Brick Mixed-Use Flex
For Sale
$239,700
202 S 5th St, Buckeye, AZ 85326
Durable brick live-work space with foam insulation and flexible layout, zoned mixed residential with adjacent lot included.
Property Size2,500 SF
Price / SF$95.88
Days on Market128
Property Features for 202 S 5th St
General Information
Standard status
Active
Size
2,500 SF
Property subtype
Commercial
Additional Details
Highway Access
Yes
Building Details
Year Built
1950
Construction
brick
Listing Agency:
Russ Lyon Sotheby's International Realty
Listed By:
Anthony Guerriero · License #SA663981000
(480) 544-2466
Source:
Searchphxproperties
Added: May 8
Changed: Sep 9
Last Checked: Sep 12 at 10:44AM
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 Russ Lyon Sotheby's International Realty
Investment Insights
Based on property information with market context.
This property is a zoned mixed residential live-work space built with durable brick construction and foam insulation. The layout is described as flexible for household living, group living, childcare facilities, and office or business use, with the buyer to verify all permitted uses.
It is located in the heart of Buckeye, near Downtown Buckeye and I-10, offering practical access for both day-to-day activities and business operations.
The sale also includes adjacent lot 400-26-086, which may provide room for expansion or additional parking, subject to buyer verification.
It is located in the heart of Buckeye, near Downtown Buckeye and I-10, offering practical access for both day-to-day activities and business operations.
The sale also includes adjacent lot 400-26-086, which may provide room for expansion or additional parking, subject to buyer verification.
Key Highlights
- Zoned mixed residential in the heart of Buckeye, offering flexible use options for a live‑work setup
- Durable brick construction with foam insulation
- Flexible‑use interior space suitable for household living, group living, childcare facilities, and office/business use (buyer to verify permitted uses)
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
$17,800
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
7.43%
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%
$356,000
$356.0K
Cap Rate 7%
$254,286
$254.3K
Cap Rate 9%
$197,778
$197.8K
Market Conditions
NOI Build-Up for 2,500 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
$32.4K $12.96/SF
− Vacancy
−$3.9K −$1.57/SF
EGI
$28.5K $11.39/SF
− OpEx
−$10.7K −$4.27/SF
NOI
$17.8K $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%
$356,000
Cap Rate 7%
$254,286
Cap Rate 9%
$197,778
Alternative Uses
Best Use
Office B
$619.7K
$542.2K – $722.9K
NOI $43,376 @ 7.0% cap · market cap 18.10%
Second Best
Mixed Use
$254.3K
$222.5K – $296.7K
NOI $17,800 @ 7.0% cap · market cap 7.43%
Theoretical Best
Office A
$773.3K
$676.7K – $902.2K
NOI $54,132 @ 7.0% cap · market cap 22.58%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Lease Details
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
513
Businesses Nearby
Explore this area
Business Placement
Demographics for 85326, AZ
72,959
Population
22,417
Households
3.3
Avg Household Size
33
Median Age
17%
College-Educated
86%
High-School Grad
483.0 sq mi
ZIP Area
151
Density / Sq Mi
$91,444
Median Household Income
$45,241
Median Earnings
$1,635
Median Rent
$342,400
Median Home Value
Check the figures for this property
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Market
Vacancy Rate% for Office in West region
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Frequently Asked Questions
What type of property is this?
Live-work space - Durable brick live-work space with foam insulation and flexible layout, zoned mixed residential with adjacent lot included.
Where is this live-work space located?
The property is located at 202 S 5th St Buckeye, AZ.
What is the asking price?
The asking price for this property is $239,700.
What are key features of this property?
This property features: Zoned mixed residential in the heart of Buckeye, offering flexible use options for a live‑work setup; Durable brick construction with foam insulation; Flexible‑use interior space suitable for household living, group living, childcare facilities, and office/business use (buyer to verify permitted uses)
