Show Low Medical/Professional
For Sale
Contact for pricing
Pending
1500 E Woolford Rd, Show Low, AZ 85901
12,460 SF medical/professional office building for sale.
Property Size12,460 SF
Days on Market1594
Property Features for 1500 E Woolford Rd
General Information
Standard status
Pending
Size
12,460 SF
Class
B
Property subtype
Office
Occupancy
100%
Lease Type
NNN
Investment Type
Sale/Leaseback
Net Operating Income
$241,923
Building Details
Year Built
2007
Tenancy
Multi
Listing Agency:
Cobe Real Estate
(480) 251-1505
Listed By:
Steve Beck · License #714756000
Source:
Crexi
Added: Apr 12, 2022
Changed: Aug 14
Last Checked: Aug 20 at 12:08AM
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 Cobe Real Estate
Investment Insights
Based on property information with market context.
A 12,460-SF medical/professional office building is available for sale. The property is situated at a prominent intersection in the heart of Show Low, Arizona, at the meeting point of the 260 and Woolford Road. Show Low is a popular getaway location in Northern Arizona, offering both residential appeal and employment opportunities. The Show Low metropolitan area encompasses approximately 3,051 businesses and nearly 36,832 employees, with an average household annual income of $53,268.
Key Highlights
- 12,460‑SF Medical/Professional Office Building
- Located at a prime intersection in the heart of Show Low where the 260 and Woolford Rd meet.
- Located in Show Low, one of Northern Arizona’s most popular getaways.
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
$186,492
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
4.85%
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%
$3,729,840
$3.7M
Cap Rate 7%
$2,664,171
$2.7M
Cap Rate 9%
$2,072,133
$2.1M
Market Conditions
NOI Build-Up for 12,460 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
$361.8K $29.04/SF
− Vacancy
−$51.0K −$4.09/SF
EGI
$310.8K $24.95/SF
− OpEx
−$124.3K −$9.98/SF
NOI
$186.5K $14.97/SF
Area
Navajo County, AZ
Vacancy
14.10%
Lease Rate
$29.04 /SF/Yr
Expense Ratio
40.00%
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%
$3,729,840
Cap Rate 7%
$2,664,171
Cap Rate 9%
$2,072,133
Alternative Uses
Best Use
Healthcare Medical
$2.66M
$2.33M – $3.11M
NOI $186,492 @ 7.0% cap · market cap 4.85%
Second Best
Office B
$2.42M
$2.12M – $2.82M
NOI $169,217 @ 7.0% cap · market cap 4.40%
Theoretical Best
Specialty Retail
$3.39M
$2.96M – $3.95M
NOI $237,017 @ 7.0% cap · market cap 6.16%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
138
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Demographics for 85901, AZ
18,701
Population
12,437
Households
1.5
Avg Household Size
49
Median Age
26%
College-Educated
94%
High-School Grad
263.1 sq mi
ZIP Area
71
Density / Sq Mi
$60,313
Median Household Income
$37,466
Median Earnings
$1,009
Median Rent
$256,300
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?
Medical Office Space - 12,460 SF medical/professional office building for sale.
Where is this medical office space located?
The property is located at 1500 E Woolford Rd Show Low, AZ.
What is the asking price?
The asking price for this property is $3,845,000.
What are key features of this property?
This property features: 12,460‑SF Medical/Professional Office Building; Located at a prime intersection in the heart of Show Low where the 260 and Woolford Rd meet.; Located in Show Low, one of Northern Arizona’s most popular getaways.
