Insulated Metal Flex
For Sale
$339,000
20253 E Conestoga Drive, Mayer, AZ 86333
Commercial Sale, Mayer, AZ
Property Size1,200 SF
Lot Size0.42 Acres
Price / SF$282.50
Days on Market32
Property Features for 20253 E Conestoga Drive
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
C1-3
Parking features
On Street
Exterior features
External Restroom
Subdivision
Cordes Lakes
Directions
Stagecoach to Oasis take a left to Conestoga to workshop on RHS
Standard status
Active
Lot size
0.42 Acres
Taxes and HOA fees
Tax Year
2025
Tax Description
CORDES LAKES #8 LOT 3391
Tax Annual Amount
422
Legal Description
CORDES LAKES #8 LOT 3391
Utilities
Utilities
Propane
Cooling system
Central Air, Evaporative Cooling
Water source
Private
Building Details
Year built
1998
Floors in Building
1
Number of units
1
Flooring type
Concrete
Building materials
Steel Frame
Roof type
Metal
Listing Agency:
Code of the West Realty
(928) 533-9413
Listed By:
Lee D Giblin · License #BR565000000
(928) 910-2777
Added: Jul 21
Changed: Aug 19
Last Checked: Aug 21 at 11:06AM
MLS# 1083814
Copyright © 2026 Prescott Area Association of Realtors®. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
Set on 0.42 acres in Mayer, this C1-3-zoned property includes a 30' x 40' insulated steel-frame workshop with a 14' ceiling, concrete flooring, metal roofing, and an oversized roll-up door sized for an RV or camper. Cooling includes both central air and evaporative equipment, while an external restroom adds utility for workshop operations. Two tethered carports and an attached covered work area provide additional sheltered space.
The property also includes a remodeled 3-bedroom, 2-bath double-wide CAVCO residence built in 1998. Updates include custom doors, woodwork, lighting, faucets, toilets, and a renovated primary shower. A front porch offers mountain views, and the private rear porch is bordered by mature Texas Lilac, Desert Willow, and Brazilian Mesquite trees. Utilities include propane service and a private water source.
The property also includes a remodeled 3-bedroom, 2-bath double-wide CAVCO residence built in 1998. Updates include custom doors, woodwork, lighting, faucets, toilets, and a renovated primary shower. A front porch offers mountain views, and the private rear porch is bordered by mature Texas Lilac, Desert Willow, and Brazilian Mesquite trees. Utilities include propane service and a private water source.
Key Highlights
- 0.42‑acre C1‑3‑zoned property in Mayer, AZ
- 30' x 40' x 14' insulated metal workshop
- Oversized roll‑up door accommodates an RV or camper
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
$28,140
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
8.30%
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%
$562,800
$562.8K
Cap Rate 7%
$402,000
$402.0K
Cap Rate 9%
$312,667
$312.7K
Market Conditions
NOI Build-Up for 1,200 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
$34.8K $29.04/SF
− Vacancy
−$1.7K −$1.45/SF
EGI
$33.1K $27.59/SF
− OpEx
−$5.0K −$4.14/SF
NOI
$28.1K $23.45/SF
Area
Yavapai County, AZ
Vacancy
5.00%
Lease Rate
$29.04 /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%
$562,800
Cap Rate 7%
$402,000
Cap Rate 9%
$312,667
Alternative Uses
Best Use
Warehouse
$402.0K
$351.8K – $469.0K
NOI $28,140 @ 7.0% cap · market cap 8.30%
Second Best
Industrial
$331.1K
$289.7K – $386.2K
NOI $23,174 @ 7.0% cap · market cap 6.84%
Theoretical Best
—
—
same as Best Use
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
14 ft
Clear height
1
Drive-in doors
Location Intelligence
Trade Area within ½ mile
90
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 86333, AZ
5,886
Population
3,296
Households
1.8
Avg Household Size
54
Median Age
12%
College-Educated
84%
High-School Grad
499.2 sq mi
ZIP Area
12
Density / Sq Mi
$54,385
Median Household Income
$27,900
Median Earnings
$1,008
Median Rent
$173,000
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.
Similar Off Market Nearby
- Practical Healthy Living, LLC — 15709 S Maverick Trail, Mayer, AZ 86333
Frequently Asked Questions
What type of property is this?
Flex space - C1-3-zoned property combines a substantial workshop, covered work areas, and an updated manufactured residence.
Where is this flex space located?
The property is located at 20253 E Conestoga Drive Mayer, AZ.
What is the asking price?
The asking price for this property is $339,000.
What are key features of this property?
This property features: 0.42‑acre C1‑3‑zoned property in Mayer, AZ; 30' x 40' x 14' insulated metal workshop; Oversized roll‑up door accommodates an RV or camper
