Phoenix Office Building Investment
8545 N Black Cyn Highway, Phoenix, AZ 85021
- Added:
- Oct 6, 2025
- Days on Market:
- 223
- Last Refresh:
- May 16 at 9:06 pm
Property Features for 8545 N Black Cyn Highway
General Information
- Property type
- Commercial Sale
- Property subtype
- Other
- Security features
- Security System
- Window features
- Double Pane Windows
- Standard status
- Active Under Contract
- APN
- 158-03-004
- Size
- 1,720 SF
- Lot size
- 0.16 Acres
Taxes and HOA fees
- Tax Description
- LOT 1 FREEWAY PARK LOT 158-193, 201-236 MCR 007332, FREEWAY PARK LOT 1 NELY 70'
- Tax Annual Amount
- 4415
Utilities
- Heating system
- Natural Gas, Electric (Heating)
- Cooling system
- Central Air
Building Details
- Year built
- 1980
- Roof type
- Shingle
Listing agent April L Keys (602) 750-5555
Listing office HomeSmart 8388 E Hartford Dr Ste 100, Scottsdale, AZ (602) 230-7600
Listing date Oct 6, 2025
MLS# 258247
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.
HighLights
- High‑traffic location with 200K+ daily vehicle exposure off I‑17 Freeway.
- Prior permit for large freeway sign (renewal possibility) and second monument sign installed.
- Zoned Commercial C‑1 District offering endless end‑user possibilities.
- Includes all office furniture.
- Functional layout: 1 open floor office, 3 private offices, conference room, kitchen, 2 remodeled bathrooms & laundry.
- Security system (self or paid monitoring option) and Cat 5 wiring.
Overview
This commercial property presents an investment opportunity with a hard-to-find office building located off the I-17 Freeway Access Road in Phoenix. The property benefits from high daily vehicle exposure of over 200,000. A prior permit was granted for a large 30 ft. +/- high freeway sign, with renewal possibility, and a second monument sign is installed. The property is zoned Commercial C-1 District-Neighborhood Retail/Office, and has been used as a security office in the past, but end user possibilities are endless. The building spans 1720 square feet and includes all office furniture. The layout features one open floor office, three full private offices, a conference room, and a kitchen with a standing desk arena. There are also two remodeled bathrooms and a laundry closet. The property is equipped with a security system, offering the option of self or paid monitoring, and Cat 5 wiring. There are 7 +/- parking spaces available. The air conditioner is routinely maintained. The lot size is approximately 0.16 acres.
Financial Insights
Value Estimation Calculated for Office B
Conservative
$327.2K
NOI $29,444 @ 9.00% cap · cautious / downside scenario
Moderate
$420.6K
NOI $29,444 @ 7.00% cap · market / base-case scenario
Aggressive
$588.9K
NOI $29,444 @ 5.00% cap · optimistic / upside scenario
NOI & Cap Rate Calculator
NOI Build-Up
- 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.
Calculated for Office B
| Component | $ | $/SF |
|---|---|---|
| Gross rent | $52.8k | $30.72 |
| − Vacancy | −$13.6k | −$7.90 |
| EGI | $39.3k | $22.82 |
| − OpEx | −$9.8k | −$5.71 |
| NOI | $29.4k | $17.12 |
1,720 SF · lease $30.72/SF/yr · vacancy 25.70% · expense 25.00%
Alternative Use Scenarios
Best Use
Office B
$420.6K
$368.1K – $490.7K
NOI $29,444 @ 7.0% cap · market cap 6.01%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$521.0K
$455.9K – $607.8K
NOI $36,470 @ 7.0% cap · market cap 7.44%
Zoning and permitted uses should be independently verified with local authorities.
Property Profile
Insight Report
Location Intelligence
Current Use by Public Records
Russell Security
Security Service
CDS Group Inc
Computer & Electronic Repair
Location Insight
- Map
- Local Demand
- City
- Phoenix
- County
- Maricopa
- State
- Arizona
- Longitude
- -112.114839
- Latitude
- 33.561755
Nearby Similar for Sale
FAQs
What type of property is this?
Office building - Office building near I-17 with high visibility and flexible zoning.
Where is this office building located?
The property is located at 8545 N Black Cyn Highway Phoenix, AZ.
What is the asking price?
The asking price for this property is $489,900.
What are key features of this property?
This property features: High‑traffic location with **200K+ daily vehicle exposure off I‑17 Freeway.**; Prior permit for large freeway sign (renewal possibility) and second monument sign installed.; Zoned Commercial C‑1 District offering endless end‑user possibilities.
