Upgraded Professional Office
For Sale
$299,000
2155 W State Route 89A #211, Sedona, AZ 86336
Efficient workspace with reception, boardroom, private office, storage, and plumbing rough-in for a future bath or kitchenette.
Property Size836 SF
Price / SF$357.66
Days on Market30
Property Features for 2155 W State Route 89A #211
General Information
Standard status
Active
Size
836 SF
Elevators
Yes
Property subtype
Commercial
Amenities
restrooms
Building Details
Year Built
1984
Tenancy
Multi
Listing Agency:
Coldwell Banker Realty
(928) 274-8250
Listed By:
Lee Jeans · License #lj13741
Source:
Yournextphoenixhome
Added: Aug 2
Changed: Aug 29
Last Checked: Aug 30 at 1:32PM
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 provides 836 square feet of upgraded office space within a 1984 commercial building. The layout includes a reception area, boardroom, private office, and storage room, with west-facing exposure toward Chimney Rock. Improvements include LVP flooring, LED panel lighting, a Bluetooth-enabled blackout blind, hardwired Starlink internet, Yale keyless entry, and an A/C system that is 4 yr/old. Plumbing rough-in is available for a future bath or kitchenette.
The property is located at 2155 W State Route 89A in West Sedona, near Wells Fargo, the Post Office, Safeway, a gym, movie theater, and local farmers market. Building amenities include an elevator, restrooms, and parking.
The property is located at 2155 W State Route 89A in West Sedona, near Wells Fargo, the Post Office, Safeway, a gym, movie theater, and local farmers market. Building amenities include an elevator, restrooms, and parking.
Key Highlights
- 836 square feet in Unit 211
- Reception area, boardroom, private office, and storage room
- West‑facing exposure toward Chimney Rock
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
Property Profile
Current Use
Lease Details
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
1,255
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 workspace with reception, boardroom, private office, storage, and plumbing rough-in for a future bath or kitchenette.
Where is this office units located?
The property is located at 2155 W State Route 89A #211 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 feet in Unit 211; Reception area, boardroom, private office, and storage room; West‑facing exposure toward Chimney Rock
