Flex Property with Service
For Sale
$322,500
407 E Main Street, San Manuel, AZ 85631
Commercial Sale, San Manuel, AZ
Property Size5,400 SF
Lot Size2.42 Acres
Price / SF$59.72
Days on Market84
Property Features for 407 E Main Street
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
Pinal County - CR3
Fencing
Chain Link
Lot features
Corner Lot
Subdivision
Pinal
Standard status
Active
APN
307-08-400A
Size
5,400 SF
Lot size
2.42 Acres
Taxes and HOA fees
Tax Year
2025
Tax Description
Saguaro Subd: Lts 8 9 & 10 Sec 4-10S-17E 2.42 Ac
Tax Annual Amount
5754
Legal Description
Saguaro Subd: Lts 8 9 & 10 Sec 4-10S-17E 2.42 Ac
Utilities
Heating system
Propane (Heating)
Cooling system
Evaporative Cooling
Water source
Public
Amenities
roll-up doors
3-phase power
HVAC
evaporative cooling
Building Details
Year built
1995
Building materials
Metal Siding
Roof type
Metal
Listing Agency:
Tierra Antigua Realty
(520) 318-5290
Listed By:
Esther H Empens
(520) 271-5585
Added: Jun 17
Changed: Sep 5
Last Checked: Sep 8 at 9:06AM
MLS# 22615427
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 flex property includes 5,400 square feet of commercial improvements on a 2.42-acre lot. The building provides a 3,393-square-foot service garage and 2,007 square feet of office space, with four roll-up doors measuring 12 feet and 14 feet. Clear heights range from 14 to 18 feet, supporting a range of commercial and industrial operations.
Electrical service totals 1,200 amps at 240/120 volts with three-phase power. The office and apartment space has a newer HVAC unit, while the main shop is cooled by an evaporative system. Additional physical features include metal siding, a metal roof, chain-link fencing, propane heat, and public water. The property was built in 1995 and is located on East Main Street in San Manuel.
Electrical service totals 1,200 amps at 240/120 volts with three-phase power. The office and apartment space has a newer HVAC unit, while the main shop is cooled by an evaporative system. Additional physical features include metal siding, a metal roof, chain-link fencing, propane heat, and public water. The property was built in 1995 and is located on East Main Street in San Manuel.
Key Highlights
- 5,400‑square‑foot commercial building on a 2.42‑acre lot
- 3,393 SF service garage plus 2,007 SF of office space
- Four 12' and 14' roll‑up doors
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
$29,518
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
9.15%
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%
$590,360
$590.4K
Cap Rate 7%
$421,686
$421.7K
Cap Rate 9%
$327,978
$328.0K
Market Conditions
NOI Build-Up for 5,400 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
$51.8K $9.60/SF
− Vacancy
−$6.4K −$1.19/SF
EGI
$45.4K $8.41/SF
− OpEx
−$15.9K −$2.94/SF
NOI
$29.5K $5.47/SF
Area
Pinal County, AZ
Vacancy
12.40%
Lease Rate
$9.60 /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%
$590,360
Cap Rate 7%
$421,686
Cap Rate 9%
$327,978
Alternative Uses
Best Use
Retail
$757.4K
$662.7K – $883.6K
NOI $53,015 @ 7.0% cap · market cap 16.44%
Second Best
Flex RnD
$421.7K
$369.0K – $492.0K
NOI $29,518 @ 7.0% cap · market cap 9.15%
Theoretical Best
Office A
$1.49M
$1.31M – $1.74M
NOI $104,502 @ 7.0% cap · market cap 32.40%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
18 ft
Clear height
Location Intelligence
Trade Area within ½ mile
21
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Demographics for 85631, AZ
3,179
Population
1,602
Households
2
Avg Household Size
46
Median Age
11%
College-Educated
88%
High-School Grad
118.6 sq mi
ZIP Area
27
Density / Sq Mi
$47,969
Median Household Income
$31,315
Median Earnings
$740
Median Rent
$112,900
Median Home Value
Market
Vacancy Rate% for Industrial in West region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Flex space - Multi-use commercial building with office space, service areas, roll-up access, and substantial three-phase electrical capacity.
Where is this flex space located?
The property is located at 407 E Main Street San Manuel, AZ.
What is the asking price?
The asking price for this property is $322,500.
What are key features of this property?
This property features: 5,400‑square‑foot commercial building on a 2.42‑acre lot; 3,393 SF service garage plus 2,007 SF of office space; Four 12' and 14' roll‑up doors
