C-2 Commercial Land
For Sale
$3,700,000
1939 W Cactus Rd, Phoenix, AZ 85029
Paved, fenced grounds support an existing RV rental operation and several permitted commercial uses under C-2 zoning.
Property Size7,955 SF
Price / SF$465.12
Days on Market221
Property Features for 1939 W Cactus Rd
General Information
Standard status
Active
Size
7,955 SF
Property subtype
Commercial
Building Details
Year Built
1988
Listing Agency:
R.O.I. Properties
Listed By:
Aaron Gutierrez · License #SA698660000
(602) 396-8004
Source:
Phoenixmetrohomefinder
Added: Feb 18
Changed: Sep 20
Last Checked: Sep 26 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 R.O.I. Properties
Investment Insights
Based on property information with market context.
This 3.45-acre commercial land parcel includes three masonry structures totaling approximately 8,430 SF. Improvements comprise an approximately 5,939 SF office building, an approximately 2,016 SF warehouse, and an approximately 475 SF utility building, all constructed in 1988. The property is fully paved, enclosed by fencing, and configured with 178 striped parking spaces.
A current RV rental operator occupies the site, providing an existing operating use while future plans are evaluated. C-2 zoning supports a broad range of uses without rezoning, including quick-service restaurants, medical and dental operations, automotive uses, childcare, self-storage, flex space, and offices. The site is located at 1939 W Cactus Rd in Phoenix, Arizona.
A current RV rental operator occupies the site, providing an existing operating use while future plans are evaluated. C-2 zoning supports a broad range of uses without rezoning, including quick-service restaurants, medical and dental operations, automotive uses, childcare, self-storage, flex space, and offices. The site is located at 1939 W Cactus Rd in Phoenix, Arizona.
Key Highlights
- 3.45‑acre C‑2 commercial site at 1939 W Cactus Rd, Phoenix, AZ 85029
- Three masonry structures total approximately 8,430 SF
- Includes approximately 5,939 SF office, 2,016 SF warehouse, and 475 SF utility buildings
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
$136,179
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
3.68%
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%
$2,723,580
$2.7M
Cap Rate 7%
$1,945,414
$1.9M
Cap Rate 9%
$1,513,100
$1.5M
Market Conditions
NOI Build-Up for 7,955 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
$244.4K $30.72/SF
− Vacancy
−$62.8K −$7.90/SF
EGI
$181.6K $22.82/SF
− OpEx
−$45.4K −$5.71/SF
NOI
$136.2K $17.12/SF
Area
Phoenix, AZ
Vacancy
25.70%
Lease Rate
$30.72 /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%
$2,723,580
Cap Rate 7%
$1,945,414
Cap Rate 9%
$1,513,100
Alternative Uses
Best Use
Office B
$1.95M
$1.70M – $2.27M
NOI $136,179 @ 7.0% cap · market cap 3.68%
Second Best
Warehouse
$868.0K
$759.5K – $1.01M
NOI $60,762 @ 7.0% cap · market cap 1.64%
Theoretical Best
Office A
$2.41M
$2.11M – $2.81M
NOI $168,675 @ 7.0% cap · market cap 4.56%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Location Intelligence
Trade Area within ½ mile
527
Businesses Nearby
Explore this area
Business Placement
Demographics for 85029, AZ
47,101
Population
19,723
Households
2.4
Avg Household Size
35
Median Age
22%
College-Educated
82%
High-School Grad
9.4 sq mi
ZIP Area
5,011
Density / Sq Mi
$60,384
Median Household Income
$37,282
Median Earnings
$1,319
Median Rent
$307,800
Median Home Value
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Market
Vacancy Rate% for Office in Phoenix, AZ
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Frequently Asked Questions
What type of property is this?
Commercial land - Paved, fenced grounds support an existing RV rental operation and several permitted commercial uses under C-2 zoning.
Where is this commercial land located?
The property is located at 1939 W Cactus Rd Phoenix, AZ.
What is the asking price?
The asking price for this property is $3,700,000.
What are key features of this property?
This property features: 3.45‑acre C‑2 commercial site at 1939 W Cactus Rd, Phoenix, AZ 85029; Three masonry structures total approximately 8,430 SF; Includes approximately 5,939 SF office, 2,016 SF warehouse, and 475 SF utility buildings
