Remodeled Gas Station with
For Sale
$370,000
271 N HASKELL Avenue, Willcox, AZ 85643
2,621 sq ft Shell gas station with a fully remodeled residence on a double lot zoned General Commercial.
Property Size2,621 SF
Price / SF$141.17
Days on Market409
Property Features for 271 N HASKELL Avenue
General Information
Standard status
Active
Size
2,621 SF
Property subtype
Commercial/Industrial
Taxes and HOA fees
Annual Taxes
$1,376
Building Details
Year Built
1941
Listing Agency:
OMNI Homes International
(520) 310-4020
Listed By:
Farley David Rosenstein · License #BR652756000
(520) 310-4020
Source:
Exitrealty
Added: Jun 27, 2025
Changed: Aug 8
Last Checked: Aug 8 at 6:37AM
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 OMNI Homes International
Investment Insights
Based on property information with market context.
This sale presents a distinctive 2,621 sq ft, 1950s Shell gas station with an attached, fully remodeled 650 sq ft single-family residence. The home has been updated with a new metal roof, new windows, upgraded plumbing and electrical, new flooring, and washer and dryer hookups, along with HVAC. The property sits on a double lot and is configured to support the site’s commercial use alongside comfortable on-site living.
Located at 271 N HASKELL Avenue, Willcox, AZ 85643, the property is zoned General Commercial. That zoning allows for a broad range of uses, including a gas service station, convenience market, and retail store, among other commercial possibilities. In addition, three adjacent lots are available for purchase under a separate listing.
For tenants, buyers, and operators looking for a flexible commercial site with residential space already in place, this offering can support multiple operating models under the General Commercial zoning. The remodeled condition of the residence adds practical value for owner-operators, while the gas station setup provides a defined retail-oriented footprint on a double lot.
Located at 271 N HASKELL Avenue, Willcox, AZ 85643, the property is zoned General Commercial. That zoning allows for a broad range of uses, including a gas service station, convenience market, and retail store, among other commercial possibilities. In addition, three adjacent lots are available for purchase under a separate listing.
For tenants, buyers, and operators looking for a flexible commercial site with residential space already in place, this offering can support multiple operating models under the General Commercial zoning. The remodeled condition of the residence adds practical value for owner-operators, while the gas station setup provides a defined retail-oriented footprint on a double lot.
Key Highlights
- 2,621 sq ft Shell gas station with a fully remodeled 650 sq ft single‑family residence
- Home updates include new metal roof, updated plumbing and electrical, new windows, new flooring, and HVAC
- Washer and dryer hookups available in the residence
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
$27,186
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
7.35%
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%
$543,720
$543.7K
Cap Rate 7%
$388,371
$388.4K
Cap Rate 9%
$302,067
$302.1K
Market Conditions
NOI Build-Up for 2,621 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
$39.3K $15.00/SF
− Vacancy
−$3.1K −$1.17/SF
EGI
$36.2K $13.83/SF
− OpEx
−$9.1K −$3.46/SF
NOI
$27.2K $10.37/SF
Area
Cochise County, AZ
Vacancy
7.80%
Lease Rate
$15.00 /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%
$543,720
Cap Rate 7%
$388,371
Cap Rate 9%
$302,067
Alternative Uses
Best Use
Specialty Retail
$388.4K
$339.8K – $453.1K
NOI $27,186 @ 7.0% cap · market cap 7.35%
Second Best
Retail
$241.7K
$211.5K – $282.0K
NOI $16,919 @ 7.0% cap · market cap 4.57%
Theoretical Best
—
—
same as Best Use
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
456
Businesses Nearby
Explore this area
Business Placement
Demographics for 85643, AZ
8,208
Population
3,965
Households
2.1
Avg Household Size
41
Median Age
18%
College-Educated
83%
High-School Grad
2,206.7 sq mi
ZIP Area
4
Density / Sq Mi
$56,952
Median Household Income
$32,712
Median Earnings
$700
Median Rent
$161,500
Median Home Value
Market
Vacancy Rate% for Retail in West region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Gas station - 2,621 sq ft Shell gas station with a fully remodeled residence on a double lot zoned General Commercial.
Where is this gas station located?
The property is located at 271 N HASKELL Avenue Willcox, AZ.
What is the asking price?
The asking price for this property is $370,000.
What are key features of this property?
This property features: 2,621 sq ft Shell gas station with a fully remodeled 650 sq ft single‑family residence; Home updates include new metal roof, updated plumbing and electrical, new windows, new flooring, and HVAC; Washer and dryer hookups available in the residence
