Buckeye Office/Retail
For Sale
Contact for pricing
Pending
25560w W MC 85, Buckeye, AZ 85326
12,944 SF office/retail property near Downtown Buckeye.
Property Size12,944 SF
Lot Size1.00 Acre
Days on Market285
Property Features for 25560w W MC 85
General Information
Standard status
Pending
Size
12,944 SF
Lot size
1.00 Acre
Property subtype
Office, Retail
Zoning
GC & R-43
Building Details
Buildings
1
Stories
1
Units
26
Listing Agency:
Realty One Group Goodyear
(623) 238-0731
Listed By:
Curtis Beard · License #SA710401000
Source:
Crexi
Added: Oct 31, 2025
Changed: Aug 8
Last Checked: Aug 10 at 4:18PM
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 Realty One Group Goodyear
Investment Insights
Based on property information with market context.
This 12,944 square foot mixed-use property is located near Downtown Buckeye on just over an acre. The property is located on a county island, making it an ideal location for a dispensary or grow house. It features individual office and retail suites with income potential. The area is prime for new development and is located next to the former KORE complex, which is slated for future development with warehouses. The property is suitable for office and retail use, and may also be suitable for cannabis or agricultural businesses.
Key Highlights
- Ideal location for dispensary/grow house due to county island status.
- High income potential from individual office/retail suites.
- Large 12,944 sq ft office/retail space on over an acre near Downtown Buckeye.
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
$224,581
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
6.61%
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%
$4,491,620
$4.5M
Cap Rate 7%
$3,208,300
$3.2M
Cap Rate 9%
$2,495,344
$2.5M
Market Conditions
NOI Build-Up for 12,944 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
$396.1K $30.60/SF
− Vacancy
−$96.6K −$7.47/SF
EGI
$299.4K $23.13/SF
− OpEx
−$74.9K −$5.78/SF
NOI
$224.6K $17.35/SF
Area
Maricopa County, AZ
Vacancy
24.40%
Lease Rate
$30.60 /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%
$4,491,620
Cap Rate 7%
$3,208,300
Cap Rate 9%
$2,495,344
Alternative Uses
Best Use
Office B
$3.21M
$2.81M – $3.74M
NOI $224,581 @ 7.0% cap · market cap 6.61%
Second Best
Retail
$2.33M
$2.04M – $2.72M
NOI $163,203 @ 7.0% cap · market cap 4.80%
Theoretical Best
Office A
$4.00M
$3.50M – $4.67M
NOI $280,275 @ 7.0% cap · market cap 8.24%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1
Businesses Nearby
Explore this area
Business Placement
Demographics for 85326, AZ
72,959
Population
22,417
Households
3.3
Avg Household Size
33
Median Age
17%
College-Educated
86%
High-School Grad
483.0 sq mi
ZIP Area
151
Density / Sq Mi
$91,444
Median Household Income
$45,241
Median Earnings
$1,635
Median Rent
$342,400
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?
Mixed-use property - 12,944 SF office/retail property near Downtown Buckeye.
Where is this mixed-use property located?
The property is located at 25560w W MC 85 Buckeye, AZ.
What is the asking price?
The asking price for this property is $3,400,000.
What are key features of this property?
This property features: Ideal location for dispensary/grow house due to county island status.; High income potential from individual office/retail suites.; Large 12,944 sq ft office/retail space on over an acre near Downtown Buckeye.
