Former School Office
For Sale
$2,688,424
Former Desert View Middle School 3777 W 22nd Ln, Yuma, AZ 85365
Offered for sale, this former middle school building is located at 3777 W 22nd Ln in Yuma, Arizona.
Property Size14,611 SF
Days on Market96
Property Features for Former Desert View Middle School 3777 W 22nd Ln
General Information
Standard status
Active
Size
14,611 SF
Class
B
Property subtype
Office
Building Details
Building Size
14,611 SF
Listing Agency:
A.T. Pancrazi Real Estate Services
Listed By:
Chase Pancrazi · License #AZ #SA711630000
(928) 246-7949
Source:
Pancrazirealestate
Added: Jun 2
Changed: Aug 8
Last Checked: Sep 4 at 4:16AM
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
Investment Insights
Based on property information with market context.
This property is being offered for sale as a former Desert View Middle School facility. The asset is best characterized as an office building or office space within a school building setting, giving it a distinct institutional footprint from which office uses may be considered.
The property is located at 3777 W 22nd Ln in Yuma, Arizona. It is presented for sale under the listing information provided, with an asking price of $2,688,424.
Because no additional interior layout, building size, or condition details were provided, interested parties should review the offering materials for specifics related to the existing improvements and how the building may support prospective office configurations.
The property is located at 3777 W 22nd Ln in Yuma, Arizona. It is presented for sale under the listing information provided, with an asking price of $2,688,424.
Because no additional interior layout, building size, or condition details were provided, interested parties should review the offering materials for specifics related to the existing improvements and how the building may support prospective office configurations.
Key Highlights
- Former middle school building for sale at 3777 W 22nd Ln in Yuma, Arizona
- Offered for sale at $2,688,424
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
$223,916
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
8.33%
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%
$4,478,320
$4.5M
Cap Rate 7%
$3,198,800
$3.2M
Cap Rate 9%
$2,487,956
$2.5M
Market Conditions
NOI Build-Up for 14,611 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
$385.7K $26.40/SF
− Vacancy
−$87.2K −$5.97/SF
EGI
$298.6K $20.43/SF
− OpEx
−$74.6K −$5.11/SF
NOI
$223.9K $15.33/SF
Area
Yuma County, AZ
Vacancy
22.60%
Lease Rate
$26.40 /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%
$4,478,320
Cap Rate 7%
$3,198,800
Cap Rate 9%
$2,487,956
Alternative Uses
Best Use
Office B
$3.20M
$2.80M – $3.73M
NOI $223,916 @ 7.0% cap · market cap 8.33%
Second Best
—
—
no second resolved use
Theoretical Best
Specialty Retail
$7.50M
$6.57M – $8.76M
NOI $525,320 @ 7.0% cap · market cap 19.54%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
210
Businesses Nearby
Explore this area
Business Placement
Demographics for 85365, AZ
50,166
Population
26,353
Households
1.9
Avg Household Size
38
Median Age
21%
College-Educated
87%
High-School Grad
1,349.0 sq mi
ZIP Area
37
Density / Sq Mi
$68,358
Median Household Income
$40,107
Median Earnings
$1,259
Median Rent
$189,900
Median Home Value
Market
Vacancy Rate% for Office in West region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Office building - Offered for sale, this former middle school building is located at 3777 W 22nd Ln in Yuma, Arizona.
Where is this office building located?
The property is located at Former Desert View Middle School 3777 W 22nd Ln Yuma, AZ.
What is the asking price?
The asking price for this property is $2,688,424.
What are key features of this property?
This property features: Former middle school building for sale at 3777 W 22nd Ln in Yuma, Arizona; Offered for sale at $2,688,424
