Fountain Hills Revitalization
For Sale
Contact for pricing
16847 E Parkview Ave, Fountain Hills, AZ 85268
Mixed-use property in Fountain Hills' revitalized city center.
Property Size9,520 SF
Price / SF$185.40
Days on Market483
Property Features for 16847 E Parkview Ave
General Information
Standard status
Active
Size
9,520 SF
Property subtype
Retail
Zoning
C-2
Occupancy
18%
Building Details
Year Built
2005
Listing Agency:
My Home Group
(602) 312-1419
Listed By:
David Pierce · License #AZ BR 544648000
Source:
Crexi
Added: Apr 17, 2025
Changed: Aug 8
Last Checked: Jul 22 at 2:43PM
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
Investment Insights
Based on property information with market context.
This property presents a unique opportunity in the heart of Fountain Hills' revitalized city center, an area known for its iconic fountain, mountain views, and community atmosphere. The property, with a size of 9520 square feet, is suited for transformation into live/work spaces or multi-unit residential. Features include an elevator, dual staircases, and abundant natural light.
Key Highlights
- Prime location in the revitalized city center of Fountain Hills.
- Opportunity for transformation into live/work spaces or multi‑unit residential.
- Abundant natural light.
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
$67,781
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
3.84%
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%
$1,355,620
$1.4M
Cap Rate 7%
$968,300
$968.3K
Cap Rate 9%
$753,122
$753.1K
Market Conditions
NOI Build-Up for 9,520 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
$123.4K $12.96/SF
− Vacancy
−$14.9K −$1.57/SF
EGI
$108.5K $11.39/SF
− OpEx
−$40.7K −$4.27/SF
NOI
$67.8K $7.12/SF
Area
Maricopa County, AZ
Vacancy
12.10%
Lease Rate
$12.96 /SF/Yr
Expense Ratio
37.50%
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%
$1,355,620
Cap Rate 7%
$968,300
Cap Rate 9%
$753,122
Alternative Uses
Best Use
Office B
$2.36M
$2.06M – $2.75M
NOI $165,174 @ 7.0% cap · market cap 9.36%
Second Best
Mixed Use
$968.3K
$847.3K – $1.13M
NOI $67,781 @ 7.0% cap · market cap 3.84%
Theoretical Best
Office A
$2.94M
$2.58M – $3.44M
NOI $206,136 @ 7.0% cap · market cap 11.68%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1,391
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?
Mixed-use property - Mixed-use property in Fountain Hills' revitalized city center.
Where is this mixed-use property located?
The property is located at 16847 E Parkview Ave Fountain Hills, AZ.
What is the asking price?
The asking price for this property is $1,765,000.
What are key features of this property?
This property features: Prime location in the revitalized city center of Fountain Hills.; Opportunity for transformation into live/work spaces or multi‑unit residential.; Abundant natural light.
