Historic Bed and Breakfast with
For Sale
Under Contract
$899,900
315 S Willard Street, Cottonwood, AZ 86326
COMMERCIAL - Cottonwood, AZ
Property Size4,194 SF
Lot Size1.84 Acres
Price / SF$214.57
Days on Market359
Property Features for 315 S Willard Street
General Information
Property type
Commercial Sale
Property subtype
Other
Fencing
Fenced
Lot features
Landscaped
Directions
State Rte 89A, north on S. Willard St, property is on the east side of the street.
Subdivision
70 - Cottonwood/Clarkdale
Standard status
Active Under Contract
APN
40642109b
Size
4,194 SF
Lot size
1.84 Acres
Taxes and HOA fees
Tax Year
2024
Tax Description
Provided in escrow
Tax Annual Amount
5317
Legal Description
Provided in escrow
Utilities
Utilities
Cable Available
Heating system
Central, Natural Gas
Cooling system
Gas (Cooling), Central Air
Amenities
courtyard
Building Details
Year built
1914
Floors in Building
2
Roof type
Built-Up
Listing Agency:
Coldwell Banker Northland · Coldwell Banker Real Estate
(928) 526-5309
Listed By:
Darien D Degher · License #SA640115000
(928) 607-3749
Added: Aug 22, 2025
Changed: Aug 4
Last Checked: Aug 15 at 11:06PM
MLS# 202009
Copyright © 2026 Northern Arizona Multiple Listing Service. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
This historic bed and breakfast property includes collective improvements totaling 4,194 SF on a 1.84-acre lot in Cottonwood, AZ. Built in 1914, the offering features central natural gas heating and central air with gas cooling, along with a built-up roof and fenced grounds. Cable is listed as available.
The property is described as two structures, with current finishes paired with carefully preserved vestiges of the past. The site has operated in multiple ways over time, including as a wine tasting room, and with configurations described across hospitality, dining, artist gallery, mixed-use tenancy, and traditional office.
The floor plans and two-structure layout are presented as adaptable for a range of concepts, from guest-focused use to restaurant and event-style experiences, with space to support different tenant and operational approaches under one ownership.
The property is described as two structures, with current finishes paired with carefully preserved vestiges of the past. The site has operated in multiple ways over time, including as a wine tasting room, and with configurations described across hospitality, dining, artist gallery, mixed-use tenancy, and traditional office.
The floor plans and two-structure layout are presented as adaptable for a range of concepts, from guest-focused use to restaurant and event-style experiences, with space to support different tenant and operational approaches under one ownership.
Key Highlights
- 1.84‑acre site in Cottonwood, AZ
- 4,194 SF of collective improvements
- Built in 1914 historic structures
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
$55,762
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
6.20%
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%
$1,115,240
$1.1M
Cap Rate 7%
$796,600
$796.6K
Cap Rate 9%
$619,578
$619.6K
Market Conditions
NOI Build-Up for 4,194 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
$79.5K $18.96/SF
− Vacancy
−$5.2K −$1.23/SF
EGI
$74.3K $17.73/SF
− OpEx
−$18.6K −$4.43/SF
NOI
$55.8K $13.30/SF
Area
Yavapai County, AZ
Vacancy
6.50%
Lease Rate
$18.96 /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%
$1,115,240
Cap Rate 7%
$796,600
Cap Rate 9%
$619,578
Alternative Uses
Best Use
Specialty Retail
$796.6K
$697.0K – $929.4K
NOI $55,762 @ 7.0% cap · market cap 6.20%
Second Best
Hotel Hospitality
$362.9K
$317.5K – $423.3K
NOI $25,400 @ 7.0% cap · market cap 2.82%
Theoretical Best
Warehouse
$1.40M
$1.23M – $1.64M
NOI $98,348 @ 7.0% cap · market cap 10.93%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1,093
Businesses Nearby
16k
Monthly Visits Nearby
Balanced
Demand for This Use
Explore this area
Business Placement
Foot Traffic Nearby
Shops & Services 100%
Maverik Adventures First Stop
Shops & Services
15,933 visits/mo
0.4 miles
Demographics for 86326, AZ
24,465
Population
12,243
Households
2
Avg Household Size
49
Median Age
25%
College-Educated
91%
High-School Grad
45.5 sq mi
ZIP Area
538
Density / Sq Mi
$58,250
Median Household Income
$36,479
Median Earnings
$1,102
Median Rent
$312,400
Median Home Value
Market
Vacancy Rate% for Retail in West region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Bed & breakfast - 1914 historic property with central natural gas heat and central air, suited for hospitality and dining use.
Where is this bed & breakfast located?
The property is located at 315 S Willard Street Cottonwood, AZ.
What is the asking price?
The asking price for this property is $899,900.
What are key features of this property?
This property features: 1.84‑acre site in Cottonwood, AZ; 4,194 SF of collective improvements; Built in 1914 historic structures
