Leased Optometry Office
For Sale
Contact for pricing
1100 S Dobson Rd, Chandler, AZ 85286
PAD-zoned office suite with an optometry buildout and separate-negotiation diagnostic equipment.
Property Size1,829 SF
Price / SF$453.80
Days on Market158
Property Features for 1100 S Dobson Rd
General Information
Standard status
Active
Size
1,829 SF
Class
A
Property subtype
Office
Zoning
PAD
Occupancy
100%
Lease Type
NNN
Investment Type
Owner/User
Additional Details
Highway Access
Yes
Building Details
Year Built
2007
Buildings
1
Stories
1
Units
1
Tenancy
Single
Listing Agency:
Kidder Mathews
(602) 513-5116
Listed By:
Zack Harris · License #SA709469000
Source:
Crexi
Added: Mar 27
Changed: Aug 30
Last Checked: Aug 30 at 1:05PM
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 Kidder Mathews
Investment Insights
Based on property information with market context.
Suite 103 is an office unit configured for optometry use and occupied by an established optometry practice. The premises include a completed clinical buildout, while advanced diagnostic equipment is available through a separate negotiation. The suite is fully leased, providing an in-place occupancy profile for an investor evaluating the property.
The property was built in 2007 and carries PAD zoning. Its location near Loop 101 and Loop 202 places the office within accessible distance of Chandler Regional Medical Center and multiple retail options. The address is 1100 S Dobson Rd, Chandler, AZ 85286.
The property was built in 2007 and carries PAD zoning. Its location near Loop 101 and Loop 202 places the office within accessible distance of Chandler Regional Medical Center and multiple retail options. The address is 1100 S Dobson Rd, Chandler, AZ 85286.
Key Highlights
- Suite 103 is fully leased to an established optometry practice
- Completed optometry‑specific office buildout
- Advanced diagnostic equipment available through separate negotiation
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
$28,791
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
3.47%
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%
$575,820
$575.8K
Cap Rate 7%
$411,300
$411.3K
Cap Rate 9%
$319,900
$319.9K
Market Conditions
NOI Build-Up for 1,829 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
$47.6K $26.04/SF
− Vacancy
−$9.2K −$5.05/SF
EGI
$38.4K $20.99/SF
− OpEx
−$9.6K −$5.25/SF
NOI
$28.8K $15.74/SF
Area
Chandler, AZ
Vacancy
19.40%
Lease Rate
$26.04 /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%
$575,820
Cap Rate 7%
$411,300
Cap Rate 9%
$319,900
Alternative Uses
Best Use
Office B
$411.3K
$359.9K – $479.9K
NOI $28,791 @ 7.0% cap · market cap 3.47%
Second Best
Healthcare Medical
$334.9K
$293.0K – $390.7K
NOI $23,440 @ 7.0% cap · market cap 2.82%
Theoretical Best
Office A
$524.2K
$458.7K – $611.6K
NOI $36,697 @ 7.0% cap · market cap 4.42%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
100%
Occupancy
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
1,441
Businesses Nearby
Explore this area
Business Placement
Demographics for 85286, AZ
49,407
Population
18,387
Households
2.7
Avg Household Size
36
Median Age
55%
College-Educated
95%
High-School Grad
15.9 sq mi
ZIP Area
3,107
Density / Sq Mi
$118,759
Median Household Income
$62,524
Median Earnings
$2,031
Median Rent
$548,900
Median Home Value
Market
Vacancy Rate% for Office in West region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Office units - PAD-zoned office suite with an optometry buildout and separate-negotiation diagnostic equipment.
Where is this office units located?
The property is located at 1100 S Dobson Rd Chandler, AZ.
What is the asking price?
The asking price for this property is $830,000.
What are key features of this property?
This property features: Suite 103 is fully leased to an established optometry practice; Completed optometry‑specific office buildout; Advanced diagnostic equipment available through separate negotiation
