Highly Visible Office and Wellness
For Sale
$280,000
115-12625 N Saguaro Blvd, Fountain Hills, AZ 85268
Highly visible space on Saguaro Boulevard with ample parking and convenient access for office, wellness, medical, or professional use.
Property Size649 SF
Price / SF$431.43
Days on Market66
Property Features for 115-12625 N Saguaro Blvd
General Information
Standard status
Active
Size
649 SF
Taxes and HOA fees
Annual Taxes
$729
Listing Agency:
MCO Realty
(832) 731-7346
Listed By:
Tania Brown
(832) 731-7346
Source:
Exprealty
Added: Jun 20
Changed: Aug 20
Last Checked: Aug 24 at 11:31AM
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 MCO Realty
Investment Insights
Based on property information with market context.
Offered for sale at 115-12625 N Saguaro Blvd, this highly visible commercial space is positioned directly on Saguaro Boulevard at Fountain Park and Avenue of the Fountains. The property is described as having exceptional accessibility and exposure, making it suitable for a range of professional and service-oriented uses including office, wellness and spa, medical, boutique retail, or professional services.
The space benefits from surrounding established retail, restaurants, professional offices, and community amenities in Fountain Hills. Ample parking is available, with convenient access also noted to Shea Boulevard, Scottsdale, Mesa, and SR-87.
Overall, the offering presents a prominent option to establish a presence along one of Fountain Hills’ recognized commercial corridors.
The space benefits from surrounding established retail, restaurants, professional offices, and community amenities in Fountain Hills. Ample parking is available, with convenient access also noted to Shea Boulevard, Scottsdale, Mesa, and SR-87.
Overall, the offering presents a prominent option to establish a presence along one of Fountain Hills’ recognized commercial corridors.
Key Highlights
- Highly visible commercial space on Saguaro Boulevard in downtown Fountain Hills at Fountain Park and Avenue of the Fountains
- Direct access to Saguaro Boulevard with convenient connections to Shea Boulevard, Scottsdale, Mesa, and SR‑87
- Ample parking on‑site for customers and employees
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
$11,260
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
4.02%
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%
$225,200
$225.2K
Cap Rate 7%
$160,857
$160.9K
Cap Rate 9%
$125,111
$125.1K
Market Conditions
NOI Build-Up for 649 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
$19.9K $30.60/SF
− Vacancy
−$4.8K −$7.47/SF
EGI
$15.0K $23.13/SF
− OpEx
−$3.8K −$5.78/SF
NOI
$11.3K $17.35/SF
Area
Maricopa County, AZ
Vacancy
24.40%
Lease Rate
$30.60 /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%
$225,200
Cap Rate 7%
$160,857
Cap Rate 9%
$125,111
Alternative Uses
Best Use
Office B
$160.9K
$140.8K – $187.7K
NOI $11,260 @ 7.0% cap · market cap 4.02%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$200.8K
$175.7K – $234.2K
NOI $14,053 @ 7.0% cap · market cap 5.02%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
273
Businesses Nearby
Explore this area
Business Placement
Demographics for 85268, AZ
24,031
Population
13,429
Households
1.8
Avg Household Size
61
Median Age
50%
College-Educated
97%
High-School Grad
20.5 sq mi
ZIP Area
1,172
Density / Sq Mi
$105,288
Median Household Income
$55,054
Median Earnings
$1,781
Median Rent
$576,700
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 - Highly visible space on Saguaro Boulevard with ample parking and convenient access for office, wellness, medical, or professional use.
Where is this office units located?
The property is located at 115-12625 N Saguaro Blvd Fountain Hills, AZ.
What is the asking price?
The asking price for this property is $280,000.
What are key features of this property?
This property features: Highly visible commercial space on Saguaro Boulevard in downtown Fountain Hills at Fountain Park and Avenue of the Fountains; Direct access to Saguaro Boulevard with convenient connections to Shea Boulevard, Scottsdale, Mesa, and SR‑87; Ample parking on‑site for customers and employees
