For Sale
Contact for pricing
15868 S Black Mountain Road, Mayer, AZ 86333
Flex space
Property Size1,920 SF
Price / SF$195.31
Days on Market422
Property Features for 15868 S Black Mountain Road
General Information
Standard status
Active
Size
1,920 SF
Total Parking Spaces
8
Property subtype
Industrial
Zoning
C2-1
Building Details
Year Built
2005
Buildings
1
Stories
1
Units
1
Listing Agency:
The Shelly Watne Group
(602) 463-9166
Listed By:
William Iannelli · License #BR009136000
Source:
Crexi
Added: Jun 27, 2025
Changed: Aug 15
Last Checked: Aug 21 at 4:58PM
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 The Shelly Watne Group
Investment Insights
Based on property information with market context.
Key Highlights
- Two 14' high roll‑up doors plus a third roll‑up door at the back.
- Fenced side lot with millings, suitable for storage or parking.
- RV dump and 30 amp plug for RV parking.
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
$16,733
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
4.46%
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%
$334,660
$334.7K
Cap Rate 7%
$239,043
$239.0K
Cap Rate 9%
$185,922
$185.9K
Market Conditions
NOI Build-Up for 1,920 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
$27.0K $14.04/SF
− Vacancy
−$1.2K −$0.63/SF
EGI
$25.7K $13.41/SF
− OpEx
−$9.0K −$4.69/SF
NOI
$16.7K $8.72/SF
Area
Yavapai County, AZ
Vacancy
4.50%
Lease Rate
$14.04 /SF/Yr
Expense Ratio
35.00%
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%
$334,660
Cap Rate 7%
$239,043
Cap Rate 9%
$185,922
Alternative Uses
Best Use
Industrial
$529.7K
$463.5K – $618.0K
NOI $37,078 @ 7.0% cap · market cap 9.89%
Second Best
Flex RnD
$239.0K
$209.2K – $278.9K
NOI $16,733 @ 7.0% cap · market cap 4.46%
Theoretical Best
Warehouse
$643.2K
$562.8K – $750.4K
NOI $45,024 @ 7.0% cap · market cap 12.01%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
90
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 86333, AZ
5,886
Population
3,296
Households
1.8
Avg Household Size
54
Median Age
12%
College-Educated
84%
High-School Grad
499.2 sq mi
ZIP Area
12
Density / Sq Mi
$54,385
Median Household Income
$27,900
Median Earnings
$1,008
Median Rent
$173,000
Median Home Value
Market
Vacancy Rate% for Industrial in West region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Similar Off Market Nearby
- Practical Healthy Living, LLC — 15709 S Maverick Trail, Mayer, AZ 86333
Frequently Asked Questions
Where is this flex space located?
The property is located at 15868 S Black Mountain Road Mayer, AZ.
What is the asking price?
The asking price for this property is $375,000.
What are key features of this property?
This property features: Two 14' high roll‑up doors plus a third roll‑up door at the back.; Fenced side lot with millings, suitable for storage or parking.; RV dump and 30 amp plug for RV parking.
