Commercial Land With Existing
For Sale
$175,000
221 E Patton St, Saint David, AZ 85630
General business zoning and Highway 80 frontage define this commercially oriented property.
Property Size2,200 SF
Price / SF$79.55
Days on Market73
Property Features for 221 E Patton St
General Information
Standard status
Active
Size
2,200 SF
Property subtype
Commercial
Building Details
Year Built
1960
Listing Agency:
DiPeso Realty LLC
(520) 586-2122
Listed By:
Melissa Herrera Dipeso · License #BR512560000
Source:
Arizonahomeselling
Added: Jun 20
Changed: Aug 30
Last Checked: Aug 30 at 6:07PM
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 DiPeso Realty LLC
Investment Insights
Based on property information with market context.
This commercial land parcel encompasses 2 acres, with approximately 1.72 acres described as usable along the Highway 80 frontage. General business zoning is in place, and mature trees create a shaded, park-like setting across the property.
An existing 2,200-square-foot home built in 1960 is included, providing an established structure within the tract. The property is located at 221 E Patton Street in Saint David, Arizona, with the site’s highway exposure and existing improvements forming its primary physical characteristics.
An existing 2,200-square-foot home built in 1960 is included, providing an established structure within the tract. The property is located at 221 E Patton Street in Saint David, Arizona, with the site’s highway exposure and existing improvements forming its primary physical characteristics.
Key Highlights
- 2‑acre commercial land parcel with approximately 1.72 usable acres
- General business zoning
- Highway 80 frontage
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
$13,794
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
7.88%
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%
$275,880
$275.9K
Cap Rate 7%
$197,057
$197.1K
Cap Rate 9%
$153,267
$153.3K
Market Conditions
NOI Build-Up for 2,200 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
$25.1K $11.40/SF
− Vacancy
−$3.0K −$1.37/SF
EGI
$22.1K $10.03/SF
− OpEx
−$8.3K −$3.76/SF
NOI
$13.8K $6.27/SF
Area
Cochise County, AZ
Vacancy
12.00%
Lease Rate
$11.40 /SF/Yr
Expense Ratio
37.50%
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%
$275,880
Cap Rate 7%
$197,057
Cap Rate 9%
$153,267
Alternative Uses
Best Use
Mixed Use
$197.1K
$172.4K – $229.9K
NOI $13,794 @ 7.0% cap · market cap 7.88%
Second Best
—
—
no second resolved use
Theoretical Best
Specialty Retail
$326.0K
$285.3K – $380.3K
NOI $22,820 @ 7.0% cap · market cap 13.04%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
38
Businesses Nearby
Explore this area
Business Placement
Demographics for 85630, AZ
2,585
Population
1,260
Households
2.1
Avg Household Size
50
Median Age
25%
College-Educated
97%
High-School Grad
154.1 sq mi
ZIP Area
17
Density / Sq Mi
$49,306
Median Household Income
$55,082
Median Earnings
$148,500
Median Home Value
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Commercial land - General business zoning and Highway 80 frontage define this commercially oriented property.
Where is this commercial land located?
The property is located at 221 E Patton St Saint David, AZ.
What is the asking price?
The asking price for this property is $175,000.
What are key features of this property?
This property features: 2‑acre commercial land parcel with approximately 1.72 usable acres; General business zoning; Highway 80 frontage
