Flex Building with Warehouse
For Sale
$265,000
136 W 8th Ave, San Manuel, AZ 85631
Front retail/office space connects to a 15-foot-ceiling warehouse/workshop with roll-up door access.
Property Size5,000 SF
Price / SF$53
Days on Market189
Property Features for 136 W 8th Ave
General Information
Standard status
Active
Size
5,000 SF
Property subtype
Commercial
Building Details
Year Built
1991
Listing Agency:
Russ Lyon Sotheby's International Realty
Listed By:
Penny J Bernal · License #BR043472000
(520) 742-1335
Source:
Findahomeaz
Added: Mar 9
Changed: Sep 9
Last Checked: Sep 12 at 10:28AM
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 Russ Lyon Sotheby's International Realty
Investment Insights
Based on property information with market context.
This for-sale flex building includes over 720 ft of retail/office space at the front, plus loft office space. The rear portion provides approximately 4,300 ft of warehouse/workshop area with 15 ft ceilings, supported by a roll-up garage door that opens into a spacious work area without walls or barriers.
Shared and fenced parking is available for the property. The building is equipped with 220V service for a vehicle lift, large compressor, or welding, and it features a large bath area that could accommodate a shower and additional storage in the loft above. Owned solar totals 14.3 kW, providing power to the building.
The property is offered for sale at $265,000, with note that owner financing is available at 6.5% with a 5-year balloon and 20% down.
Shared and fenced parking is available for the property. The building is equipped with 220V service for a vehicle lift, large compressor, or welding, and it features a large bath area that could accommodate a shower and additional storage in the loft above. Owned solar totals 14.3 kW, providing power to the building.
The property is offered for sale at $265,000, with note that owner financing is available at 6.5% with a 5-year balloon and 20% down.
Key Highlights
- Approx. 5,000 SF building on 1/3 acre with shared, fenced parking
- Front portion offers 720+ ft of retail/office space, plus loft office space
- Warehouse/workshop totals 4,300 SF with 15‑ft ceilings and roll‑up garage door access
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
$24,283
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
9.16%
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%
$485,660
$485.7K
Cap Rate 7%
$346,900
$346.9K
Cap Rate 9%
$269,811
$269.8K
Market Conditions
NOI Build-Up for 5,000 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
$39.6K $7.92/SF
− Vacancy
−$4.9K −$0.98/SF
EGI
$34.7K $6.94/SF
− OpEx
−$10.4K −$2.08/SF
NOI
$24.3K $4.86/SF
Area
Pinal County, AZ
Vacancy
12.40%
Lease Rate
$7.92 /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%
$485,660
Cap Rate 7%
$346,900
Cap Rate 9%
$269,811
Alternative Uses
Best Use
Warehouse
$734.4K
$642.6K – $856.8K
NOI $51,410 @ 7.0% cap · market cap 19.40%
Second Best
Flex RnD
$390.4K
$341.6K – $455.5K
NOI $27,331 @ 7.0% cap · market cap 10.31%
Theoretical Best
Office A
$1.38M
$1.21M – $1.61M
NOI $96,761 @ 7.0% cap · market cap 36.51%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
57
Businesses Nearby
Balanced
Demand for This Use
Explore this area
Business Placement
Demographics for 85631, AZ
3,179
Population
1,602
Households
2
Avg Household Size
46
Median Age
11%
College-Educated
88%
High-School Grad
118.6 sq mi
ZIP Area
27
Density / Sq Mi
$47,969
Median Household Income
$31,315
Median Earnings
$740
Median Rent
$112,900
Median Home Value
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Market
Vacancy Rate% for Industrial in West region
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Frequently Asked Questions
What type of property is this?
Flex space - Front retail/office space connects to a 15-foot-ceiling warehouse/workshop with roll-up door access.
Where is this flex space located?
The property is located at 136 W 8th Ave San Manuel, AZ.
What is the asking price?
The asking price for this property is $265,000.
What are key features of this property?
This property features: Approx. 5,000 SF building on 1/3 acre with shared, fenced parking; Front portion offers 720+ ft of retail/office space, plus loft office space; Warehouse/workshop totals 4,300 SF with 15‑ft ceilings and roll‑up garage door access
