Leased Medical Office
For Sale
$2,605,420
1482 E Williams Field Rd Ste 101 & 104, Gilbert, AZ 85295
Two fully leased office suites within The Forum @ Gilbert Ranch, offered together or separately for sale.
Property Size6,015 SF
Price / SF$433.15
Days on Market45
Property Features for 1482 E Williams Field Rd Ste 101 & 104
General Information
Standard status
Active
Size
6,015 SF
Property subtype
Office
Occupancy
100%
Building Details
Building Size
6,015 SF
Year Built
2008
Tenancy
Multi
Listing Agency:
Commercial Properties Inc
Listed By:
Matt Zaccardi · License #SA584155000
(602) 561-1339
Source:
Cpiaz
Added: Jul 23
Changed: Aug 8
Last Checked: Sep 5 at 6:39AM
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 Commercial Properties Inc
Investment Insights
Based on property information with market context.
CPI presents the opportunity to acquire two commercial condominiums at 1482 E Williams Field Rd: Suites 101 and 104. The offering totals 6,015 SF and is available for purchase together as a single portfolio or separately, subject to individual pricing details provided by the listing agent.
The suites are located within The Forum @ Gilbert Ranch in Gilbert, Arizona. The property is described as fully leased, with long-term commitments from two established local tenants, including AZ Pediatric Assessment Center.
Suites 101 and 104 provide acquisition flexibility for buyers seeking a stabilized office asset with existing tenant occupancy.
The suites are located within The Forum @ Gilbert Ranch in Gilbert, Arizona. The property is described as fully leased, with long-term commitments from two established local tenants, including AZ Pediatric Assessment Center.
Suites 101 and 104 provide acquisition flexibility for buyers seeking a stabilized office asset with existing tenant occupancy.
Key Highlights
- Two premium commercial condominium office suites (Suites 101 & 104) totaling 6,015 SF
- Year built: 2008
- Both suites are fully leased with long‑term commitments from an established local tenant, AZ Pediatric Assessment Center
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
$87,702
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
3.37%
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%
$1,754,040
$1.8M
Cap Rate 7%
$1,252,886
$1.3M
Cap Rate 9%
$974,467
$974.5K
Market Conditions
NOI Build-Up for 6,015 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
$145.1K $24.12/SF
− Vacancy
−$28.1K −$4.68/SF
EGI
$116.9K $19.44/SF
− OpEx
−$29.2K −$4.86/SF
NOI
$87.7K $14.58/SF
Area
Gilbert, AZ
Vacancy
19.40%
Lease Rate
$24.12 /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%
$1,754,040
Cap Rate 7%
$1,252,886
Cap Rate 9%
$974,467
Alternative Uses
Best Use
Office B
$1.25M
$1.10M – $1.46M
NOI $87,702 @ 7.0% cap · market cap 3.37%
Second Best
Healthcare Medical
$1.17M
$1.02M – $1.36M
NOI $81,852 @ 7.0% cap · market cap 3.14%
Theoretical Best
Office A
$1.58M
$1.38M – $1.84M
NOI $110,547 @ 7.0% cap · market cap 4.24%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
100%
Occupancy
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
1,251
Businesses Nearby
Explore this area
Business Placement
Demographics for 85295, AZ
51,587
Population
19,460
Households
2.7
Avg Household Size
33
Median Age
49%
College-Educated
97%
High-School Grad
12.1 sq mi
ZIP Area
4,263
Density / Sq Mi
$116,288
Median Household Income
$58,737
Median Earnings
$1,965
Median Rent
$527,400
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 units - Two fully leased office suites within The Forum @ Gilbert Ranch, offered together or separately for sale.
Where is this office units located?
The property is located at 1482 E Williams Field Rd Ste 101 & 104 Gilbert, AZ.
What is the asking price?
The asking price for this property is $2,605,420.
What are key features of this property?
This property features: Two premium commercial condominium office suites (Suites 101 & 104) totaling 6,015 SF; Year built: 2008; Both suites are fully leased with long‑term commitments from an established local tenant, AZ Pediatric Assessment Center
