Retail Space with C-2
For Sale
Contact for pricing
2210 E Indian School Rd., Phoenix, AZ 85015
Located on Indian School Road with access to SR-51, Loop 202, and I-10.
Property Size4,440 SF
Price / SF$360.36
Days on Market17
Property Features for 2210 E Indian School Rd.
General Information
Standard status
Active
Size
4,440 SF
Total Parking Spaces
18
Property subtype
Retail
Zoning
C-2
Investment Type
Owner/User
Additional Details
Highway Access
Yes
Listing Agency:
DAUM Commercial Real Estate Services Phoenix
(480) 225-1992
Listed By:
Carter Wilson, SIOR, CCIM · License #AZ BR663255000
Source:
Crexi
Added: Aug 17
Changed: Aug 31
Last Checked: Aug 31 at 1:01AM
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 DAUM Commercial Real Estate Services Phoenix
Investment Insights
Based on property information with market context.
This 4,440-square-foot retail property is located at 2210 E. Indian School Road in Phoenix and carries C-2 zoning. The asset is positioned along Indian School Road within the Camelback East submarket of Central Phoenix.
Access to SR-51, Loop 202, and I-10 connects the property with destinations across the Valley. The location is also within minutes of the Biltmore area, Downtown Phoenix, and Phoenix Sky Harbor International Airport, with shopping, dining, and entertainment destinations nearby.
Access to SR-51, Loop 202, and I-10 connects the property with destinations across the Valley. The location is also within minutes of the Biltmore area, Downtown Phoenix, and Phoenix Sky Harbor International Airport, with shopping, dining, and entertainment destinations nearby.
Key Highlights
- 4,440 SF retail property
- C‑2 zoning
- Located at 2210 E. Indian School Rd., Phoenix, AZ
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
$50,182
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
3.14%
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%
$1,003,640
$1.0M
Cap Rate 7%
$716,886
$716.9K
Cap Rate 9%
$557,578
$557.6K
Market Conditions
NOI Build-Up for 4,440 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
$79.9K $18.00/SF
− Vacancy
−$8.2K −$1.85/SF
EGI
$71.7K $16.15/SF
− OpEx
−$21.5K −$4.84/SF
NOI
$50.2K $11.30/SF
Area
Phoenix, AZ
Vacancy
10.30%
Lease Rate
$18.00 /SF/Yr
Expense Ratio
30.00%
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%
$1,003,640
Cap Rate 7%
$716,886
Cap Rate 9%
$557,578
Alternative Uses
Best Use
Retail
$716.9K
$627.3K – $836.4K
NOI $50,182 @ 7.0% cap · market cap 3.14%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$1.34M
$1.18M – $1.57M
NOI $94,144 @ 7.0% cap · market cap 5.88%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
1,228
Businesses Nearby
Explore this area
Business Placement
Demographics for 85015, AZ
41,436
Population
17,889
Households
2.3
Avg Household Size
33
Median Age
25%
College-Educated
78%
High-School Grad
4.9 sq mi
ZIP Area
8,456
Density / Sq Mi
$52,585
Median Household Income
$36,456
Median Earnings
$1,227
Median Rent
$312,600
Median Home Value
Market
Vacancy Rate% for Retail in Phoenix, AZ
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Retail space - Located on Indian School Road with access to SR-51, Loop 202, and I-10.
Where is this retail space located?
The property is located at 2210 E Indian School Rd. Phoenix, AZ.
What is the asking price?
The asking price for this property is $1,600,000.
What are key features of this property?
This property features: 4,440 SF retail property; C‑2 zoning; Located at 2210 E. Indian School Rd., Phoenix, AZ
