Multi-Building Storage and
For Sale
$199,900
Pending
101 S Heber Rd, Golden Valley, AZ 86413
Two-building storage property on Highway 68 with mini storage units and signage revenue for flexible commercial use.
Property Size788 SF
Lot Size1.44 Acres
Days on Market135
Property Features for 101 S Heber Rd
General Information
Standard status
Pending
Size
788 SF
Lot size
1.44 Acres
Additional Details
Highway Access
Yes
Taxes and HOA fees
Annual Taxes
$1,862
Building Details
Tenancy
Multi
Listing Agency:
KG Keller Williams Arizona Living Realty
(928) 718-6211
Listed By:
Kerri Pearce · License #SA661113000
(928) 279-1784
Source:
Exprealty
Added: Apr 26
Changed: Sep 2
Last Checked: Sep 7 at 11:36AM
Displayed information is deemed reliable but is not guaranteed and should be independently verified. All listing content including descriptions, pricing, images are the copyrighted material of KG Keller Williams Arizona Living Realty
Investment Insights
Based on property information with market context.
This 1.44-acre commercial property includes two separate buildings designed for income-producing storage. The first building is a 788-square-foot structure split into two units, with one unit currently leased on a month-to-month basis and the other unit used for storage and available for additional leasing. The second building is comprised of mini storage units, offering an opportunity for expansion or reconfiguration into larger units. The overall structure is described as solid and includes a newer roof.
The property is centrally located on Highway 68 at 101 S Heber Rd in Golden Valley, AZ. In addition to storage-related income, it also includes a Lamar signage revenue stream positioned on the northwest corner of the site.
For buyers and owner-operators, the combination of self-storage units, the leased month-to-month unit, and the on-site signage provides multiple ways to generate revenue. The mini storage configuration also supports tenants who need smaller spaces now, while leaving room to adjust unit sizes to better match evolving demand. The newer roof and straightforward, storage-focused building layout can support a range of practical commercial uses beyond mini storage.
The property is centrally located on Highway 68 at 101 S Heber Rd in Golden Valley, AZ. In addition to storage-related income, it also includes a Lamar signage revenue stream positioned on the northwest corner of the site.
For buyers and owner-operators, the combination of self-storage units, the leased month-to-month unit, and the on-site signage provides multiple ways to generate revenue. The mini storage configuration also supports tenants who need smaller spaces now, while leaving room to adjust unit sizes to better match evolving demand. The newer roof and straightforward, storage-focused building layout can support a range of practical commercial uses beyond mini storage.
Key Highlights
- 1.44‑acre commercial property on Highway 68 with two separate buildings
- 788 SF first building divided into two units: one leased on a month‑to‑month basis plus a second unit used for storage
- Second building offers mini storage units with expansion or reconfiguration potential into larger units
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
$7,648
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
3.83%
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%
$152,960
$153.0K
Cap Rate 7%
$109,257
$109.3K
Cap Rate 9%
$84,978
$85.0K
Market Conditions
NOI Build-Up for 788 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
$10.2K $12.96/SF
− Vacancy
−$1.2K −$1.54/SF
EGI
$9.0K $11.42/SF
− OpEx
−$1.3K −$1.71/SF
NOI
$7.6K $9.71/SF
Area
Mohave County, AZ
Vacancy
11.90%
Lease Rate
$12.96 /SF/Yr
Expense Ratio
15.00%
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%
$152,960
Cap Rate 7%
$109,257
Cap Rate 9%
$84,978
Alternative Uses
Best Use
Warehouse
$109.3K
$95.6K – $127.5K
NOI $7,648 @ 7.0% cap · market cap 3.83%
Second Best
Self Storage
$104.4K
$91.4K – $121.8K
NOI $7,308 @ 7.0% cap · market cap 3.66%
Theoretical Best
Office A
$175.9K
$153.9K – $205.3K
NOI $12,315 @ 7.0% cap · market cap 6.16%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Multi-tenant
Tenancy
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
68
Businesses Nearby
Explore this area
Business Placement
Demographics for 86413, AZ
13,436
Population
5,759
Households
2.3
Avg Household Size
54
Median Age
5%
College-Educated
75%
High-School Grad
428.0 sq mi
ZIP Area
31
Density / Sq Mi
$42,752
Median Household Income
$27,894
Median Earnings
$1,056
Median Rent
$157,700
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?
Self storage facility - Two-building storage property on Highway 68 with mini storage units and signage revenue for flexible commercial use.
Where is this self storage facility located?
The property is located at 101 S Heber Rd Golden Valley, AZ.
What is the asking price?
The asking price for this property is $199,900.
What are key features of this property?
This property features: 1.44‑acre commercial property on Highway 68 with two separate buildings; 788 SF first building divided into two units: one leased on a month‑to‑month basis plus a second unit used for storage; Second building offers mini storage units with expansion or reconfiguration potential into larger units
