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    3649 W 8th Street Thatcher, AZ 85552

    View on Map
    For Sale
    Under Contract
    $475,000

    COMMERCIAL - Thatcher, AZ

    Property size:
    5,206 SF
    Lot size:
    1.16 Acres
    Added:
    Aug 6, 2025
    Days on Market:
    239
    Last Refresh:
    Apr 1 at 10:06 pm

    Property Features for 3649 W 8th Street

    General Information

    Property type
    Commercial Sale
    Property subtype
    Other
    Zoning
    Graham - C-M
    Fencing
    Chain Link, Fenced
    Appliances
    Tankless Water Heater
    Standard status
    Active Under Contract
    APN
    104-39-192
    Size
    5,206 SF
    Lot size
    1.16 Acres

    Taxes and HOA fees

    TaxYear
    2024
    TaxDescription
    lengthy, in docs tab
    TaxAnnualAmount
    2932

    Utilities

    Sewer type
    Septic Tank
    Heating system
    Natural Gas
    Cooling system
    Central Air
    Water source
    Public

    Building Details

    Year built
    1985
    Building materials
    Block
    Roof type
    Metal

    We can help!

    Listing Contact
    Stephanie Southerland

    Listing agent Stephanie Southerland License #SA662995000

    Listing office Tierra Antigua Realty 415 W Main St, Tucson, AZ

    Listing date Aug 6, 2025

    MLS# 22520556

    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.

    Overview

    Thatcher Commercial Property For Sale

    This commercial property is strategically located near Eastern Arizona College. The 5,260 square foot building includes over 1,100 square feet of covered patio space. The property is zoned C-M, making it suitable for adaptive reuse as a retail space, flex space, event venue, or light industrial facility. The property also includes a triple-wide manufactured home that can be used for rental income or on-site housing. The lot size is 1.16 acres. This property is positioned in a rapidly developing area.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Retail space

    Suggested Use

    Law Firm Building Supply Spa & Massage Center Big Box & Wholesale Store Auto Repair Shop Hotel & Motel Auto Parts Store Gym & Fitness Center Kitchen & Bath Showroom Storage Facility

    Zoning and permitted uses should be independently verified with local authorities.

    Location Insight

    • Map
    • Local Demand
    City
    Thatcher
    County
    Graham
    State
    Arizona
    Longitude
    -109.7611
    Latitude
    32.831226

    Nearby Similar for Sale

    • $399,900
      3,404 SF

      Thatcher Commercial Building For Sale

      Commercial building on a corner lot in Thatcher, Arizona.
      3996 W Main Street, Thatcher, AZ 85552
      View Details
    • $475,000
      5,206 SF

      Thatcher Commercial Property with Patio

      Versatile commercial building near Eastern Arizona College with investment potential.
      3649 W 8th St, Thatcher, AZ 85552
      View Details

    FAQs

    What type of property is this?
    Mixed-use property - High-traffic commercial property near Eastern Arizona College with investment potential.
    Where is this mixed-use property located?
    The property is located at 3649 W 8th Street Thatcher, AZ.
    What is the asking price?
    The asking price for this property is $475,000.
    What are key features of this property?
    This property features: High‑traffic commercial property near Eastern Arizona College offers significant investment potential.; **Versatile 5,260 SF building with 1,100+ SF covered patio** suitable for retail, flex space, event venue, or light industrial use (C‑M zoning).; Includes a triple‑wide manufactured home for rental income or on‑site housing.
    (520) 544-2335
    We can help!
    Listing Contact
    Stephanie Southerland
    Real Estate License ID: SA662995000
    Learn More
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

    More about this property
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