Stand-Alone Medical Office
For Sale
$899,000
2040 S Rural Rd, Tempe, AZ 58282
2,157 SF medical office near Arizona State University.
Property Size2,157 SF
Price / SF$416.78
Days on Market169
Property Features for 2040 S Rural Rd
General Information
Standard status
Active
Size
2,157 SF
Property subtype
Office
Building Details
Building Size
2,157 SF
Year Built
2001
Listing Agency:
Commercial Properties Inc
(602) 809-6570
Listed By:
Eric Butler · License #AZ #BR515583000
(602) 809-6570
Source:
Corfac
Added: Mar 5
Changed: Aug 14
Last Checked: Aug 20 at 4:49AM
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 Commercial Properties Inc
Investment Insights
Based on property information with market context.
This stand-alone medical office building, constructed in 2001, offers 2,157 square feet of space. The layout is designed to be adaptable for various medical practices. Located on Rural Rd, the property benefits from high visibility and accessibility. Its location near Arizona State University provides access to a potential patient base. The building includes a dedicated children’s waiting area and on-site X-ray capabilities. The spacious lot provides parking for patients.
Key Highlights
- Prime location on Rural Rd with high visibility and easy accessibility.
- Well‑designed 2,157 SF layout adaptable for various medical practices.
- Stand‑alone building offering full control and privacy.
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
$38,555
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
4.29%
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%
$771,100
$771.1K
Cap Rate 7%
$550,786
$550.8K
Cap Rate 9%
$428,389
$428.4K
Market Conditions
NOI Build-Up for 2,157 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
$65.5K $30.36/SF
− Vacancy
−$14.1K −$6.53/SF
EGI
$51.4K $23.83/SF
− OpEx
−$12.9K −$5.96/SF
NOI
$38.6K $17.87/SF
Area
Tempe, AZ
Vacancy
21.50%
Lease Rate
$30.36 /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%
$771,100
Cap Rate 7%
$550,786
Cap Rate 9%
$428,389
Alternative Uses
Best Use
Office B
$550.8K
$481.9K – $642.6K
NOI $38,555 @ 7.0% cap · market cap 4.29%
Second Best
Healthcare Medical
$464.2K
$406.2K – $541.6K
NOI $32,497 @ 7.0% cap · market cap 3.61%
Theoretical Best
Office A
$678.3K
$593.5K – $791.4K
NOI $47,481 @ 7.0% cap · market cap 5.28%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
938
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
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
- valor 4 vet — 2121 S Mill Ave, Tempe, AZ 85282
Frequently Asked Questions
What type of property is this?
Medical Office Space - 2,157 SF medical office near Arizona State University.
Where is this medical office space located?
The property is located at 2040 S Rural Rd Tempe, AZ.
What is the asking price?
The asking price for this property is $899,000.
What are key features of this property?
This property features: Prime location on Rural Rd with high visibility and easy accessibility.; Well‑designed 2,157 SF layout adaptable for various medical practices.; Stand‑alone building offering full control and privacy.
