Retail and Office Property on
For Sale
$449,900
182 W White Mountain Boulevard, Lakeside, AZ 85929
Two-building C1 commercial property on a main corridor near Safeway and Goodwill shopping centers, offering flexible workspace configurations.
Property Size1,706 SF
Price / SF$263.72
Days on Market105
Property Features for 182 W White Mountain Boulevard
General Information
Standard status
Active
Size
1,706 SF
Property subtype
Commercial
Zoning
C-1
Additional Details
Highway Access
Yes
Taxes and HOA fees
Annual Taxes
$3,043
Building Details
Building Size
1,706 SF
Year Built
1946
Buildings
2
Listing Agency:
Advantage Realty Professionals
(928) 242-3192
Listed By:
Shawn Wirtz · License #SA660758000
(928) 242-3192
Source:
Sunhaven-realestate
Added: May 12
Changed: Aug 23
Last Checked: Aug 23 at 6:37AM
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 Advantage Realty Professionals
Investment Insights
Based on property information with market context.
This C1 zoned commercial property consists of two buildings totaling approximately 1,706 sq ft. The first structure is an updated 840 sq ft building constructed in 1999, with a recently repaired metal roof, modern heating and cooling, and an adaptable interior layout suited to retail, office, studio, or service-based uses. The second building is a historic 866 sq ft log cabin originally built in 1946, featuring original log construction and chinking, a Malapai stone fireplace, a new shingle roof, and an attached bathroom.
The property is positioned directly on the main corridor with prime highway frontage. It is adjacent to the Safeway and Goodwill shopping centers and is set beneath mature Ponderosa pines, providing a distinctive character mix of updated commercial space and a rustic, mountain-style cabin setting.
For tenants and buyers seeking flexibility, the combination of an HVAC-equipped modern building and a naturally themed cabin can support multiple business concepts within one ownership. Buyers should verify permitted uses with the Town of Pinetop-Lakeside and review eligibility for potential façade grant opportunities, as well as any Opportunity Zone tax credit possibilities discussed with the town. A commercial lender is available for qualified buyers.
The property is positioned directly on the main corridor with prime highway frontage. It is adjacent to the Safeway and Goodwill shopping centers and is set beneath mature Ponderosa pines, providing a distinctive character mix of updated commercial space and a rustic, mountain-style cabin setting.
For tenants and buyers seeking flexibility, the combination of an HVAC-equipped modern building and a naturally themed cabin can support multiple business concepts within one ownership. Buyers should verify permitted uses with the Town of Pinetop-Lakeside and review eligibility for potential façade grant opportunities, as well as any Opportunity Zone tax credit possibilities discussed with the town. A commercial lender is available for qualified buyers.
Key Highlights
- C1 commercial property on the main corridor with approximately 1,706 SF across two buildings near Safeway and Goodwill shopping centers.
- Updated 840 SF building constructed in 1999 with a recently repaired metal roof and modern heating and cooling.
- Historic 866 SF 1946 log cabin with original log construction and classic chinking, plus a Malapai stone fireplace and a new shingle roof.
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
$29,573
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
6.57%
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%
$591,460
$591.5K
Cap Rate 7%
$422,471
$422.5K
Cap Rate 9%
$328,589
$328.6K
Market Conditions
NOI Build-Up for 1,706 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
$44.4K $26.04/SF
− Vacancy
−$2.2K −$1.28/SF
EGI
$42.2K $24.76/SF
− OpEx
−$12.7K −$7.43/SF
NOI
$29.6K $17.33/SF
Area
Navajo County, AZ
Vacancy
4.90%
Lease Rate
$26.04 /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%
$591,460
Cap Rate 7%
$422,471
Cap Rate 9%
$328,589
Alternative Uses
Best Use
Retail
$422.5K
$369.7K – $492.9K
NOI $29,573 @ 7.0% cap · market cap 6.57%
Second Best
—
—
no second resolved use
Theoretical Best
Specialty Retail
$463.6K
$405.7K – $540.9K
NOI $32,452 @ 7.0% cap · market cap 7.21%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
241
Businesses Nearby
19k
Monthly Visits Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Foot Traffic Nearby
Apparel 66%
Shops & Services 34%
Goodwill
Apparel
12,272 visits/mo
0.3 miles
Chase Bank
Shops & Services
6,261 visits/mo
0.4 miles
Demographics for 85929, AZ
8,040
Population
5,089
Households
1.6
Avg Household Size
51
Median Age
23%
College-Educated
88%
High-School Grad
34.1 sq mi
ZIP Area
236
Density / Sq Mi
$56,837
Median Household Income
$36,535
Median Earnings
$1,117
Median Rent
$250,100
Median Home Value
Market
Vacancy Rate% for Retail in West region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Storefront property - Two-building C1 commercial property on a main corridor near Safeway and Goodwill shopping centers, offering flexible workspace configurations.
Where is this storefront property located?
The property is located at 182 W White Mountain Boulevard Lakeside, AZ.
What is the asking price?
The asking price for this property is $449,900.
What are key features of this property?
This property features: C1 commercial property on the main corridor with approximately 1,706 SF across two buildings near Safeway and Goodwill shopping centers.; Updated 840 SF building constructed in 1999 with a recently repaired metal roof and modern heating and cooling.; Historic 866 SF 1946 log cabin with original log construction and classic chinking, plus a Malapai stone fireplace and a new shingle roof.
