Flex Property with Insulated
New
For Sale
$759,750
11130 S Shadow Ave, Yuma, AZ 85365
Vacant C-2-zoned commercial property combines office space, warehouse capacity, and a private yard for immediate occupancy.
Property Size5,066 SF
Days on Market2
Property Features for 11130 S Shadow Ave
General Information
Standard status
Active
Size
5,066 SF
Class
C
Property subtype
Office
Building Details
Building Size
5,066 SF
Year Built
2018
Listing Agency:
A.T. Pancrazi Real Estate Services Inc
Listed By:
Chris Cleary · License #AZ #BR521340000
(928) 920-4325
Source:
Pancrazirealestate
Added: Sep 5
Last Checked: Sep 5 at 3:43PM
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 A.T. Pancrazi Real Estate Services Inc
Investment Insights
Based on property information with market context.
This 2018 flex property includes approximately 5,065 SF across a front office building and a separate insulated warehouse. The office component measures approximately 1,065 SF, while the warehouse provides approximately 4,000 SF with a 12' × 16' roll-up door. A block-walled private yard adds paved parking and a graded rear area, supporting a practical mix of enclosed and outdoor operating space.
The property occupies approximately 0.84 acres at 11130 S Shadow Ave in East Yuma, with C-2 zoning and access to the Interstate 8 corridor. Delivered vacant, the configuration is suited to commercial, service, and contractor uses.
The property occupies approximately 0.84 acres at 11130 S Shadow Ave in East Yuma, with C-2 zoning and access to the Interstate 8 corridor. Delivered vacant, the configuration is suited to commercial, service, and contractor uses.
Key Highlights
- Approximately 5,065 SF office and warehouse property
- Approximately 0.84 acres with C‑2 zoning
- Approximately 4,000 SF insulated warehouse
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
$27,692
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
3.64%
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%
$553,840
$553.8K
Cap Rate 7%
$395,600
$395.6K
Cap Rate 9%
$307,689
$307.7K
Market Conditions
NOI Build-Up for 5,066 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
$35.0K $6.90/SF
− Vacancy
−$2.4K −$0.47/SF
EGI
$32.6K $6.43/SF
− OpEx
−$4.9K −$0.96/SF
NOI
$27.7K $5.47/SF
Area
Yuma County, AZ
Vacancy
6.80%
Lease Rate
$6.90 /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%
$553,840
Cap Rate 7%
$395,600
Cap Rate 9%
$307,689
Alternative Uses
Best Use
Office B
$1.11M
$970.5K – $1.29M
NOI $77,637 @ 7.0% cap · market cap 10.22%
Second Best
Warehouse
$395.6K
$346.2K – $461.5K
NOI $27,692 @ 7.0% cap · market cap 3.64%
Theoretical Best
Specialty Retail
$2.60M
$2.28M – $3.04M
NOI $182,142 @ 7.0% cap · market cap 23.97%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
86
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 85365, AZ
50,166
Population
26,353
Households
1.9
Avg Household Size
38
Median Age
21%
College-Educated
87%
High-School Grad
1,349.0 sq mi
ZIP Area
37
Density / Sq Mi
$68,358
Median Household Income
$40,107
Median Earnings
$1,259
Median Rent
$189,900
Median Home Value
Market
Vacancy Rate% for Office in West region
Questions? Ask Rey
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Similar Off Market Nearby
- Papas Sekaz — 10110 N Frontage Rd, Yuma, AZ 85365
Frequently Asked Questions
What type of property is this?
Flex space - Vacant C-2-zoned commercial property combines office space, warehouse capacity, and a private yard for immediate occupancy.
Where is this flex space located?
The property is located at 11130 S Shadow Ave Yuma, AZ.
What is the asking price?
The asking price for this property is $759,750.
What are key features of this property?
This property features: Approximately 5,065 SF office and warehouse property; Approximately 0.84 acres with C‑2 zoning; Approximately 4,000 SF insulated warehouse
