Flex Space with Service
For Sale
$347,500
407 E Main St, San Manuel, AZ 85631
Multi-use commercial property with office, service areas, and substantial three-phase electrical capacity.
Property Size5,400 SF
Lot Size2.42 Acres
Price / SF$64.35
Days on Market118
Property Features for 407 E Main St
General Information
Standard status
Active
Size
5,400 SF
Lot size
2.42 Acres
Property subtype
Commercial
Zoning
CB2
Warehouse & Industrial
Clear Height
18 ft
Office Build-Out
2,007 SF
Power
1,200 amps
Voltage
240 V
Three-Phase Power
Yes
Amenities
14'-18' clear height
roll-up doors
1200 amp 3-phase power
HVAC
evaporative cooling
Building Details
Year Built
1995
Listing Agency:
Tierra Antigua Realty
(520) 544-2335
Listed By:
Esther H Empens
Source:
Thetucsonhomefinder
Added: May 4
Changed: Aug 28
Last Checked: Aug 28 at 8:33PM
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 Tierra Antigua Realty
Investment Insights
Based on property information with market context.
This flex-space property at 407 E Main St in San Manuel includes 3,393 SF of service garage area, 2,007 SF of office space, and an additional 2,400 SF service bay. Clear heights range from 14 to 18 feet, with four roll-up doors measuring 12 and 14 feet. The building was constructed in 1995 and includes a newer HVAC unit serving the office/apartment area, along with an evaporative cooler in the main shop.
The 2.42-acre lot is zoned CB2 and has 1,200 amps of 240/120-volt, three-phase power. Stated use categories include auto repair, rental, bar, nightclub, light manufacturing or assembly, and wholesale operations.
The 2.42-acre lot is zoned CB2 and has 1,200 amps of 240/120-volt, three-phase power. Stated use categories include auto repair, rental, bar, nightclub, light manufacturing or assembly, and wholesale operations.
Key Highlights
- 2.42‑acre lot zoned CB2
- 3,393 SF service garage area, 2,007 SF office space, and 2,400 SF service bay
- 14'-18' clear height throughout portions of the property
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
$29,518
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
8.49%
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%
$590,360
$590.4K
Cap Rate 7%
$421,686
$421.7K
Cap Rate 9%
$327,978
$328.0K
Market Conditions
NOI Build-Up for 5,400 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
$51.8K $9.60/SF
− Vacancy
−$6.4K −$1.19/SF
EGI
$45.4K $8.41/SF
− OpEx
−$15.9K −$2.94/SF
NOI
$29.5K $5.47/SF
Area
Pinal County, AZ
Vacancy
12.40%
Lease Rate
$9.60 /SF/Yr
Expense Ratio
35.00%
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%
$590,360
Cap Rate 7%
$421,686
Cap Rate 9%
$327,978
Alternative Uses
Best Use
Retail
$757.4K
$662.7K – $883.6K
NOI $53,015 @ 7.0% cap · market cap 15.26%
Second Best
Flex RnD
$421.7K
$369.0K – $492.0K
NOI $29,518 @ 7.0% cap · market cap 8.49%
Theoretical Best
Office A
$1.49M
$1.31M – $1.74M
NOI $104,502 @ 7.0% cap · market cap 30.07%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
18 ft
Clear height
Location Intelligence
Trade Area within ½ mile
63
Businesses Nearby
Balanced
Demand for This Use
Explore this area
Business Placement
Demographics for 85631, AZ
3,179
Population
1,602
Households
2
Avg Household Size
46
Median Age
11%
College-Educated
88%
High-School Grad
118.6 sq mi
ZIP Area
27
Density / Sq Mi
$47,969
Median Household Income
$31,315
Median Earnings
$740
Median Rent
$112,900
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?
Flex space - Multi-use commercial property with office, service areas, and substantial three-phase electrical capacity.
Where is this flex space located?
The property is located at 407 E Main St San Manuel, AZ.
What is the asking price?
The asking price for this property is $347,500.
What are key features of this property?
This property features: 2.42‑acre lot zoned CB2; 3,393 SF service garage area, 2,007 SF office space, and 2,400 SF service bay; 14'-18' clear height throughout portions of the property
