Move-In Ready Medical Office
For Sale
Contact for pricing
13945 W Grand Ave, Surprise, AZ 85374
Move-in ready medical office condo in Surprise, AZ, currently occupied and scheduled to be vacant for owner-user use in August 2025.
Property Size2,600 SF
Price / SF$384.62
Days on Market423
Property Features for 13945 W Grand Ave
General Information
Standard status
Active
Size
2,600 SF
Property subtype
OFFICE
Additional Details
Highway Access
Yes
Listing Agency:
Cutler Commercial
(602) 955-3500
Listed By:
Eric Ferber CCIM · License #SA653578000
(602) 332-2821
Source:
Moodyscre
Added: Jul 17, 2025
Changed: Sep 3
Last Checked: Sep 12 at 11:45AM
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 Cutler Commercial
Investment Insights
Based on property information with market context.
This move-in ready medical office condo is available for owner-user acquisition. The space is currently occupied by a division of Humana and is expected to be vacant for an owner-user in August 2025.
The property is located at 13945 W Grand Ave in Surprise, AZ 85374, with remarks noting excellent freeway access in the West Valley.
Offered for sale as a medical office condo, the unit is sized at approximately 2,600 square feet.
The property is located at 13945 W Grand Ave in Surprise, AZ 85374, with remarks noting excellent freeway access in the West Valley.
Offered for sale as a medical office condo, the unit is sized at approximately 2,600 square feet.
Key Highlights
- Move‑in ready medical office condo in Surprise, AZ
- Currently occupied, with scheduled vacancy for owner/user use in August 2025
- Occupied by a division of Humana
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
$37,477
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
3.75%
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%
$749,540
$749.5K
Cap Rate 7%
$535,386
$535.4K
Cap Rate 9%
$416,411
$416.4K
Market Conditions
NOI Build-Up for 2,600 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
$68.6K $26.40/SF
− Vacancy
−$18.7K −$7.18/SF
EGI
$50.0K $19.22/SF
− OpEx
−$12.5K −$4.80/SF
NOI
$37.5K $14.41/SF
Area
Surprise, AZ
Vacancy
27.20%
Lease Rate
$26.40 /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%
$749,540
Cap Rate 7%
$535,386
Cap Rate 9%
$416,411
Alternative Uses
Best Use
Office B
$535.4K
$468.5K – $624.6K
NOI $37,477 @ 7.0% cap · market cap 3.75%
Second Best
Healthcare Medical
$502.6K
$439.8K – $586.4K
NOI $35,184 @ 7.0% cap · market cap 3.52%
Theoretical Best
Office A
$801.8K
$701.6K – $935.4K
NOI $56,126 @ 7.0% cap · market cap 5.61%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Lease Details
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
1,194
Businesses Nearby
Balanced
Demand for This Use
Explore this area
Business Placement
Demographics for 85374, AZ
41,182
Population
21,982
Households
1.9
Avg Household Size
61
Median Age
30%
College-Educated
95%
High-School Grad
12.8 sq mi
ZIP Area
3,217
Density / Sq Mi
$78,690
Median Household Income
$45,427
Median Earnings
$1,897
Median Rent
$355,800
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
View Realmo Analytics
Market
Vacancy Rate% for Office in West region
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Similar Off Market Nearby
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Frequently Asked Questions
What type of property is this?
Medical Office Space - Move-in ready medical office condo in Surprise, AZ, currently occupied and scheduled to be vacant for owner-user use in August 2025.
Where is this medical office space located?
The property is located at 13945 W Grand Ave Surprise, AZ.
What is the asking price?
The asking price for this property is $1,000,000.
What are key features of this property?
This property features: Move‑in ready medical office condo in Surprise, AZ; Currently occupied, with scheduled vacancy for owner/user use in August 2025; Occupied by a division of Humana
