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    9895 S Priest Drive, Tempe, AZ 85284

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    For Sale
    $4,280,000

    Fully leased, two-tenant property with drive-thru in Tempe, Arizona.

    Type:Retail
    Property size:
    5,634 SF
    Lot size:
    1.30 Acres
    Price / SF:
    $759/SF
    Added:
    Apr 1, 2026
    Days on Market:
    67
    Last Refresh:
    Apr 1 at 11:50 am

    Property Features for 9895 S Priest Drive

    General Information

    Standard status
    Active
    Size
    5,634 SF
    Lot size
    1.30 Acres
    Property subtype
    Retail

    We can help!

    Listing Contact
    Isaiah Clayton
    Isaiah Clayton

    Listing agent Isaiah Clayton License #SA536326000

    Listing office Phoenix Commercial Advisors

    Listing date Apr 1, 2026

    Source Phoenixcommercialadvisors

    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 Phoenix Commercial Advisors

    HighLights

    • High‑credit, corporate‑guaranteed tenancy with Black Rock Coffee Bar (NASDAQ: BRCB).
    • Strong traffic location: Black Rock Coffee is the company’s 13th most trafficked location in the nation.
    • Compounding income growth with 10% rent increases every five years.
    • Strategic location with high visibility at the intersection of Priest Drive & Ray Road (66,000+ vehicles per day) and easy access to I‑10 (191,000+ vehicles per day).
    • Affluent trade area with an average household income of nearly $144,000 within a 3‑mile radius.
    • Proximity to Intel Corporation’s Chandler Campus, a major employer with ±11,300 employees.

    Overview

    This fee simple property is situated on 1.3 acres along the I-10 and Ray Road corridor, connecting Tempe, Chandler, Phoenix, and Ahwatukee. The property is 100% leased to two tenants and features a drive-thru. One tenant is Black Rock Coffee Bar (NASDAQ: BRCB), a high-credit, corporate-guaranteed tenant with over 175 locations nationally and 55+ locations in Arizona. According to Placer.ai, this Black Rock Coffee location is the company’s 13th most trafficked location in the nation. All tenants have 10% rent increases every five years in the primary term and option periods. The property benefits from its location at a dynamic retail intersection, with the Chandler Pavilions regional shopping mall to the southwest and adjacent to the Shoppes at Casa Paloma. Notable tenants at the intersection include Lowe’s, AJ’s Fine Foods, Sam’s Club, Home Depot, Pottery Barn, and Ulta Beauty. The property has strong visibility on Priest Drive & Ray Road, with over 66,000 vehicles per day at the intersection. The trade area is highly affluent, with an average household income of nearly $144,000 within a 3-mile radius. It is located a 5-minute drive from Intel Corporation’s Chandler Campus, the company’s second largest site in the U.S. and the largest employer in Chandler with approximately 11,300 employees. The property is less than a half mile from the I-10, with over 191,000 vehicles per day, connecting Tucson to Phoenix. Dense neighborhoods surround the property, with nearly 213,000 residents in a 5-mile radius. The property has a 5.20 Cap and a total area of 5,634 square feet.
    Location Intelligence

    Current Use by Public Records

    Goldwater Crossings Production Facility Black Rock Coffee ... Cafe & Coffee Shop Lucas LLC Hardware & Home Improvement

    Suggested Use

    Restaurant Real Estate Agency Law Firm Building Supply Dental Office Spa & Massage Center Big Box & Wholesale Store Auto Repair Shop Hair Salon Nail Salon

    Zoning and permitted uses should be independently verified with local authorities.

    Location Insight

    • Map
    • Local Demand
    City
    Tempe
    County
    Maricopa
    State
    Arizona
    Longitude
    -111.962115
    Latitude
    33.320518

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    FAQs

    What type of property is this?
    Retail space - Fully leased, two-tenant property with drive-thru in Tempe, Arizona.
    Where is this retail space located?
    The property is located at 9895 S Priest Drive Tempe, AZ.
    What is the asking price?
    The asking price for this property is $4,280,000.
    What are key features of this property?
    This property features: High‑credit, corporate‑guaranteed tenancy with Black Rock Coffee Bar (NASDAQ: BRCB).; **Strong traffic location**: Black Rock Coffee is the company’s 13th most trafficked location in the nation.; Compounding income growth with 10% rent increases every five years.
    (602) 288-3472
    We can help!
    Listing Contact
    Isaiah Clayton
    Isaiah Clayton
    Real Estate License ID: SA536326000
    Learn More
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

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