Mixed-Use Building with On-Site
For Sale
$923,000
1123 N MAIN Street, Cottonwood, AZ 86326
C-1 zoning, multiple interior areas, and residential quarters support a combination of commercial and living uses.
Property Size4,335 SF
Days on Market358
Property Features for 1123 N MAIN Street
General Information
Standard status
Active
Size
4,335 SF
Property subtype
COMMERCIAL
Zoning
C-1
Taxes and HOA fees
Annual Taxes
$1,885
Building Details
Building Size
4,335 SF
Year Built
1939
Listing Agency:
Coldwell Banker Realty
(928) 300-9096
Listed By:
Thomas Garrow · License #BR545876000
(928) 300-9096
Source:
Adobegr
Added: Aug 20, 2025
Changed: Aug 4
Last Checked: Aug 11 at 1:09PM
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.
Built in 1939, this mixed-use property combines a commercial storefront with residential components. The building is currently used by Hippy Emporium and includes four separate areas on the upper level, along with an apartment and additional living quarters downstairs. C-1 zoning provides for other business options beyond the existing operation. A dedicated parking lot is positioned at the front of the property.
The property is located on N Main Street in Old Town Cottonwood and extends back to the Cottonwood Ditch. Its street-facing commercial position, existing retail use, upper-level configuration, and residential space create a varied layout for an owner-user or investor evaluating a mixed-use asset.
The property is located on N Main Street in Old Town Cottonwood and extends back to the Cottonwood Ditch. Its street-facing commercial position, existing retail use, upper-level configuration, and residential space create a varied layout for an owner-user or investor evaluating a mixed-use asset.
Key Highlights
- C‑1 zoning supports business‑use flexibility
- Four distinct areas located upstairs
- Apartment and living quarters on the lower level
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
Mixed Use
$836.0K
$731.5K – $975.4K
NOI $58,523 @ 7.0% cap · market cap 6.34%
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
Location Intelligence
Trade Area within ½ mile
465
Businesses Nearby
25k
Monthly Visits Nearby
Explore this area
Business Placement
Foot Traffic Nearby
Shops & Services 100%
Circle K
Shops & Services
25,367 visits/mo
0.2 miles
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?
Mixed-use property - C-1 zoning, multiple interior areas, and residential quarters support a combination of commercial and living uses.
Where is this mixed-use 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 zoning supports business‑use flexibility; Four distinct areas located upstairs; Apartment and living quarters on the lower level
