Multi-Building Mixed-Use
New
For Sale
$3,500,000
41855 S Sasabe Highway, Sasabe, AZ 85633
Tenant-occupied homes and commercial buildings combine residential and business uses within a three-parcel offering.
Property Size9,052 SF
Lot Size441.59 Acres
Days on Market3
Property Features for 41855 S Sasabe Highway
General Information
Standard status
Active
Size
9,052 SF
Total Parking Spaces
4
Lot size
441.59 Acres
Property subtype
Residential Income
Zoning
Pima County - RH
Net Operating Income
$553
Additional Details
Asking Price
$35,000,000
Building Details
Building Size
9,052 SF
Year Built
1913
Listing Agency:
Keller Williams Southern Arizona
(520) 307-9919
Listed By:
Amanda Clark
(520) 307-9919
Source:
Clarkcoaz.idxbroker
Added: Aug 19
Changed: Aug 20
Last Checked: Aug 21 at 3:56AM
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 Keller Williams Southern Arizona
Investment Insights
Based on property information with market context.
This mixed-use holding combines tenant-occupied residences with several commercial buildings, creating a property that spans both housing and business uses. The improvements include the Hill Top Bar, Sasabe General Store, U.S. Post Office, and multiple homes. The property record identifies 1913 as the year built, while Pima County - RH is the stated zoning designation.
The offering encompasses approximately 441.59 acres across three parcels at 41855 S Sasabe Highway in Sasabe, Arizona. Its setting is near the Sasabe Port of Entry, providing a cross-border context for the existing residential and commercial uses. All three parcels are offered together, with rental occupancy already established across portions of the property.
The offering encompasses approximately 441.59 acres across three parcels at 41855 S Sasabe Highway in Sasabe, Arizona. Its setting is near the Sasabe Port of Entry, providing a cross-border context for the existing residential and commercial uses. All three parcels are offered together, with rental occupancy already established across portions of the property.
Key Highlights
- Approximately 441.59 acres across three parcels
- Tenant‑occupied residential and commercial buildings
- Includes Hill Top Bar, Sasabe General Store, and U.S. Post Office
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
$133,194
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
3.81%
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%
$2,663,880
$2.7M
Cap Rate 7%
$1,902,771
$1.9M
Cap Rate 9%
$1,479,933
$1.5M
Market Conditions
NOI Build-Up for 9,052 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
$181.4K $20.04/SF
− Vacancy
−$3.8K −$0.42/SF
EGI
$177.6K $19.62/SF
− OpEx
−$44.4K −$4.90/SF
NOI
$133.2K $14.71/SF
Area
Pima County, AZ
Vacancy
2.10%
Lease Rate
$20.04 /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%
$2,663,880
Cap Rate 7%
$1,902,771
Cap Rate 9%
$1,479,933
Alternative Uses
Best Use
Specialty Retail
$1.90M
$1.66M – $2.22M
NOI $133,194 @ 7.0% cap · market cap 3.81%
Second Best
Retail
$1.71M
$1.49M – $1.99M
NOI $119,363 @ 7.0% cap · market cap 3.41%
Theoretical Best
Office A
$2.78M
$2.44M – $3.25M
NOI $194,871 @ 7.0% cap · market cap 5.57%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
11
Businesses Nearby
Explore this area
Business Placement
Demographics for 85633, AZ
51
Population
26
Households
2
Avg Household Size
41
Median Age
64%
High-School Grad
215.3 sq mi
ZIP Area
Market
Vacancy Rate% for Retail in West region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Mixed-use property - Tenant-occupied homes and commercial buildings combine residential and business uses within a three-parcel offering.
Where is this mixed-use property located?
The property is located at 41855 S Sasabe Highway Sasabe, AZ.
What is the asking price?
The asking price for this property is $3,500,000.
What are key features of this property?
This property features: Approximately 441.59 acres across three parcels; Tenant‑occupied residential and commercial buildings; Includes Hill Top Bar, Sasabe General Store, and U.S. Post Office
