Building Details

Year built 1980

Building materials Slump Block

Roof type Membrane

Listing Agency: HomeSmart Advantage Group · HomeSmart International a***@andymcdonald.net Show Phone

Listed By: Bonnie Bushey · License #SA023691000 Show Phone

Added: Jan 13, 2022 Changed: Sep 13 Last Checked: Sep 19 at 3:06PM

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MLS# 22201134

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 1,600-square-foot retail building contains two occupied units: one operating as a hair salon and the other as a laundromat. Both spaces are subject to existing long-term leases, which the new owner must honor. Salon equipment and washers/dryers are tenant-owned and excluded from the sale.

The property occupies 0.05 acres at 495 S Avenue A in San Manuel, Arizona. Constructed in 1980 with slump block materials, the building has a membrane roof, natural gas and zoned heating, and both evaporative cooling and central air. It is identified under the zoning designation San Manuel - CALL.

The building represents a portion of parcel 307-08-386, while property taxes are calculated from the entire parcel.

Key Highlights

• Two occupied units: a hair salon and a laundromat
• 1,600 sq ft commercial building on 0.05 acres
• Existing long‑term leases must be honored by the new owner

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

$15,708

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

8.98%

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%

$314,160 $314.2K

Cap Rate 7%

$224,400 $224.4K

Cap Rate 9%

$174,533 $174.5K

Market Conditions

NOI Build-Up for 1,600 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

$24.0K $15.00/SF

− Vacancy

−$1.6K −$0.98/SF

EGI

$22.4K $14.03/SF

− OpEx

−$6.7K −$4.21/SF

NOI

$15.7K $9.82/SF

Area

Pinal County, AZ

Vacancy

6.50%

Lease Rate

$15.00 /SF/Yr

Expense Ratio

30.00%

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%

$314,160

Cap Rate 7%

$224,400

Cap Rate 9%

$174,533

Alternative Uses

Best Use

Retail

$224.4K

$196.4K – $261.8K (±1% cap)

NOI $15,708 @ 7.0% cap · market cap 8.98%

Second Best

—

—

no second resolved use

Theoretical Best

Office A

$442.3K

$387.1K – $516.1K (±1% cap)

NOI $30,964 @ 7.0% cap · market cap 17.69%

Zoning and permitted uses should be independently verified with authorities.

Property Analytics

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Current Use

Retail space

Suggested Use

Top Pick Auto Repair Shop Hair Salon Building Supply Auto Parts Store Restaurant Storage Facility

Score = modeled unmet demand for each use within ~1 mi (higher = bigger opportunity). Zoning and permitted uses should be independently verified with local authorities.

Lease Details

100%

Occupancy

Multi-tenant

Tenancy

Location Intelligence

Trade Area within ½ mile

95

Businesses Nearby

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 Retail in West region

7% 2020

6.3% 2021

5.5% 2022

5.3% 2023

5.5% 2024

5.8% 2025

Questions? Ask Rey

Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.

What type of property is this? Where is this retail space located? What is the asking price? Find similar properties What are key features of this property?

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Frequently Asked Questions

What type of property is this?

Retail space - Two leased commercial units accommodate an operating hair salon and laundromat.

Where is this retail space located?

The property is located at 495 S Avenue A San Manuel, AZ.

What is the asking price?

The asking price for this property is $175,000.

What are key features of this property?

This property features: Two occupied units: a hair salon and a laundromat; 1,600 sq ft commercial building on 0.05 acres; Existing long‑term leases must be honored by the new owner