Two-Story Flex Space With
For Sale
Contact for pricing
1891 S Rail Ave, Yuma, AZ 85365
Two-level property combines private office areas, storage rooms, and attached and separate warehouse facilities.
Property Size7,400 SF
Price / SF$118.24
Days on Market189
Property Features for 1891 S Rail Ave
General Information
Standard status
Active
Size
7,400 SF
Property subtype
INDUSTRIAL
Building Details
Stories
2
Listing Agency:
A.T. Pancrazi Real Estate Services
(928) 246-7949
Listed By:
Chase Pancrazi · License #SA556646000
(928) 246-7949
Source:
Moodyscre
Added: Feb 23
Changed: Aug 30
Last Checked: Aug 30 at 7:22AM
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 A.T. Pancrazi Real Estate Services
Investment Insights
Based on property information with market context.
This 7,400-square-foot flex property is arranged across two floors, with four private offices or conference rooms on each level. The second floor adds two storage rooms, while the property includes both an attached warehouse and a separate stand-alone warehouse building.
The property is located at 1891 S Rail Ave in Yuma, Arizona, within a busy commercial corridor. Its combination of office, storage, and warehouse areas provides a varied physical configuration for commercial operations requiring both administrative and industrial space.
The property is located at 1891 S Rail Ave in Yuma, Arizona, within a busy commercial corridor. Its combination of office, storage, and warehouse areas provides a varied physical configuration for commercial operations requiring both administrative and industrial space.
Key Highlights
- 7,400 SF flex property across two floors
- Four private offices or conference rooms on each floor
- Two storage rooms located on the second floor
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
$40,450
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
4.62%
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%
$809,000
$809.0K
Cap Rate 7%
$577,857
$577.9K
Cap Rate 9%
$449,444
$449.4K
Market Conditions
NOI Build-Up for 7,400 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
$51.1K $6.90/SF
− Vacancy
−$3.5K −$0.47/SF
EGI
$47.6K $6.43/SF
− OpEx
−$7.1K −$0.96/SF
NOI
$40.4K $5.47/SF
Area
Yuma County, AZ
Vacancy
6.80%
Lease Rate
$6.90 /SF/Yr
Expense Ratio
15.00%
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%
$809,000
Cap Rate 7%
$577,857
Cap Rate 9%
$449,444
Alternative Uses
Best Use
Office B
$1.62M
$1.42M – $1.89M
NOI $113,406 @ 7.0% cap · market cap 12.96%
Second Best
Warehouse
$577.9K
$505.6K – $674.2K
NOI $40,450 @ 7.0% cap · market cap 4.62%
Theoretical Best
Specialty Retail
$3.80M
$3.33M – $4.43M
NOI $266,058 @ 7.0% cap · market cap 30.41%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
1,072
Businesses Nearby
Balanced
Demand for This Use
Explore this area
Business Placement
Demographics for 85365, AZ
50,166
Population
26,353
Households
1.9
Avg Household Size
38
Median Age
21%
College-Educated
87%
High-School Grad
1,349.0 sq mi
ZIP Area
37
Density / Sq Mi
$68,358
Median Household Income
$40,107
Median Earnings
$1,259
Median Rent
$189,900
Median Home Value
Market
Vacancy Rate% for Office in West region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Flex space - Two-level property combines private office areas, storage rooms, and attached and separate warehouse facilities.
Where is this flex space located?
The property is located at 1891 S Rail Ave Yuma, AZ.
What is the asking price?
The asking price for this property is $875,000.
What are key features of this property?
This property features: 7,400 SF flex property across two floors; Four private offices or conference rooms on each floor; Two storage rooms located on the second floor
