Class A Office
New
For Sale
$25,000,000
1275 W Washington St, Tempe, AZ 85281
Two-story office property with upgraded finishes, multiple kitchens, expansive break rooms, and a private in-suite gym.
Property Size101,794 SF
Price / SF$245.59
Days on Market6
Property Features for 1275 W Washington St
General Information
Standard status
Active
Size
101,794 SF
Class
B
Property subtype
office
Amenities
multiple kitchens
expansive break rooms
in-suite private gym
Building Details
Buildings
1
Stories
2
Listing Agency:
Phoenix
(206) 953-6148
Listed By:
Spencer Nast · License #SA528587000
(206) 953-6148
Source:
Property.jll
Added: Aug 24
Changed: Aug 28
Last Checked: Aug 28 at 6:44AM
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
Investment Insights
Based on property information with market context.
1275 W Washington Street is a two-story Class A office building within The Arroyo office development. The property provides 101,794 square feet of office space with upgraded interior finishes and workplace amenities designed for day-to-day functionality.
Interior features include multiple kitchens, expansive break rooms, and an in-suite private gym. The building also offers more than 410 surface parking spaces, supporting office users and visitors at the property.
Interior features include multiple kitchens, expansive break rooms, and an in-suite private gym. The building also offers more than 410 surface parking spaces, supporting office users and visitors at the property.
Key Highlights
- 101,794‑square‑foot Class A office building
- Two‑story office property within The Arroyo development
- Multiple kitchens and expansive break rooms
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
$1,819,512
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
7.28%
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%
$36,390,240
$36.4M
Cap Rate 7%
$25,993,029
$26.0M
Cap Rate 9%
$20,216,800
$20.2M
Market Conditions
NOI Build-Up for 101,794 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
$3.09M $30.36/SF
− Vacancy
−$664.5K −$6.53/SF
EGI
$2.43M $23.83/SF
− OpEx
−$606.5K −$5.96/SF
NOI
$1.82M $17.87/SF
Area
Tempe, AZ
Vacancy
21.50%
Lease Rate
$30.36 /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%
$36,390,240
Cap Rate 7%
$25,993,029
Cap Rate 9%
$20,216,800
Alternative Uses
Best Use
Office B
$25.99M
$22.74M – $30.33M
NOI $1,819,512 @ 7.0% cap · market cap 7.28%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$32.01M
$28.01M – $37.35M
NOI $2,240,732 @ 7.0% cap · market cap 8.96%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
495
Businesses Nearby
Explore this area
Business Placement
Demographics for 85281, AZ
69,218
Population
32,475
Households
2.1
Avg Household Size
26
Median Age
49%
College-Educated
91%
High-School Grad
13.3 sq mi
ZIP Area
5,204
Density / Sq Mi
$59,084
Median Household Income
$32,805
Median Earnings
$1,531
Median Rent
$364,200
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.
Frequently Asked Questions
What type of property is this?
Office building - Two-story office property with upgraded finishes, multiple kitchens, expansive break rooms, and a private in-suite gym.
Where is this office building located?
The property is located at 1275 W Washington St Tempe, AZ.
What is the asking price?
The asking price for this property is $25,000,000.
What are key features of this property?
This property features: 101,794‑square‑foot Class A office building; Two‑story office property within The Arroyo development; Multiple kitchens and expansive break rooms
