Flex Manufacturing and
For Sale
$2,700,000
258 Justin Dr, Cottonwood, AZ 86326
I-2 flex property with office and warehouse space, multiple offices and restrooms, and 70 parking spaces.
Property Size21,124 SF
Lot Size1.51 Acres
Price / SF$127.82
Days on Market36
Property Features for 258 Justin Dr
General Information
Standard status
Active
Size
21,124 SF
Total Parking Spaces
70
Lot size
1.51 Acres
Property subtype
Other
Zoning
I-2
Amenities
conference rooms
multiple restrooms
Building Details
Year Built
1993
Listing Agency:
Coldwell Banker Northland
(928) 634-9536
Listed By:
Cris Ballard · License #BR007957000
Source:
Commercialcafe
Added: Jul 17
Changed: Aug 14
Last Checked: Aug 18 at 6:58AM
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 Coldwell Banker Northland
Investment Insights
Based on property information with market context.
This I-2 zoned flex property includes approximately half office space and half warehouse, totaling 21,124 SF. The building features conference rooms, multiple restrooms, and a mix of small and large offices, along with warehouse space for manufacturing or distribution operations. The property is situated on 1.51 acres and includes 70 parking spaces.
The property is located in Mingus Industrial Park at 258 Justin Dr in Cottonwood, AZ. It was formerly used as a vitamin manufacturing and distribution center, and the building is described as being in good shape.
The current configuration supports a combined work-and-storage setup with dedicated office components and warehouse space within one facility.
The property is located in Mingus Industrial Park at 258 Justin Dr in Cottonwood, AZ. It was formerly used as a vitamin manufacturing and distribution center, and the building is described as being in good shape.
The current configuration supports a combined work-and-storage setup with dedicated office components and warehouse space within one facility.
Key Highlights
- I‑2 zoned industrial/flex building in Mingus Industrial Park, built in 1993
- 21124 SF total space, approximately half office and half warehouse
- 1.51 acres with 70 parking spaces
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
$184,103
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
6.82%
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%
$3,682,060
$3.7M
Cap Rate 7%
$2,630,043
$2.6M
Cap Rate 9%
$2,045,589
$2.0M
Market Conditions
NOI Build-Up for 21,124 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
$296.6K $14.04/SF
− Vacancy
−$13.3K −$0.63/SF
EGI
$283.2K $13.41/SF
− OpEx
−$99.1K −$4.69/SF
NOI
$184.1K $8.72/SF
Area
Yavapai County, AZ
Vacancy
4.50%
Lease Rate
$14.04 /SF/Yr
Expense Ratio
35.00%
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%
$3,682,060
Cap Rate 7%
$2,630,043
Cap Rate 9%
$2,045,589
Alternative Uses
Best Use
Warehouse
$7.08M
$6.19M – $8.26M
NOI $495,354 @ 7.0% cap · market cap 18.35%
Second Best
Industrial
$5.83M
$5.10M – $6.80M
NOI $407,938 @ 7.0% cap · market cap 15.11%
Theoretical Best
—
—
same as Best Use
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
889
Businesses Nearby
Balanced
Demand for This Use
Explore this area
Business Placement
Demographics for 86326, AZ
24,465
Population
12,243
Households
2
Avg Household Size
49
Median Age
25%
College-Educated
91%
High-School Grad
45.5 sq mi
ZIP Area
538
Density / Sq Mi
$58,250
Median Household Income
$36,479
Median Earnings
$1,102
Median Rent
$312,400
Median Home Value
Market
Vacancy Rate% for Industrial in West region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Flex space - I-2 flex property with office and warehouse space, multiple offices and restrooms, and 70 parking spaces.
Where is this flex space located?
The property is located at 258 Justin Dr Cottonwood, AZ.
What is the asking price?
The asking price for this property is $2,700,000.
What are key features of this property?
This property features: I‑2 zoned industrial/flex building in Mingus Industrial Park, built in 1993; 21124 SF total space, approximately half office and half warehouse; 1.51 acres with 70 parking spaces
