Live-Work Property with Salon
For Sale
$1,275,000
16715 E Parkview Ave, Fountain Hills, AZ 85268
Well-maintained live-work property with a first-level salon treatment room setup and additional 2025 second-story living space.
Property Size4,564 SF
Price / SF$279.36
Days on Market216
Property Features for 16715 E Parkview Ave
General Information
Standard status
Active
Size
4,564 SF
Property subtype
Commercial
Building Details
Year Built
2001
Listing Agency:
My Home Group Real Estate
Listed By:
Paula D Denis
(602) 309-8888
Source:
Anthony.viewalltucsonhomes
Added: Feb 1
Changed: Sep 1
Last Checked: Sep 5 at 8:56AM
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 My Home Group Real Estate
Investment Insights
Based on property information with market context.
This well-maintained live-work property is designed to support a combination of professional and residential use. The first level is currently operating as a salon, with several treatment rooms equipped with sinks, as well as an outdoor bathroom and an outdoor living area that includes a fireplace.
The second story was completed in 2025 and includes one bedroom, a dining area, and a living room. This level also features a fireplace, in-unit laundry facilities, and a clear view of the Fountain Hills fountain.
The property’s layout offers a practical split between treatment-ready space on the main level and updated living accommodations above, making it well suited for buyers seeking a flexible live-work configuration.
The second story was completed in 2025 and includes one bedroom, a dining area, and a living room. This level also features a fireplace, in-unit laundry facilities, and a clear view of the Fountain Hills fountain.
The property’s layout offers a practical split between treatment-ready space on the main level and updated living accommodations above, making it well suited for buyers seeking a flexible live-work configuration.
Key Highlights
- Live‑work property in Fountain Hills with a first‑level salon setup and multiple treatment rooms with sinks
- Includes an outdoor bathroom and an outdoor living space with a fireplace
- Second story completed in 2025 with additional living 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
$79,186
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
6.21%
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%
$1,583,720
$1.6M
Cap Rate 7%
$1,131,229
$1.1M
Cap Rate 9%
$879,844
$879.8K
Market Conditions
NOI Build-Up for 4,564 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
$139.7K $30.60/SF
− Vacancy
−$34.1K −$7.47/SF
EGI
$105.6K $23.13/SF
− OpEx
−$26.4K −$5.78/SF
NOI
$79.2K $17.35/SF
Area
Maricopa County, AZ
Vacancy
24.40%
Lease Rate
$30.60 /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%
$1,583,720
Cap Rate 7%
$1,131,229
Cap Rate 9%
$879,844
Alternative Uses
Best Use
Office B
$1.13M
$989.8K – $1.32M
NOI $79,186 @ 7.0% cap · market cap 6.21%
Second Best
Mixed Use
$464.2K
$406.2K – $541.6K
NOI $32,495 @ 7.0% cap · market cap 2.55%
Theoretical Best
Office A
$1.41M
$1.24M – $1.65M
NOI $98,824 @ 7.0% cap · market cap 7.75%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1,362
Businesses Nearby
Explore this area
Business Placement
Demographics for 85268, AZ
24,031
Population
13,429
Households
1.8
Avg Household Size
61
Median Age
50%
College-Educated
97%
High-School Grad
20.5 sq mi
ZIP Area
1,172
Density / Sq Mi
$105,288
Median Household Income
$55,054
Median Earnings
$1,781
Median Rent
$576,700
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?
Live-work space - Well-maintained live-work property with a first-level salon treatment room setup and additional 2025 second-story living space.
Where is this live-work space located?
The property is located at 16715 E Parkview Ave Fountain Hills, AZ.
What is the asking price?
The asking price for this property is $1,275,000.
What are key features of this property?
This property features: Live‑work property in Fountain Hills with a first‑level salon setup and multiple treatment rooms with sinks; Includes an outdoor bathroom and an outdoor living space with a fireplace; Second story completed in 2025 with additional living space
