Multi-Tenant Medical Office
For Sale
$2,715,000
199 S Candy Ln, Cottonwood, AZ 86326
Purpose-built medical office property with multiple tenants and full occupancy beside Verde Valley Medical Center.
Property Size10,352 SF
Price / SF$262.27
Days on Market476
Property Features for 199 S Candy Ln
General Information
Standard status
Active
Size
10,352 SF
Property subtype
Commercial
Occupancy
100%
Building Details
Year Built
1990
Tenancy
Multi
Listing Agency:
Berkshire Hathaway HomeServices Arizona Properties
(480) 505-6300
Listed By:
Patty Camp Schmid
Source:
Arizonahomeselling
Added: May 11, 2025
Changed: Aug 28
Last Checked: Aug 28 at 12:20PM
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 Berkshire Hathaway HomeServices Arizona Properties
Investment Insights
Based on property information with market context.
The Cottonwood Medical Building is a 10,352-square-foot medical office asset designed for multiple occupants and currently fully leased. Its purpose-built configuration supports medical office use within a dedicated professional setting.
The property is located at 199 S CANDY Lane in Cottonwood, Arizona, directly adjacent to Verde Valley Medical Center. The hospital is part of Northern Arizona Healthcare, and construction has begun on a new Cancer Center intended to serve Northern Arizona.
This offering combines an established medical office building, a multi-tenant occupancy profile, and immediate proximity to a regional healthcare facility.
The property is located at 199 S CANDY Lane in Cottonwood, Arizona, directly adjacent to Verde Valley Medical Center. The hospital is part of Northern Arizona Healthcare, and construction has begun on a new Cancer Center intended to serve Northern Arizona.
This offering combines an established medical office building, a multi-tenant occupancy profile, and immediate proximity to a regional healthcare facility.
Key Highlights
- 10,352‑square‑foot medical office building
- Purpose‑built for medical office use
- Multi‑tenant property with full occupancy
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
$168,649
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%
$3,372,980
$3.4M
Cap Rate 7%
$2,409,271
$2.4M
Cap Rate 9%
$1,873,878
$1.9M
Market Conditions
NOI Build-Up for 10,352 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
$300.6K $29.04/SF
− Vacancy
−$19.5K −$1.89/SF
EGI
$281.1K $27.15/SF
− OpEx
−$112.4K −$10.86/SF
NOI
$168.6K $16.29/SF
Area
Yavapai County, AZ
Vacancy
6.50%
Lease Rate
$29.04 /SF/Yr
Expense Ratio
40.00%
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%
$3,372,980
Cap Rate 7%
$2,409,271
Cap Rate 9%
$1,873,878
Alternative Uses
Best Use
Healthcare Medical
$2.41M
$2.11M – $2.81M
NOI $168,649 @ 7.0% cap · market cap 6.21%
Second Best
Office B
$2.15M
$1.88M – $2.51M
NOI $150,561 @ 7.0% cap · market cap 5.55%
Theoretical Best
Warehouse
$3.47M
$3.03M – $4.05M
NOI $242,752 @ 7.0% cap · market cap 8.94%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
100%
Occupancy
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
1,045
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Demographics for 86326, AZ
24,465
Population
12,243
Households
2
Avg Household Size
49
Median Age
25%
College-Educated
91%
High-School Grad
45.5 sq mi
ZIP Area
538
Density / Sq Mi
$58,250
Median Household Income
$36,479
Median Earnings
$1,102
Median Rent
$312,400
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.
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Frequently Asked Questions
What type of property is this?
Medical Office Space - Purpose-built medical office property with multiple tenants and full occupancy beside Verde Valley Medical Center.
Where is this medical office space located?
The property is located at 199 S Candy Ln Cottonwood, AZ.
What is the asking price?
The asking price for this property is $2,715,000.
What are key features of this property?
This property features: 10,352‑square‑foot medical office building; Purpose‑built for medical office use; Multi‑tenant property with full occupancy
