Updated Restaurant
For Sale
$159,900
698 W 4th Street, Benson, AZ 85602
Commercial Sale, Benson, AZ
Property Size632 SF
Lot Size0.08 Acres
Price / SF$253.01
Days on Market114
Property Features for 698 W 4th Street
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
Benson - GB
Fencing
Chain Link
Lot features
Adjacent to Alley, North/ South Exposure
Directions
Exit 303 From I-10 address will be on the left between the lights for Prickly Pear and Ocotillo.
Subdivision
Benson/St. David
Standard status
Active
APN
123-18-014
Size
632 SF
Lot size
0.08 Acres
Taxes and HOA fees
Tax Year
2025
Tax Description
Getzwiller Add Lot 29 Blk 1
Tax Annual Amount
870
Legal Description
Getzwiller Add Lot 29 Blk 1
Utilities
Heating system
Electric (Heating), Forced Air
Cooling system
Central Air
Water source
Public
Amenities
mini-split heating and cooling systems
Building Details
Year built
1963
Building materials
Brick
Roof type
Built-Up, Shingle
Listing Agency:
DiPeso Realty
(520) 586-2122
Listed By:
Kacy A Agredano · License #SA692491000
(520) 730-8049
Added: May 23
Changed: Sep 13
Last Checked: Sep 13 at 8:06AM
MLS# 22613230
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 standalone restaurant property contains 632 square feet within a 0.08-acre parcel and has been updated with a layout configured for shaved ice service. The building dates to 1963 and is constructed with brick, with built-up and shingle roofing. Interior climate control is provided by electric forced-air heating and central air conditioning.
The property carries General Business zoning under Benson - GB. Public water service and SSVEC power support the site, while chain-link fencing defines the parcel. Its position just off I-10 provides access to the interstate corridor. The compact footprint and existing food-service configuration offer a focused commercial setting for an operator or investor.
The property carries General Business zoning under Benson - GB. Public water service and SSVEC power support the site, while chain-link fencing defines the parcel. Its position just off I-10 provides access to the interstate corridor. The compact footprint and existing food-service configuration offer a focused commercial setting for an operator or investor.
Key Highlights
- 632 square feet on a 0.08‑acre lot
- Updated build‑out configured for shaved ice service
- General Business zoning: Benson - GB
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
$6,555
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
4.10%
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%
$131,100
$131.1K
Cap Rate 7%
$93,643
$93.6K
Cap Rate 9%
$72,833
$72.8K
Market Conditions
NOI Build-Up for 632 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
$9.5K $15.00/SF
− Vacancy
−$739 −$1.17/SF
EGI
$8.7K $13.83/SF
− OpEx
−$2.2K −$3.46/SF
NOI
$6.6K $10.37/SF
Area
Cochise County, AZ
Vacancy
7.80%
Lease Rate
$15.00 /SF/Yr
Expense Ratio
25.00%
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%
$131,100
Cap Rate 7%
$93,643
Cap Rate 9%
$72,833
Alternative Uses
Best Use
Specialty Retail
$93.6K
$81.9K – $109.3K
NOI $6,555 @ 7.0% cap · market cap 4.10%
Second Best
Retail
$58.3K
$51.0K – $68.0K
NOI $4,080 @ 7.0% cap · market cap 2.55%
Theoretical Best
—
—
same as Best Use
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Unlock full access to Insights
Subscribe to Realmo Intelligence
Open Analytics
Current Use
Lease Details
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
449
Businesses Nearby
142k
Monthly Visits Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Foot Traffic Nearby
Superstores 28%
Dining 27%
Shops & Services 19%
Groceries 13%
Walmart
Superstores
39,725 visits/mo
0.4 miles
Safeway
Groceries
18,971 visits/mo
0.2 miles
Jack in the Box
Dining
11,874 visits/mo
0.1 miles
Wendy's
Dining
10,846 visits/mo
0.2 miles
Burger King
Dining
10,055 visits/mo
0.3 miles
Demographics for 85602, AZ
10,198
Population
5,386
Households
1.9
Avg Household Size
54
Median Age
26%
College-Educated
91%
High-School Grad
847.5 sq mi
ZIP Area
12
Density / Sq Mi
$53,725
Median Household Income
$32,471
Median Earnings
$760
Median Rent
$195,500
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
View Realmo Analytics
Market
Vacancy Rate% for Retail in West region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Conventional restaurant - Compact standalone commercial property with GB zoning, public water, and electric heating and cooling.
Where is this conventional restaurant located?
The property is located at 698 W 4th Street Benson, AZ.
What is the asking price?
The asking price for this property is $159,900.
What are key features of this property?
This property features: 632 square feet on a 0.08‑acre lot; Updated build‑out configured for shaved ice service; General Business zoning: Benson - GB
