Lakefront Mixed-Use Corner
For Sale
$300,000
12625 N SAGUARO Boulevard 114, Fountain Hills, AZ 85268
Located in Fountain Hills’ Town Center Commercial District with an interior restroom and ample parking.
Property Size907 SF
Price / SF$330.76
Days on Market142
Property Features for 12625 N SAGUARO Boulevard 114
General Information
Standard status
Active
Size
907 SF
Property subtype
Comm/Industry Sale
Zoning
Town Center Commercial District
Listing Agency:
MCO Realty
(832) 731-7346
Listed By:
Tania Brown · License #SA535075000
(832) 731-7346
Source:
Kelliesellsaz
Added: Apr 11
Changed: Aug 29
Last Checked: Aug 25 at 9:50AM
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.
Positioned on a lakefront corner, this mixed-use commercial unit supports office or retail use. The space includes an interior bathroom and ample parking, providing core features for either stated use.
The property is within Fountain Hills’ Town Center Commercial District at 12625 N Saguaro Boulevard, Unit 116. Association services include water, sewer, Internet, landscaping, building insurance, and exterior maintenance, covering several property-related services for the unit.
The property is within Fountain Hills’ Town Center Commercial District at 12625 N Saguaro Boulevard, Unit 116. Association services include water, sewer, Internet, landscaping, building insurance, and exterior maintenance, covering several property-related services for the unit.
Key Highlights
- Lakefront corner unit
- Suitable for office or retail use
- Interior bathroom included
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
$11,436
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
3.81%
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%
$228,720
$228.7K
Cap Rate 7%
$163,371
$163.4K
Cap Rate 9%
$127,067
$127.1K
Market Conditions
NOI Build-Up for 907 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
$17.2K $18.96/SF
− Vacancy
−$860 −$0.95/SF
EGI
$16.3K $18.01/SF
− OpEx
−$4.9K −$5.40/SF
NOI
$11.4K $12.61/SF
Area
Maricopa County, AZ
Vacancy
5.00%
Lease Rate
$18.96 /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%
$228,720
Cap Rate 7%
$163,371
Cap Rate 9%
$127,067
Alternative Uses
Best Use
Retail
$163.4K
$143.0K – $190.6K
NOI $11,436 @ 7.0% cap · market cap 3.81%
Second Best
Mixed Use
$92.3K
$80.7K – $107.6K
NOI $6,458 @ 7.0% cap · market cap 2.15%
Theoretical Best
Office A
$280.6K
$245.5K – $327.3K
NOI $19,639 @ 7.0% cap · market cap 6.55%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1,303
Businesses Nearby
9k
Monthly Visits Nearby
Explore this area
Business Placement
Foot Traffic Nearby
Shops & Services 71%
Electronics 25%
Home Improvements & Furnishings 4%
Chase Bank
Shops & Services
5,879 visits/mo
0.4 miles
T-Mobile
Electronics
2,288 visits/mo
0.1 miles
Valvoline Instant Oil Change
Shops & Services
557 visits/mo
0.5 miles
Mattress Firm
Home Improvements & Furnishings
325 visits/mo
0.0 miles
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 Retail in West region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Mixed-use property - Located in Fountain Hills’ Town Center Commercial District with an interior restroom and ample parking.
Where is this mixed-use property located?
The property is located at 12625 N SAGUARO Boulevard 114 Fountain Hills, AZ.
What is the asking price?
The asking price for this property is $300,000.
What are key features of this property?
This property features: Lakefront corner unit; Suitable for office or retail use; Interior bathroom included
