Top-Floor Professional Office
For Sale
$2,099,791
410-2633 E Indian School Rd, Phoenix, AZ 85012
Move-in-ready office space with executive finishes, secure access, conference rooms, private parking, and flexible workspace areas.
Property Size5,849 SF
Price / SF$359
Days on Market160
Property Features for 410-2633 E Indian School Rd
General Information
Standard status
Active
Size
5,849 SF
Taxes and HOA fees
Annual Taxes
$9,843
Listing Agency:
Debbie Liu Realty
(602) 471-8308
Listed By:
Debbie Liu · License #BR626493000
(602) 471-8308
Source:
Exprealty
Added: Mar 24
Changed: Aug 29
Last Checked: Aug 29 at 7:49PM
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 Debbie Liu Realty
Investment Insights
Based on property information with market context.
This 5,849-square-foot top-floor office offering at 410-2633 E Indian School Rd includes an executive lobby, as many as 12 private offices, two conference or training rooms, and two or three break or copy areas. An existing open workspace supports collaborative or professional office configurations. The interiors feature floor-to-ceiling or partial glass office fronts, metal-framed partitions, solid-core and glass-insert doors, 2x2 ceilings, parabolic lighting, built-in elements, and finished flooring. A dedicated mini-split system serves the data room.
The suite connects directly to the elevator and main lobby, with private keyless entry, a private security system, and a private camera system. Four covered parking spaces are specifically assigned to the premises, with additional unreserved parking available in a larger parking field. The property also holds the top position on the monument sign along Indian School Road.
The suite connects directly to the elevator and main lobby, with private keyless entry, a private security system, and a private camera system. Four covered parking spaces are specifically assigned to the premises, with additional unreserved parking available in a larger parking field. The property also holds the top position on the monument sign along Indian School Road.
Key Highlights
- 5,849 SF top‑floor professional office space
- Up to 12 private offices with glass‑front and solid‑core door configurations
- Two large conference or training rooms
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
$100,127
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
4.77%
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%
$2,002,540
$2.0M
Cap Rate 7%
$1,430,386
$1.4M
Cap Rate 9%
$1,112,522
$1.1M
Market Conditions
NOI Build-Up for 5,849 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
$179.7K $30.72/SF
− Vacancy
−$46.2K −$7.90/SF
EGI
$133.5K $22.82/SF
− OpEx
−$33.4K −$5.71/SF
NOI
$100.1K $17.12/SF
Area
Phoenix, AZ
Vacancy
25.70%
Lease Rate
$30.72 /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%
$2,002,540
Cap Rate 7%
$1,430,386
Cap Rate 9%
$1,112,522
Alternative Uses
Best Use
Office B
$1.43M
$1.25M – $1.67M
NOI $100,127 @ 7.0% cap · market cap 4.77%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$1.77M
$1.55M – $2.07M
NOI $124,020 @ 7.0% cap · market cap 5.91%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
2,763
Businesses Nearby
Explore this area
Business Placement
Demographics for 85012, AZ
8,201
Population
5,269
Households
1.6
Avg Household Size
39
Median Age
60%
College-Educated
95%
High-School Grad
2.3 sq mi
ZIP Area
3,566
Density / Sq Mi
$80,242
Median Household Income
$57,228
Median Earnings
$1,693
Median Rent
$701,200
Median Home Value
Market
Vacancy Rate% for Office in Phoenix, AZ
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Office units - Move-in-ready office space with executive finishes, secure access, conference rooms, private parking, and flexible workspace areas.
Where is this office units located?
The property is located at 410-2633 E Indian School Rd Phoenix, AZ.
What is the asking price?
The asking price for this property is $2,099,791.
What are key features of this property?
This property features: 5,849 SF top‑floor professional office space; Up to 12 private offices with glass‑front and solid‑core door configurations; Two large conference or training rooms
