Three-Suite Storefront
For Sale
$895,000
14070911 1407-09-11 W Indian School Rd, Phoenix, AZ 85013
C-1 commercial property with separately metered suites, rear paved parking, and newer air-conditioning units.
Property Size3,250 SF
Price / SF$275.38
Days on Market29
Property Features for 14070911 1407-09-11 W Indian School Rd
General Information
Standard status
Active
Size
3,250 SF
Zoning
C-1
Additional Details
Highway Access
Yes
Building Details
Year Built
1950
Buildings
1
Tenancy
Multi
Listing Agency:
Coldwell Banker Realty
(602) 368-1904
Listed By:
Thomas Ross · License #SA642903000
Source:
Mgsellsarizona
Added: Aug 2
Changed: Aug 28
Last Checked: Aug 29 at 11:54AM
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 Realty
Investment Insights
Based on property information with market context.
This C-1 commercial building contains three storefront suites at 1407, 1409, and 1411 W Indian School Rd. The smaller suite is occupied by a long-standing owner-operated business, while the two connected areas can function together or independently. Electrical service is separately metered for the suites.
The property includes grandfathered signage facing W Indian School Rd, a bus stop directly in front, and paved parking at the rear entrance. Newer air-conditioning units serve the building. Constructed in 1950, the property is approximately 10 blocks from Interstate 17 and is positioned within an area experiencing continued multifamily housing development.
The property includes grandfathered signage facing W Indian School Rd, a bus stop directly in front, and paved parking at the rear entrance. Newer air-conditioning units serve the building. Constructed in 1950, the property is approximately 10 blocks from Interstate 17 and is positioned within an area experiencing continued multifamily housing development.
Key Highlights
- Three storefront suites at 1407, 1409, and 1411 W Indian School Rd
- C‑1 commercial zoning
- Separate electrical meters for the suites
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
$36,732
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
4.10%
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%
$734,640
$734.6K
Cap Rate 7%
$524,743
$524.7K
Cap Rate 9%
$408,133
$408.1K
Market Conditions
NOI Build-Up for 3,250 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
$58.5K $18.00/SF
− Vacancy
−$6.0K −$1.85/SF
EGI
$52.5K $16.15/SF
− OpEx
−$15.7K −$4.84/SF
NOI
$36.7K $11.30/SF
Area
Phoenix, AZ
Vacancy
10.30%
Lease Rate
$18.00 /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%
$734,640
Cap Rate 7%
$524,743
Cap Rate 9%
$408,133
Alternative Uses
Best Use
Retail
$524.7K
$459.2K – $612.2K
NOI $36,732 @ 7.0% cap · market cap 4.10%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$984.5K
$861.4K – $1.15M
NOI $68,912 @ 7.0% cap · market cap 7.70%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
Multi-tenant
Tenancy
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
116
Businesses Nearby
23k
Monthly Visits Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Foot Traffic Nearby
Shops & Services 53%
Dining 47%
7-Eleven
Shops & Services
12,056 visits/mo
0.4 miles
Jack in the Box
Dining
10,795 visits/mo
0.4 miles
Demographics for 85013, AZ
21,970
Population
11,618
Households
1.9
Avg Household Size
38
Median Age
47%
College-Educated
90%
High-School Grad
3.7 sq mi
ZIP Area
5,938
Density / Sq Mi
$68,895
Median Household Income
$53,067
Median Earnings
$1,435
Median Rent
$476,200
Median Home Value
Market
Vacancy Rate% for Retail in Phoenix, AZ
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Storefront property - C-1 commercial property with separately metered suites, rear paved parking, and newer air-conditioning units.
Where is this storefront property located?
The property is located at 14070911 1407-09-11 W Indian School Rd Phoenix, AZ.
What is the asking price?
The asking price for this property is $895,000.
What are key features of this property?
This property features: Three storefront suites at 1407, 1409, and 1411 W Indian School Rd; C‑1 commercial zoning; Separate electrical meters for the suites
