Top-Floor Office
New
For Sale
$2,099,791
2633 E INDIAN SCHOOL Road 410, Phoenix, AZ 85016
Move-in-ready professional workspace with private access, conference facilities, reserved parking, and flexible office configurations.
Property Size5,849 SF
Price / SF$359
Days on Market1
Property Features for 2633 E INDIAN SCHOOL Road 410
General Information
Standard status
Active
Size
5,849 SF
Property subtype
Comm/Industry Sale
Listing Agency:
Debbie Liu Realty
Listed By:
Debbie Liu · License #BR626493000
(602) 471-8308
Source:
Zanebelden
Added: Sep 13
Last Checked: Sep 13 at 3:06PM
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 Debbie Liu Realty
Investment Insights
Based on property information with market context.
This 5,849-square-foot top-floor office suite is configured for immediate occupancy and includes an executive reception lobby, as many as 12 private offices, two large conference or training rooms, and two or three break and copy areas. An open workspace area is already in place, while the offices feature glass and metal-framed partitions, solid-core or glass-insert doors, built-in features, upgraded ceilings, energy-efficient parabolic lighting, and finished flooring.
The suite has direct access from the elevator and main lobby, along with a private keyless entry system, private security system, and private camera system. A new mini-split air-conditioning system serves the data room. The property also includes four specifically designated covered parking spaces, access to a larger unreserved parking field, and top positioning on the monument sign along Indian School Road. North-, south-, and west-facing views extend from the upper-level location.
The suite has direct access from the elevator and main lobby, along with a private keyless entry system, private security system, and private camera system. A new mini-split air-conditioning system serves the data room. The property also includes four specifically designated covered parking spaces, access to a larger unreserved parking field, and top positioning on the monument sign along Indian School Road. North-, south-, and west-facing views extend from the upper-level location.
Key Highlights
- 5,849‑square‑foot professional office suite on the top floor
- Up to 12 private offices plus two large conference or training rooms
- Existing open workspace, break areas, copy areas, and executive reception lobby
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
$100,127
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
4.77%
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%
$2,002,540
$2.0M
Cap Rate 7%
$1,430,386
$1.4M
Cap Rate 9%
$1,112,522
$1.1M
Market Conditions
NOI Build-Up for 5,849 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
$179.7K $30.72/SF
− Vacancy
−$46.2K −$7.90/SF
EGI
$133.5K $22.82/SF
− OpEx
−$33.4K −$5.71/SF
NOI
$100.1K $17.12/SF
Area
Phoenix, AZ
Vacancy
25.70%
Lease Rate
$30.72 /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%
$2,002,540
Cap Rate 7%
$1,430,386
Cap Rate 9%
$1,112,522
Alternative Uses
Best Use
Office B
$1.43M
$1.25M – $1.67M
NOI $100,127 @ 7.0% cap · market cap 4.77%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$1.77M
$1.55M – $2.07M
NOI $124,020 @ 7.0% cap · market cap 5.91%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Location Intelligence
Trade Area within ½ mile
1,503
Businesses Nearby
Explore this area
Business Placement
Demographics for 85016, AZ
37,326
Population
21,363
Households
1.7
Avg Household Size
38
Median Age
50%
College-Educated
94%
High-School Grad
8.2 sq mi
ZIP Area
4,552
Density / Sq Mi
$85,085
Median Household Income
$53,781
Median Earnings
$1,575
Median Rent
$508,400
Median Home Value
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Market
Vacancy Rate% for Office in Phoenix, AZ
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Frequently Asked Questions
What type of property is this?
Office units - Move-in-ready professional workspace with private access, conference facilities, reserved parking, and flexible office configurations.
Where is this office units located?
The property is located at 2633 E INDIAN SCHOOL Road 410 Phoenix, AZ.
What is the asking price?
The asking price for this property is $2,099,791.
What are key features of this property?
This property features: 5,849‑square‑foot professional office suite on the top floor; Up to 12 private offices plus two large conference or training rooms; Existing open workspace, break areas, copy areas, and executive reception lobby
