Two-Building Office/Retail
For Sale
$1,390,000
13640 S Sunland Gin Rd, Arizona City, AZ 85123
Two single-story office/retail buildings are 100% occupied on month-to-month leases with dual road frontage.
Property Size10,300 SF
Lot Size1.31 Acres
Price / SF$134.95
Days on Market259
Property Features for 13640 S Sunland Gin Rd
General Information
Standard status
Active
Size
10,300 SF
Lot size
1.31 Acres
Zoning
CB-1
Occupancy
100%
Site & Location
Traffic Count
7,000 vehicles/day
Highway Access
Yes
Road Access
Yes
Building Details
Stories
1
Tenancy
Multi
Listing Agency:
eXp Commercial
Listed By:
Brett Skotnick · License #SA695220000
(602) 799-2135
Source:
Expcommercial
Added: Dec 17, 2025
Changed: Sep 1
Last Checked: Sep 1 at 2:28PM
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 eXp Commercial
Investment Insights
Based on property information with market context.
Two single-story office/retail buildings totaling 10,300 SF sit on a 1.31-acre commercially zoned parcel. The offering includes approximately 299.71 feet of frontage on Sunland Gin Road and approximately 190.02 feet on Santa Cruz Boulevard, creating flexibility for access, circulation, and signage.
The property is positioned along Sunland Gin Road, one of Arizona City’s primary commercial corridors, with approximately 7,000 vehicles per day providing visibility and consistent exposure. It also benefits from being located between the Phoenix and Tucson metros with access to Interstate 8 and Interstate 10.
The buildings are currently 100% occupied by multiple tenants on month-to-month leases, providing in-place income with the flexibility for the owner to occupy on a portion or fully, subject to tenant terms. The current rent level is described as below market, offering potential for rent growth through future lease renewals or re-leasing.
The property is positioned along Sunland Gin Road, one of Arizona City’s primary commercial corridors, with approximately 7,000 vehicles per day providing visibility and consistent exposure. It also benefits from being located between the Phoenix and Tucson metros with access to Interstate 8 and Interstate 10.
The buildings are currently 100% occupied by multiple tenants on month-to-month leases, providing in-place income with the flexibility for the owner to occupy on a portion or fully, subject to tenant terms. The current rent level is described as below market, offering potential for rent growth through future lease renewals or re-leasing.
Key Highlights
- Dual‑frontage commercial property with approx. 299.71 ft on Sunland Gin Road and 190.02 ft on Santa Cruz Boulevard
- 100% leased with multiple tenants on month‑to‑month leases, with flexibility for the owner regarding vacancy
- Two 5,150 SF single‑story office/retail buildings totaling 10,300 SF of improved space
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
$101,120
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
7.27%
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%
$2,022,400
$2.0M
Cap Rate 7%
$1,444,571
$1.4M
Cap Rate 9%
$1,123,556
$1.1M
Market Conditions
NOI Build-Up for 10,300 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
$154.5K $15.00/SF
− Vacancy
−$10.0K −$0.98/SF
EGI
$144.5K $14.03/SF
− OpEx
−$43.3K −$4.21/SF
NOI
$101.1K $9.82/SF
Area
Pinal County, AZ
Vacancy
6.50%
Lease Rate
$15.00 /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%
$2,022,400
Cap Rate 7%
$1,444,571
Cap Rate 9%
$1,123,556
Alternative Uses
Best Use
Office B
$2.03M
$1.78M – $2.37M
NOI $142,072 @ 7.0% cap · market cap 10.22%
Second Best
Retail
$1.44M
$1.26M – $1.69M
NOI $101,120 @ 7.0% cap · market cap 7.27%
Theoretical Best
Office A
$2.85M
$2.49M – $3.32M
NOI $199,328 @ 7.0% cap · market cap 14.34%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
7,000 VPD
Traffic count
100%
Occupancy
Multi-tenant
Tenancy
Yes
Highway access
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
149
Businesses Nearby
Explore this area
Business Placement
Demographics for 85123, AZ
9,965
Population
4,294
Households
2.3
Avg Household Size
44
Median Age
12%
College-Educated
85%
High-School Grad
33.7 sq mi
ZIP Area
296
Density / Sq Mi
$60,610
Median Household Income
$46,944
Median Earnings
$975
Median Rent
$226,000
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 single-story office/retail buildings are 100% occupied on month-to-month leases with dual road frontage.
Where is this office building located?
The property is located at 13640 S Sunland Gin Rd Arizona City, AZ.
What is the asking price?
The asking price for this property is $1,390,000.
What are key features of this property?
This property features: Dual‑frontage commercial property with approx. 299.71 ft on Sunland Gin Road and 190.02 ft on Santa Cruz Boulevard; 100% leased with multiple tenants on month‑to‑month leases, with flexibility for the owner regarding vacancy; Two 5,150 SF single‑story office/retail buildings totaling 10,300 SF of improved space
