Building Details

Building Size 610,412 SF

Listing Agency: A.T. Pancrazi Real Estate Services Inc t**@pancrazi.com Show Phone

Listed By: Thomas Pancrazi · License #AZ #BR009183000 Show Phone

Source: Pancrazirealestate

Added: Aug 15 Changed: Aug 20 Last Checked: Aug 21 at 5:05AM

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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 A.T. Pancrazi Real Estate Services Inc

Investment Insights

Based on property information with market context.

This warehouse campus encompasses ±610,412 SF across ±35.43 acres, with 24'–34' clear heights and 50' × 50' column spacing. The facility is served by 3,000A/480V three-phase power and includes 30 loading doors with dock-high, drive-in, and grade-level access. Two tenants occupy portions of the property, while ±180,000 SF is currently available for an owner-user or additional occupancy strategy.

Located at 2801 N Main Street in San Luis, the property fronts Main Street/Highway 95 and carries Heavy Industrial zoning. It is designated within Foreign Trade Zone #219 and sits near the San Luis Ports of Entry, with access to SR-195 and Interstate 8.

Key Highlights

• ±610,412 SF warehouse campus on ±35.43 acres
• 24'–34' clear heights with 50' × 50' column spacing
• 3,000A/480V three‑phase electrical service

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

$3,336,622

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

8.34%

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%

$66,732,440 $66.7M

Cap Rate 7%

$47,666,029 $47.7M

Cap Rate 9%

$37,073,578 $37.1M

Market Conditions

NOI Build-Up for 610,412 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

$4.21M $6.90/SF

− Vacancy

−$286.4K −$0.47/SF

EGI

$3.93M $6.43/SF

− OpEx

−$588.8K −$0.96/SF

NOI

$3.34M $5.47/SF

Area

Yuma County, AZ

Vacancy

6.80%

Lease Rate

$6.90 /SF/Yr

Expense Ratio

15.00%

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%

$66,732,440

Cap Rate 7%

$47,666,029

Cap Rate 9%

$37,073,578

Alternative Uses

Best Use

Warehouse

$47.67M

$41.71M – $55.61M (±1% cap)

NOI $3,336,622 @ 7.0% cap · market cap 8.34%

Second Best

Industrial

$39.25M

$34.35M – $45.80M (±1% cap)

NOI $2,747,806 @ 7.0% cap · market cap 6.87%

Theoretical Best

Specialty Retail

$313.52M

$274.33M – $365.78M (±1% cap)

NOI $21,946,594 @ 7.0% cap · market cap 54.87%

Zoning and permitted uses should be independently verified with authorities.

Property Analytics

Property Profile

Current Use

Piana Nonwovens AZ Mill

Lease Details

34 ft

Clear height

Yes

Heavy power

Yes

Highway access

Yes

Paved road access

Location Intelligence

Trade Area within ½ mile

169

Businesses Nearby

Explore this area Business Placement

Demographics for 85349, AZ

28,039

Population

6,907

Households

4.1

Avg Household Size

32

Median Age

8%

College-Educated

54%

High-School Grad

22.6 sq mi

ZIP Area

1,241

Density / Sq Mi

$55,717

Median Household Income

$25,668

Median Earnings

$698

Median Rent

$196,800

Median Home Value

Market

Vacancy Rate% for Industrial in West region

3.7% 2019

4.3% 2020

2.6% 2021

2.5% 2022

4.8% 2023

6.9% 2024

7.9% 2025

Questions? Ask Rey

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What type of property is this? Where is this warehouses located? What is the asking price? Find similar properties ... What are key features of this property?

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Frequently Asked Questions

What type of property is this?

Warehouse - Large-scale industrial facility with heavy power, extensive loading capacity, and Foreign Trade Zone designation.

Where is this warehouse located?

The property is located at 2801 N Main Street San Luis, AZ.

What is the asking price?

The asking price for this property is $40,000,000.

What are key features of this property?

This property features: ±610,412 SF warehouse campus on ±35.43 acres; 24'–34' clear heights with 50' × 50' column spacing; 3,000A/480V three‑phase electrical service