Indoor Shooting Range
New
For Sale
$3,200,000
3535 W Sharp Shooter Way, Camp Verde, AZ 86322
Climate-controlled open-bay facility designed for year-round operations with ample parking and access near I-17.
Property Size16,560 SF
Price / SF$177.78
Days on Market2
Property Features for 3535 W Sharp Shooter Way
General Information
Standard status
Active
Size
16,560 SF
Property subtype
Other - Special Purpose
Zoning
C3
Additional Details
Highway Access
Yes
Building Details
Building Size
16,560 SF
Buildings
1
Construction
concrete and steel
Listing Agency:
Arizona Commercial Real Estate
Listed By:
Abigail Chartier · License #SA710066000
(928) 642-3032
Source:
Commercialcafe
Added: Sep 1
Last Checked: Sep 1 at 8:52PM
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 Arizona Commercial Real Estate
Investment Insights
Based on property information with market context.
Located at 3535 W Sharp Shooter Way in Camp Verde, Copper Star occupies an 18,000 SF concrete-and-steel building configured for indoor shooting operations. The facility includes high ceilings, expansive open bays, climate-controlled interiors, and ample parking. Its current operation includes 100-yard rifle shooting and fully automatic firearm experiences, with the business established in 2012.
The property sits just off Interstate 17, providing access between Phoenix and Flagstaff and placing the facility near residential neighborhoods and commercial services. C3 zoning and the building’s durable construction are identified as supporting potential conversion to self-storage or specialty storage. The layout and parking provide a substantial physical base for the existing operation or an alternative storage-oriented use.
The property sits just off Interstate 17, providing access between Phoenix and Flagstaff and placing the facility near residential neighborhoods and commercial services. C3 zoning and the building’s durable construction are identified as supporting potential conversion to self-storage or specialty storage. The layout and parking provide a substantial physical base for the existing operation or an alternative storage-oriented use.
Key Highlights
- 18,000 SF concrete‑and‑steel building with high ceilings and expansive open bays
- Climate‑controlled facility designed for year‑round indoor operations
- Includes 100‑yard rifle shooting and fully automatic firearm experiences
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
$175,770
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
5.49%
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%
$3,515,400
$3.5M
Cap Rate 7%
$2,511,000
$2.5M
Cap Rate 9%
$1,953,000
$2.0M
Market Conditions
NOI Build-Up for 18,000 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
$270.0K $15.00/SF
− Vacancy
−$18.9K −$1.05/SF
EGI
$251.1K $13.95/SF
− OpEx
−$75.3K −$4.19/SF
NOI
$175.8K $9.76/SF
Area
Yavapai County, AZ
Vacancy
7.00%
Lease Rate
$15.00 /SF/Yr
Expense Ratio
30.00%
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%
$3,515,400
Cap Rate 7%
$2,511,000
Cap Rate 9%
$1,953,000
Alternative Uses
Best Use
Warehouse
$6.03M
$5.28M – $7.03M
NOI $422,096 @ 7.0% cap · market cap 13.19%
Second Best
Self Storage
$2.51M
$2.20M – $2.93M
NOI $175,770 @ 7.0% cap · market cap 5.49%
Theoretical Best
—
—
same as Best Use
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
17
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Demographics for 86322, AZ
12,696
Population
5,230
Households
2.4
Avg Household Size
48
Median Age
20%
College-Educated
85%
High-School Grad
319.5 sq mi
ZIP Area
40
Density / Sq Mi
$59,018
Median Household Income
$33,365
Median Earnings
$1,036
Median Rent
$293,700
Median Home Value
Market
Vacancy Rate% for Industrial 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?
Sports & entertainment property - Climate-controlled open-bay facility designed for year-round operations with ample parking and access near I-17.
Where is this sports & entertainment property located?
The property is located at 3535 W Sharp Shooter Way Camp Verde, AZ.
What is the asking price?
The asking price for this property is $3,200,000.
What are key features of this property?
This property features: 18,000 SF concrete‑and‑steel building with high ceilings and expansive open bays; Climate‑controlled facility designed for year‑round indoor operations; Includes 100‑yard rifle shooting and fully automatic firearm experiences
