Off-Grid Land with Unfinished Tiny
For Sale
$44,000
218 E Oriole Drive, Williams, AZ 86046
Land, Williams, AZ
Property Size388 SF
Lot Size1.03 Acres
Price / SF$113.40
Days on Market51
Property Features for 218 E Oriole Drive
General Information
Property type
Land
Property subtype
Other
Zoning
AR
Subdivision
Grand Canyon
Directions
Take State Rte 64 north to Pine Rd. Make a right. Make a left on Baylor St. Make a right on Oriole Dr. Property is on the right.
Standard status
Active
APN
50320043
Lot size
1.03 Acres
Taxes and HOA fees
Tax Year
2026
Tax Description
SUBDIVISION: GRAND CANYON UNIT 12 LOT: 383 SIXTEENTH: SW QUARTER: SW SECTION: 24 TOWNSHIP: 26N RANGE: 2E
Tax Annual Amount
19
Legal Description
SUBDIVISION: GRAND CANYON UNIT 12 LOT: 383 SIXTEENTH: SW QUARTER: SW SECTION: 24 TOWNSHIP: 26N RANGE: 2E
Utilities
Utilities
Electricity Available
Amenities
solar system
HughesNet internet equipment
gas hookups
solar-powered electric mesh fence
wood-burning stove
gas heater
refrigerator
stove/oven range
tool shed
partially graveled driveway
Listing Agency:
RE/MAX Fine Properties · RE/MAX International
(480) 792-9500
Listed By:
Nichole A Katz · License #SA685167000
(954) 648-4248
Added: Jul 24
Changed: Sep 7
Last Checked: Sep 12 at 9:06PM
MLS# 205401
Copyright © 2026 Northern Arizona Multiple Listing Service. 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.
This 1.03-acre parcel is offered for sale with an unfinished tiny home/cabin already set up for off-grid living and ready for a buyer’s personal finishing touches. The cabin includes a 196 sq ft main floor and two additional 8x12 ft loft spaces, one at the front and one at the back. The property includes a 3,000-gallon water tank, HughesNet equipment for internet access, gas hookups, and a complete solar system, along with a solar-powered electric mesh fence and a partially graveled driveway.
Additional on-site items include a wood-burning stove, a gas heater, a refrigerator, and a stove/oven range. There is also a tool shed and an 8x8 ft base built for a woodshed (waiting for walls and a roof). An electric line is located approximately 1,000 ft away for a future utility connection.
The property is zoned AR and is located off State Route 64, with views of the San Francisco Peaks.
Additional on-site items include a wood-burning stove, a gas heater, a refrigerator, and a stove/oven range. There is also a tool shed and an 8x8 ft base built for a woodshed (waiting for walls and a roof). An electric line is located approximately 1,000 ft away for a future utility connection.
The property is zoned AR and is located off State Route 64, with views of the San Francisco Peaks.
Key Highlights
- 1‑acre lot off State Route 64 with views of the San Francisco Peaks and short drives to Flagstaff, Williams, and the Grand Canyon
- Unfinished tiny home/cabin includes a 196 sq ft main floor plus two 8x12 ft loft spaces (front and back) for extra sleeping or storage
- Off‑grid setup includes a complete solar system, HughesNet equipment for internet, gas hookups, and a 3,000‑gallon water tank
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
$3,284
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
7.46%
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%
$65,680
$65.7K
Cap Rate 7%
$46,914
$46.9K
Cap Rate 9%
$36,489
$36.5K
Market Conditions
NOI Build-Up for 388 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
$6.3K $16.20/SF
− Vacancy
−$314 −$0.81/SF
EGI
$6.0K $15.39/SF
− OpEx
−$2.7K −$6.93/SF
NOI
$3.3K $8.46/SF
Area
Coconino County, AZ
Vacancy
5.00%
Lease Rate
$16.20 /SF/Yr
Expense Ratio
45.00%
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%
$65,680
Cap Rate 7%
$46,914
Cap Rate 9%
$36,489
Alternative Uses
Best Use
Apartment 5plus
$46.9K
$41.1K – $54.7K
NOI $3,284 @ 7.0% cap · market cap 7.46%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$107.3K
$93.9K – $125.2K
NOI $7,509 @ 7.0% cap · market cap 17.07%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
Yes
Fenced yard
Yes
Highway access
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
5
Businesses Nearby
Explore this area
Business Placement
Demographics for 86046, AZ
6,310
Population
3,572
Households
1.8
Avg Household Size
48
Median Age
21%
College-Educated
90%
High-School Grad
917.4 sq mi
ZIP Area
7
Density / Sq Mi
$74,583
Median Household Income
$38,616
Median Earnings
$1,186
Median Rent
$367,800
Median Home Value
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Frequently Asked Questions
What type of property is this?
Residential land & home lot - 1.03-acre parcel with an unfinished tiny home/cabin and off-grid improvements including a 3,000-gallon water tank.
Where is this residential land & home lot located?
The property is located at 218 E Oriole Drive Williams, AZ.
What is the asking price?
The asking price for this property is $44,000.
What are key features of this property?
This property features: 1‑acre lot off State Route 64 with views of the San Francisco Peaks and short drives to Flagstaff, Williams, and the Grand Canyon; Unfinished tiny home/cabin includes a 196 sq ft main floor plus two 8x12 ft loft spaces (front and back) for extra sleeping or storage; Off‑grid setup includes a complete solar system, HughesNet equipment for internet, gas hookups, and a 3,000‑gallon water tank
