Commercial Land with Highway
For Sale
$175,000
221 E Patton Street, Saint David, AZ 85630
Commercial Sale, St. David, AZ
Property Size2,200 SF
Lot Size2.00 Acres
Price / SF$79.55
Days on Market48
Property Features for 221 E Patton Street
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
Cochise - GB
Fencing
Barbed Wire
Lot features
Shrubs, Dividable Lot, North/ South Exposure
Directions
I-10 east to exit 303, HWY 80 south to St. David to address on the south side of the rd.
Subdivision
Benson/St. David
Standard status
Active
APN
121-05-001
Size
2,200 SF
Lot size
2.00 Acres
Taxes and HOA fees
Tax Year
2025
Tax Description
Long metes & bounds
Tax Annual Amount
1393
Legal Description
Long metes & bounds
Utilities
Sewer type
Septic Tank
Heating system
Wall Furnace
Cooling system
Evaporative Cooling
Water source
Well
Building Details
Year built
1960
Building materials
Frame
Roof type
Shingle
Listing Agency:
DiPeso Realty
(520) 586-2122
Listed By:
Melissa Herrera-DiPeso
(520) 586-2122
Added: Jul 15
Changed: Aug 19
Last Checked: Aug 31 at 6:06AM
MLS# 22617378
Copyright © 2026 Multiple Listing Service of Southern Arizona. 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 2-acre commercial land property carries Cochise - GB general business zoning and includes an existing frame structure built in 1960. The site has mature trees, barbed-wire fencing, a shingle roof, wall-furnace heating, evaporative cooling, a private well, and a septic tank. Approximately 1.72 acres are usable along the highway frontage.
Highway 80 provides direct road exposure, while a center turn lane in this section supports access to the property. The setting is shaded and park-like, with the existing improvements offering additional physical utility for a future commercial plan or other use consistent with the zoning.
Highway 80 provides direct road exposure, while a center turn lane in this section supports access to the property. The setting is shaded and park-like, with the existing improvements offering additional physical utility for a future commercial plan or other use consistent with the zoning.
Key Highlights
- 2‑acre commercial land parcel in St. David, AZ
- Cochise - GB general business zoning
- Approximately 1.72 ac usable along 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
$10,453
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
5.97%
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%
$209,060
$209.1K
Cap Rate 7%
$149,329
$149.3K
Cap Rate 9%
$116,144
$116.1K
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
$23.5K $10.68/SF
− Vacancy
−$4.5K −$2.04/SF
EGI
$19.0K $8.64/SF
− OpEx
−$8.6K −$3.89/SF
NOI
$10.5K $4.75/SF
Area
Cochise County, AZ
Vacancy
19.11%
Lease Rate
$10.68 /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%
$209,060
Cap Rate 7%
$149,329
Cap Rate 9%
$116,144
Alternative Uses
Best Use
Apartment 5plus
$149.3K
$130.7K – $174.2K
NOI $10,453 @ 7.0% cap · market cap 5.97%
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
Lease Details
Yes
Highway access
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
48
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
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Commercial land - General business-zoned land with highway access, mature trees, and an existing frame structure.
Where is this commercial land located?
The property is located at 221 E Patton Street 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 in St. David, AZ; Cochise - GB general business zoning; Approximately 1.72 ac usable along Highway 80 frontage
