Storefront Retail
For Sale
$280,000
12625 N Saguaro Boulevard #115, Fountain Hills, AZ 85268
TCCD-zoned commercial space positioned along a recognized commercial corridor with access to retail, dining, and professional services.
Property Size649 SF
Price / SF$431.43
Days on Market50
Property Features for 12625 N Saguaro Boulevard #115
General Information
Standard status
Active
Size
649 SF
Property subtype
Commercial
Zoning
TCCD
Site & Location
Highway Access
Yes
Road Access
Yes
Taxes and HOA fees
Annual Taxes
$729
Building Details
Building Size
649 SF
Year Built
2006
Buildings
1
Listing Agency:
MCO Realty
(832) 731-7346
Listed By:
Tania Brown
(832) 731-7346
Source:
Aznewhorizonrealty
Added: Jun 20
Changed: Aug 6
Last Checked: Aug 8 at 11:38AM
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.
This storefront commercial space is part of a 2006-built property at 12625 N Saguaro Boulevard, Suite 115. The zoning designation is TCCD, and the location supports a range of commercial applications identified for the property, including office, wellness, spa, medical, boutique retail, and professional services.
The space fronts Saguaro Boulevard near Fountain Park and Avenue of the Fountains in Fountain Hills. Surrounding uses include established retail, restaurants, professional offices, and community amenities. The property also offers parking and convenient connections to Shea Boulevard, Scottsdale, Mesa, and SR-87.
The space fronts Saguaro Boulevard near Fountain Park and Avenue of the Fountains in Fountain Hills. Surrounding uses include established retail, restaurants, professional offices, and community amenities. The property also offers parking and convenient connections to Shea Boulevard, Scottsdale, Mesa, and SR-87.
Key Highlights
- TCCD zoning designation
- Located at 12625 N Saguaro Boulevard #115, Fountain Hills, AZ 85268
- 2006 construction year
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
Healthcare Medical
$131.1K
$114.7K – $152.9K
NOI $9,175 @ 7.0% cap · market cap 3.28%
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
Current Use
Lease Details
Yes
Highway access
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
1,303
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 Flower Girl — 16622 E Ave of the Fountains #102, Fountain Hills, AZ 85268
- Nonny's — 16858 e ave of the fountains, fountain hills, az 85268
- Gatsby's Florist — 17007 E Colony Dr #106, Fountain Hills, AZ 85268
Frequently Asked Questions
What type of property is this?
Storefront property - TCCD-zoned commercial space positioned along a recognized commercial corridor with access to retail, dining, and professional services.
Where is this storefront property located?
The property is located at 12625 N Saguaro Boulevard #115 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: TCCD zoning designation; Located at 12625 N Saguaro Boulevard #115, Fountain Hills, AZ 85268; 2006 construction year
