Medical-Ready Building in Fountain
For Sale
$1,350,000
11407 N Saguaro Blvd, Fountain Hills, AZ 85268
Freestanding building with medical use potential in Fountain Hills, Arizona.
Property Size4,028 SF
Price / SF$335.15
Days on Market198
Property Features for 11407 N Saguaro Blvd
General Information
Standard status
Active
Size
4,028 SF
Property subtype
Office
Building Details
Year Built
2003
Listing Agency:
Commercial Properties Inc.
(602) 549-4676
Listed By:
Craig Trbovich · License #SA571098000
(602) 549-4676
Source:
Cpiaz
Added: Jan 26
Changed: Jul 6
Last Checked: Aug 11 at 5:15AM
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 Commercial Properties Inc.
Investment Insights
Based on property information with market context.
This freestanding building, formerly a veterinary hospital, presents a versatile space suitable for medical use. The property features existing plumbing and an open floor plan, making it adaptable for exam rooms or other medical needs. Located on Saguaro Blvd in Fountain Hills, Arizona, the property benefits from frontage and favorable demographics. Fountain Hills is known for its entrepreneurial environment and supportive business climate. The area offers a lifestyle that attracts a skilled workforce, with residents enjoying views, outdoor recreation, diverse dining options, and a high quality of life.
Key Highlights
- Freestanding building, formerly a Veterinary Hospital.
- Medical‑ready building featuring existing plumbing and an open floor plan.
- Great medical use potential.
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
$69,887
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
5.18%
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%
$1,397,740
$1.4M
Cap Rate 7%
$998,386
$998.4K
Cap Rate 9%
$776,522
$776.5K
Market Conditions
NOI Build-Up for 4,028 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
$123.3K $30.60/SF
− Vacancy
−$30.1K −$7.47/SF
EGI
$93.2K $23.13/SF
− OpEx
−$23.3K −$5.78/SF
NOI
$69.9K $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%
$1,397,740
Cap Rate 7%
$998,386
Cap Rate 9%
$776,522
Alternative Uses
Best Use
Office B
$998.4K
$873.6K – $1.16M
NOI $69,887 @ 7.0% cap · market cap 5.18%
Second Best
Healthcare Medical
$813.5K
$711.8K – $949.1K
NOI $56,945 @ 7.0% cap · market cap 4.22%
Theoretical Best
Office A
$1.25M
$1.09M – $1.45M
NOI $87,218 @ 7.0% cap · market cap 6.46%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
282
Businesses Nearby
Balanced
Demand for This Use
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
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Similar Off Market Nearby
- Fountain Hills Veterinary Hospital - NOW MERGED WITH BARK AVENUE ANIMAL HOSPITAL — 11407 N Saguaro Blvd, Fountain Hills, AZ 85268
- Friendship Pet Hospital — 11679 N Saguaro Blvd, Fountain Hills, AZ 85268
Frequently Asked Questions
What type of property is this?
Medical Office Space - Freestanding building with medical use potential in Fountain Hills, Arizona.
Where is this medical office space located?
The property is located at 11407 N Saguaro Blvd Fountain Hills, AZ.
What is the asking price?
The asking price for this property is $1,350,000.
What are key features of this property?
This property features: Freestanding building, formerly a Veterinary Hospital.; Medical‑ready building featuring existing plumbing and an open floor plan.; Great medical use potential.
