Convenience Store with
For Sale
Contact for pricing
20501 E Squaw Valley Rd, Black Canyon City, AZ 85324
Established convenience store for sale with a 2,400 SF main building plus a 1,960 SF mobile home.
Property Size2,400 SF
Price / SF$354.17
Days on Market67
Property Features for 20501 E Squaw Valley Rd
General Information
Standard status
Active
Size
2,400 SF
Property subtype
RETAIL
Additional Details
Business Included
Yes
Listing Agency:
LevRose Commercial Real Estate
(480) 947-0600
Listed By:
Aaron Norwood · License #SA561466000
(480) 510-1353
Source:
Moodyscre
Added: Jul 2
Changed: Aug 8
Last Checked: Sep 5 at 5:03PM
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 LevRose Commercial Real Estate
Investment Insights
Based on property information with market context.
This established convenience store offers an approximately 2,400 SF main building, with inventory included. The property also includes a 1,960 SF mobile home described as restaurant ready to activate, and a separate 1,960 SF mobile home described as a U-Haul license ready option.
The listing provides an address in Black Canyon City, AZ and is offered for sale.
In addition to the convenience store operations, the seller notes both restaurant activation readiness and a U-Haul license readiness for the mobile unit, and also states the mobile home is a 3/2 configuration and ready to lease.
The listing provides an address in Black Canyon City, AZ and is offered for sale.
In addition to the convenience store operations, the seller notes both restaurant activation readiness and a U-Haul license readiness for the mobile unit, and also states the mobile home is a 3/2 configuration and ready to lease.
Key Highlights
- Established convenience store included in the sale
- 2,400 SF main building plus 1,960 SF mobile unit
- Inventory included
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
$41,604
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
4.89%
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%
$832,080
$832.1K
Cap Rate 7%
$594,343
$594.3K
Cap Rate 9%
$462,267
$462.3K
Market Conditions
NOI Build-Up for 2,400 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
$62.5K $26.04/SF
− Vacancy
−$3.1K −$1.28/SF
EGI
$59.4K $24.76/SF
− OpEx
−$17.8K −$7.43/SF
NOI
$41.6K $17.33/SF
Area
Yavapai County, AZ
Vacancy
4.90%
Lease Rate
$26.04 /SF/Yr
Expense Ratio
30.00%
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%
$832,080
Cap Rate 7%
$594,343
Cap Rate 9%
$462,267
Alternative Uses
Best Use
Retail
$594.3K
$520.1K – $693.4K
NOI $41,604 @ 7.0% cap · market cap 4.89%
Second Best
Specialty Retail
$455.9K
$398.9K – $531.8K
NOI $31,910 @ 7.0% cap · market cap 3.75%
Theoretical Best
Warehouse
$804.0K
$703.5K – $938.0K
NOI $56,280 @ 7.0% cap · market cap 6.62%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Turnkey business
Opportunity
Location Intelligence
Trade Area within ½ mile
27
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Demographics for 85324, AZ
2,720
Population
1,261
Households
2.2
Avg Household Size
57
Median Age
20%
College-Educated
82%
High-School Grad
327.8 sq mi
ZIP Area
8
Density / Sq Mi
$69,718
Median Household Income
$34,567
Median Earnings
$286,900
Median Home Value
Market
Vacancy Rate% for Retail in West region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Grocery and convenience store - Established convenience store for sale with a 2,400 SF main building plus a 1,960 SF mobile home.
Where is this grocery and convenience store located?
The property is located at 20501 E Squaw Valley Rd Black Canyon City, AZ.
What is the asking price?
The asking price for this property is $850,000.
What are key features of this property?
This property features: Established convenience store included in the sale; 2,400 SF main building plus 1,960 SF mobile unit; Inventory included
