Office Units with Paved
For Sale
$275,000
Pending
400 S Huachuca Boulevard, Huachuca City, AZ 85616
COMMERCIAL - Huachuca City, AZ
Property Size1,456 SF
Lot Size2.11 Acres
Days on Market209
Property Features for 400 S Huachuca Boulevard
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
Cochise - Call
Parking
10
Fencing
Chain Link
Accessibility
Accessible Approach with Ramp
Lot features
East/ West Exposure
Directions
From Huachuca CIty center head south on HWY 90. Property is on the left side of HWY just past the mobile home park.
Subdivision
Cochise
Standard status
Pending
APN
106-57-021
Size
1,456 SF
Lot size
2.11 Acres
Taxes and HOA fees
Tax Year
2024
Tax Description
3 parcels total. See attached documents for complete legal descriptions.
Tax Annual Amount
3298
Legal Description
3 parcels total. See attached documents for complete legal descriptions.
Utilities
Sewer type
Septic Tank
Heating system
Electric (Heating), Forced Air, Propane (Heating)
Cooling system
Ceiling Fan(s), Central Air
Water source
Well
Amenities
commercial electric signage
covered porches
storage shed
Building Details
Year built
1996
Building materials
Metal Siding
Roof type
Metal
Listing Agency:
Real Broker
(602) 755-3415
Listed By:
Janelle Curry
(520) 248-0599
Added: Jan 19
Changed: Aug 6
Last Checked: Aug 16 at 12:06PM
MLS# 22601775
Copyright © 2026 Multiple Listing Service of Southern Arizona. 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.
Office unit property on a fenced, multi-parcel site with highway frontage on Hwy 90. The offering consists of three chain-link fenced parcels totaling 2.11 acres, identified as 106-57-021, 106-57-022 and 106-57-029. An unaffixed 1996 manufactured home is included and set up with 4 offices, 2 bathrooms (one ADA), a kitchen, and covered porches off the front and back.
The property includes a storage shed and commercial electric signage. The home has newer flooring and a newer metal roof, and it offers an accessible approach with a ramp. HVAC includes central air with ceiling fans, and heating is electric forced air and propane. On-site utilities are included with a well and septic tank, plus propane and electric.
Additional site improvements include 10-space paved parking, with fencing enclosing the property for added perimeter control.
The property includes a storage shed and commercial electric signage. The home has newer flooring and a newer metal roof, and it offers an accessible approach with a ramp. HVAC includes central air with ceiling fans, and heating is electric forced air and propane. On-site utilities are included with a well and septic tank, plus propane and electric.
Additional site improvements include 10-space paved parking, with fencing enclosing the property for added perimeter control.
Key Highlights
- Frontage on Hwy 90 with chain‑link fencing across three parcels totaling 2.11 acres
- Unaffixed 1996 manufactured home with 4 offices and 2 bathrooms (one ADA)
- Kitchen plus covered porches off front and back
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
$11,130
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
4.05%
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%
$222,600
$222.6K
Cap Rate 7%
$159,000
$159.0K
Cap Rate 9%
$123,667
$123.7K
Market Conditions
NOI Build-Up for 1,456 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
$18.3K $12.60/SF
− Vacancy
−$3.5K −$2.41/SF
EGI
$14.8K $10.19/SF
− OpEx
−$3.7K −$2.55/SF
NOI
$11.1K $7.64/SF
Area
Cochise County, AZ
Vacancy
19.11%
Lease Rate
$12.60 /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%
$222,600
Cap Rate 7%
$159,000
Cap Rate 9%
$123,667
Alternative Uses
Best Use
Office B
$159.0K
$139.1K – $185.5K
NOI $11,130 @ 7.0% cap · market cap 4.05%
Second Best
—
—
no second resolved use
Theoretical Best
Specialty Retail
$215.7K
$188.8K – $251.7K
NOI $15,102 @ 7.0% cap · market cap 5.49%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Highway access
Yes
Paved road access
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
75
Businesses Nearby
Explore this area
Business Placement
Demographics for 85616, AZ
5,110
Population
2,421
Households
2.1
Avg Household Size
52
Median Age
26%
College-Educated
93%
High-School Grad
150.3 sq mi
ZIP Area
34
Density / Sq Mi
$50,515
Median Household Income
$40,820
Median Earnings
$937
Median Rent
$157,600
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 units - 1996 manufactured home office setup with central A/C and paved parking on fully fenced parcels.
Where is this office units located?
The property is located at 400 S Huachuca Boulevard Huachuca City, AZ.
What is the asking price?
The asking price for this property is $275,000.
What are key features of this property?
This property features: Frontage on Hwy 90 with chain‑link fencing across three parcels totaling 2.11 acres; Unaffixed 1996 manufactured home with 4 offices and 2 bathrooms (one ADA); Kitchen plus covered porches off front and back
