAS CNC Machine and all inventory convey
