Upgraded Office
For Sale
$299,000
211-2155 W State Route 89a, Sedona, AZ 86336
Efficient professional suite with a reception area, boardroom, private office, storage, and west-facing natural light.
Property Size836 SF
Price / SF$357.66
Days on Market11
Property Features for 211-2155 W State Route 89a
General Information
Standard status
Active
Size
836 SF
Taxes and HOA fees
Annual Taxes
$1,696
Listing Agency:
Coldwell Banker Realty
(928) 274-8250
Listed By:
Lee Jeans · License #BR640184000
(928) 274-8250
Source:
Exprealty
Added: Aug 1
Changed: Aug 10
Last Checked: Aug 10 at 5:37AM
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 Coldwell Banker Realty
Investment Insights
Based on property information with market context.
Unit 211 is an 836-square-foot office suite at 211-2155 W State Route 89a in Sedona. The layout includes a reception area, boardroom, private office, and storage room, with west-facing exposure toward Chimney Rock for natural light. Upgrades include LVP flooring, modern LED panel lighting, a Bluetooth-enabled blackout blind, hardwired Starlink internet, and Yale keyless entry. The air-conditioning system is 4 yr/old, and plumbing rough-in is available for a future bath or kitchenette.
The building provides elevator access, restrooms, and parking. The office is positioned near Wells Fargo, the Post Office, Safeway, a gym, movie theater, and local farmers market, placing everyday services and amenities close to the property.
The building provides elevator access, restrooms, and parking. The office is positioned near Wells Fargo, the Post Office, Safeway, a gym, movie theater, and local farmers market, placing everyday services and amenities close to the property.
Key Highlights
- 836‑square‑foot office suite with reception area, boardroom, private office, and storage room
- West‑facing exposure toward Chimney Rock provides natural light
- LVP flooring and modern LED panel ceiling lighting
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
$11,531
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
3.86%
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%
$230,620
$230.6K
Cap Rate 7%
$164,729
$164.7K
Cap Rate 9%
$128,122
$128.1K
Market Conditions
NOI Build-Up for 836 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
$19.5K $23.28/SF
− Vacancy
−$4.1K −$4.89/SF
EGI
$15.4K $18.39/SF
− OpEx
−$3.8K −$4.60/SF
NOI
$11.5K $13.79/SF
Area
Coconino County, AZ
Vacancy
21.00%
Lease Rate
$23.28 /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%
$230,620
Cap Rate 7%
$164,729
Cap Rate 9%
$128,122
Alternative Uses
Best Use
Office B
$164.7K
$144.1K – $192.2K
NOI $11,531 @ 7.0% cap · market cap 3.86%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$231.1K
$202.2K – $269.6K
NOI $16,178 @ 7.0% cap · market cap 5.41%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
865
Businesses Nearby
Explore this area
Business Placement
Demographics for 86336, AZ
11,125
Population
8,066
Households
1.4
Avg Household Size
62
Median Age
51%
College-Educated
95%
High-School Grad
203.7 sq mi
ZIP Area
55
Density / Sq Mi
$65,000
Median Household Income
$34,981
Median Earnings
$1,456
Median Rent
$705,300
Median Home Value
Market
Vacancy Rate% for Office in West region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Office units - Efficient professional suite with a reception area, boardroom, private office, storage, and west-facing natural light.
Where is this office units located?
The property is located at 211-2155 W State Route 89a Sedona, AZ.
What is the asking price?
The asking price for this property is $299,000.
What are key features of this property?
This property features: 836‑square‑foot office suite with reception area, boardroom, private office, and storage room; West‑facing exposure toward Chimney Rock provides natural light; LVP flooring and modern LED panel ceiling lighting
