Historic Mixed-Use Hospitality
For Sale
$899,900
315 S Willard Street, Cottonwood, AZ 86326
Historic two-building property with modern upgrades and flexible spaces currently configured for wine tasting.
Property Size4,194 SF
Lot Size2.00 Acres
Price / SF$214.26
Days on Market359
Property Features for 315 S Willard Street
General Information
Standard status
Active
Size
4,194 SF
Lot size
2.00 Acres
Property subtype
Commercial
Zoning
C-1
Taxes and HOA fees
Annual Taxes
$5,317
Building Details
Building Size
4,194 SF
Year Built
1914
Listing Agency:
Coldwell Banker Northland
(928) 607-3749
Listed By:
Darien D Degher · License #SA640115000
(928) 607-3749
Source:
Sunhaven-realestate
Added: Aug 22, 2025
Changed: Aug 8
Last Checked: Aug 15 at 12:24PM
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 Coldwell Banker Northland
Investment Insights
Based on property information with market context.
This historic property includes two structures with a combined area of nearly 4,200 square feet of improvements on nearly two acres. Most recently, the site has operated as a wine tasting room, with modern finishes paired with carefully preserved elements from earlier in the property’s life. The buildings are described as having sturdy construction, refreshed updates, and practical floor plans designed to support ongoing operations.
Located at 315 S Willard Street in Cottonwood, AZ, the property is positioned for entrepreneurs and operators seeking a campus-style setup rather than a single-purpose footprint. The overall configuration includes inviting interior spaces within both structures and multiple room types that can accommodate different hospitality and commercial programming.
With the ability to support a range of concepts, the property may fit operators looking for flexible use under one ownership. The site’s demonstrated adaptability—from hospitality uses such as bed and breakfast and fine dining to office and other creative applications—can be useful for buyers considering a multi-concept approach, tenant mix, or reconfiguration to match their business model. The combination of preserved historic character and updated functionality is intended to support a refreshed guest or customer experience.
Located at 315 S Willard Street in Cottonwood, AZ, the property is positioned for entrepreneurs and operators seeking a campus-style setup rather than a single-purpose footprint. The overall configuration includes inviting interior spaces within both structures and multiple room types that can accommodate different hospitality and commercial programming.
With the ability to support a range of concepts, the property may fit operators looking for flexible use under one ownership. The site’s demonstrated adaptability—from hospitality uses such as bed and breakfast and fine dining to office and other creative applications—can be useful for buyers considering a multi-concept approach, tenant mix, or reconfiguration to match their business model. The combination of preserved historic character and updated functionality is intended to support a refreshed guest or customer experience.
Key Highlights
- Historic two‑building property built in 1914
- Nearly 2 acres of land with nearly 4,200 SF of collective improvements
- Currently configured as a wine tasting room with modern finishes
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
$55,842
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
6.21%
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%
$1,116,840
$1.1M
Cap Rate 7%
$797,743
$797.7K
Cap Rate 9%
$620,467
$620.5K
Market Conditions
NOI Build-Up for 4,200 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
$79.6K $18.96/SF
− Vacancy
−$5.2K −$1.23/SF
EGI
$74.5K $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%
$1,116,840
Cap Rate 7%
$797,743
Cap Rate 9%
$620,467
Alternative Uses
Best Use
Specialty Retail
$797.7K
$698.0K – $930.7K
NOI $55,842 @ 7.0% cap · market cap 6.21%
Second Best
Hotel Hospitality
$363.4K
$318.0K – $423.9K
NOI $25,436 @ 7.0% cap · market cap 2.83%
Theoretical Best
Warehouse
$1.41M
$1.23M – $1.64M
NOI $98,489 @ 7.0% cap · market cap 10.94%
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
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Frequently Asked Questions
What type of property is this?
Bed & breakfast - Historic two-building property with modern upgrades and flexible spaces currently configured for wine tasting.
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: Historic two‑building property built in 1914; Nearly 2 acres of land with nearly 4,200 SF of collective improvements; Currently configured as a wine tasting room with modern finishes
