C-1 Zoned Retail Building with
For Sale
$923,000
1123 N MAIN Street, Cottonwood, AZ 86326
C-1 retail storefront on N Main St with upstairs areas, apartment living quarters, and an on-site front parking lot.
Property Size4,335 SF
Days on Market381
Property Features for 1123 N MAIN Street
General Information
Standard status
Active
Size
4,335 SF
Property subtype
COMMERCIAL
Zoning
C-1
Additional Details
Business Included
Yes
Taxes and HOA fees
Annual Taxes
$1,885
Building Details
Building Size
4,335 SF
Year Built
1939
Stories
2
Listing Agency:
Coldwell Banker Realty
Listed By:
Thomas Garrow · License #BR545876000
(928) 300-9096
Source:
Adobegr
Added: Aug 20, 2025
Changed: Sep 3
Last Checked: Sep 2 at 2:16AM
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 Coldwell Banker Realty
Investment Insights
Based on property information with market context.
This C-1 zoned retail building is currently operating as the Hippy Emporium and includes multiple interior spaces for flexible use. The property features four distinct areas upstairs, along with an apartment and living quarters downstairs for the shopkeeper.
The storefront is located on N Main St and backs up to the Cottonwood Ditch. An on-site parking lot is available out front.
Showings are available with agent accompaniment, and customers and employees should not be disturbed.
The storefront is located on N Main St and backs up to the Cottonwood Ditch. An on-site parking lot is available out front.
Showings are available with agent accompaniment, and customers and employees should not be disturbed.
Key Highlights
- C‑1 zoned retail storefront on N Main St in Old Town Cottonwood
- Currently operated as the Hippy Emporium, with four different upstairs areas plus downstairs living quarters
- Includes an on‑site parking lot out front
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
$75,146
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
8.14%
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%
$1,502,920
$1.5M
Cap Rate 7%
$1,073,514
$1.1M
Cap Rate 9%
$834,956
$835.0K
Market Conditions
NOI Build-Up for 4,335 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
$112.9K $26.04/SF
− Vacancy
−$5.5K −$1.28/SF
EGI
$107.4K $24.76/SF
− OpEx
−$32.2K −$7.43/SF
NOI
$75.1K $17.33/SF
Area
Yavapai County, AZ
Vacancy
4.90%
Lease Rate
$26.04 /SF/Yr
Expense Ratio
30.00%
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%
$1,502,920
Cap Rate 7%
$1,073,514
Cap Rate 9%
$834,956
Alternative Uses
Best Use
Retail
$1.07M
$939.3K – $1.25M
NOI $75,146 @ 7.0% cap · market cap 8.14%
Second Best
—
—
no second resolved use
Theoretical Best
Warehouse
$1.45M
$1.27M – $1.69M
NOI $101,655 @ 7.0% cap · market cap 11.01%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Turnkey business
Opportunity
Location Intelligence
Trade Area within ½ mile
361
Businesses Nearby
Balanced
Demand for This Use
Explore this area
Business Placement
Demographics for 86326, AZ
24,465
Population
12,243
Households
2
Avg Household Size
49
Median Age
25%
College-Educated
91%
High-School Grad
45.5 sq mi
ZIP Area
538
Density / Sq Mi
$58,250
Median Household Income
$36,479
Median Earnings
$1,102
Median Rent
$312,400
Median Home Value
Market
Vacancy Rate% for Retail in West region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Storefront property - C-1 retail storefront on N Main St with upstairs areas, apartment living quarters, and an on-site front parking lot.
Where is this storefront property located?
The property is located at 1123 N MAIN Street Cottonwood, AZ.
What is the asking price?
The asking price for this property is $923,000.
What are key features of this property?
This property features: C‑1 zoned retail storefront on N Main St in Old Town Cottonwood; Currently operated as the Hippy Emporium, with four different upstairs areas plus downstairs living quarters; Includes an on‑site parking lot out front
