Single-Tenant NNN
New
For Sale
$3,355,187
11769 S Frontage Rd, Yuma, AZ 85367
Veterinary hospital and residence on a low-coverage site with Interstate 8 frontage and an established NNN lease.
Property Size7,814 SF
Lot Size3.12 Acres
Price / SF$429.38
Days on Market3
Property Features for 11769 S Frontage Rd
General Information
Standard status
Active
Size
7,814 SF
Total Parking Spaces
40
Lot size
3.12 Acres
Property subtype
Commercial/Industrial
Additional Details
Highway Access
Yes
Building Details
Buildings
2
Tenancy
Single
Listing Agency:
A T Pancrazi Real Estate
(928) 246-0008
Listed By:
Thomas J Pancrazi · License #BR009183000
(928) 246-0008
Source:
Exitrealty
Added: Aug 12
Changed: Aug 14
Last Checked: Aug 14 at 6:49AM
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
Investment Insights
Based on property information with market context.
This fee-simple property includes a 7,023 SF veterinary hospital, a separate 791 SF residence, and approximately 40 parking spaces across ±3.12 acres. Companion Pet Partners occupies the property under an NNN lease running through 2030, with two 5-year renewal options and 2% annual rent increases.
The site is positioned along Interstate 8 frontage between the Fortuna Road and Foothills Boulevard interchanges, with reported exposure to approximately 57,483 vehicles per day. Nearby commercial development includes the Onvida Health campus, VA Clinic, Sprouts Farmers Market, and other national retailers. Building coverage is approximately 5.75%, leaving substantial land area for potential future development, including expansion by the existing tenant or additional buildings.
The site is positioned along Interstate 8 frontage between the Fortuna Road and Foothills Boulevard interchanges, with reported exposure to approximately 57,483 vehicles per day. Nearby commercial development includes the Onvida Health campus, VA Clinic, Sprouts Farmers Market, and other national retailers. Building coverage is approximately 5.75%, leaving substantial land area for potential future development, including expansion by the existing tenant or additional buildings.
Key Highlights
- 7,023 SF veterinary hospital with separate 791 SF residence
- ±3.12‑acre fee‑simple site with approximately 40 parking spaces
- NNN lease to Companion Pet Partners through 2030
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
$102,147
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
3.04%
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%
$2,042,940
$2.0M
Cap Rate 7%
$1,459,243
$1.5M
Cap Rate 9%
$1,134,967
$1.1M
Market Conditions
NOI Build-Up for 7,814 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
$191.3K $24.48/SF
− Vacancy
−$21.0K −$2.69/SF
EGI
$170.2K $21.79/SF
− OpEx
−$68.1K −$8.71/SF
NOI
$102.1K $13.07/SF
Area
Yuma County, AZ
Vacancy
11.00%
Lease Rate
$24.48 /SF/Yr
Expense Ratio
40.00%
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%
$2,042,940
Cap Rate 7%
$1,459,243
Cap Rate 9%
$1,134,967
Alternative Uses
Best Use
Healthcare Medical
$1.46M
$1.28M – $1.70M
NOI $102,147 @ 7.0% cap · market cap 3.04%
Second Best
—
—
no second resolved use
Theoretical Best
Specialty Retail
$4.01M
$3.51M – $4.68M
NOI $280,943 @ 7.0% cap · market cap 8.37%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Single-tenant
Tenancy
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
216
Businesses Nearby
Explore this area
Business Placement
Demographics for 85367, AZ
21,303
Population
16,265
Households
1.3
Avg Household Size
64
Median Age
17%
College-Educated
90%
High-School Grad
37.6 sq mi
ZIP Area
567
Density / Sq Mi
$55,766
Median Household Income
$37,196
Median Earnings
$1,205
Median Rent
$184,500
Median Home Value
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
NNN property - Veterinary hospital and residence on a low-coverage site with Interstate 8 frontage and an established NNN lease.
Where is this nnn property located?
The property is located at 11769 S Frontage Rd Yuma, AZ.
What is the asking price?
The asking price for this property is $3,355,187.
What are key features of this property?
This property features: 7,023 SF veterinary hospital with separate 791 SF residence; ±3.12‑acre fee‑simple site with approximately 40 parking spaces; NNN lease to Companion Pet Partners through 2030
