Mixed-Use Property with Adobe
For Sale
$3,500,000
41855 S Sasabe Highway, Sasabe, AZ 85633
Residential Income, Affixed Mobile Home, Pueblo, Sasabe, AZ
Property Size9,052 SF
Lot Size114.52 Acres
Price / SF$386.65
Days on Market47
Property Features for 41855 S Sasabe Highway
General Information
Property type
Residential Multi Family
Property subtype
Quadruplex
Zoning
Pima County - RH
Parking
4
Security features
Security Lighting
Patio and Porch features
Patio
Interior features
Adobe, Energy Star Appliance
Exterior features
Barbecue
Fencing
Barbed Wire
Accessibility
Accessible Approach with Ramp
Appliances
Double Sink, Electric Range, Freezer, Refrigerator
Lot features
Decorative Gravel, Borders Common Area, Corner Lot
Directions
Located on AZ-286 near the U.S.-Mexico border in the Town of Sasabe.
Subdivision
Pima Southwest
Standard status
Active
APN
302-37-005P
Size
9,052 SF
Lot size
114.52 Acres
Taxes and HOA fees
Tax Year
2025
Tax Description
LOTS 1 6 & PTN 7 LYG E OF SASABE RD & PTN N2 N2 LYG E OF SASABE RD 114.52 AC SEC 29-22-8
Legal Description
LOTS 1 6 & PTN 7 LYG E OF SASABE RD & PTN N2 N2 LYG E OF SASABE RD 114.52 AC SEC 29-22-8
Utilities
Sewer type
Septic Tank
Heating system
Propane (Heating), Natural Gas, Floor Furnace
Cooling system
Ceiling Fan(s), Wall Unit(s)
Water source
Well
Building Details
Year built
1913
Number of units
2
Flooring type
Concrete, Tile - Ceramic
Building materials
Burnt Adobe, Metal Siding, Masonry Stucco
Roof type
Membrane, Metal, Rolled Hot Mop
Architectural style
Pueblo
Additional Structures
Kennel/Dog Run
Listing Agency:
Indie Realty, LLC
(520) 777-8973
Listed By:
Nathan Allen Morrison
(520) 461-0058
Added: Jul 29
Changed: Sep 13
Last Checked: Sep 13 at 9:06AM
MLS# 22618451
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.
This mixed-use property combines tenant-occupied residential and commercial improvements in a Pueblo-style setting. The offering includes the Hill Top Bar, Sasabe General Store, U.S. Post Office, and multiple homes, with a reported property size of 9,052 square feet. Existing construction includes burnt adobe, metal siding, and masonry stucco, while interior finishes include ceramic tile and concrete flooring.
The property is offered as three parcels together and is located near the Sasabe Port of Entry. Pima County RH zoning applies. Site infrastructure includes a private well and septic tank, with heating provided by floor furnace and propane or natural gas systems. Cooling is supported by wall units and ceiling fans. Additional features include a patio, barbecue area, ramped accessible approach, barbed-wire fencing, and a combination of membrane, rolled hot mop, and metal roofing.
The property is offered as three parcels together and is located near the Sasabe Port of Entry. Pima County RH zoning applies. Site infrastructure includes a private well and septic tank, with heating provided by floor furnace and propane or natural gas systems. Cooling is supported by wall units and ceiling fans. Additional features include a patio, barbecue area, ramped accessible approach, barbed-wire fencing, and a combination of membrane, rolled hot mop, and metal roofing.
Key Highlights
- Three‑parcel mixed‑use offering near the Sasabe Port of Entry
- Tenant‑occupied Hill Top Bar, Sasabe General Store, and U.S. Post Office
- Multiple residential homes included with commercial improvements
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
Mixed Use
$1.31M
$1.15M – $1.53M
NOI $91,652 @ 7.0% cap · market cap 2.62%
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
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Current Use
Location Intelligence
Trade Area within ½ mile
11
Businesses Nearby
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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
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Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Multifamily in West region
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Frequently Asked Questions
What type of property is this?
Mixed-use property - Tenant-occupied residential and commercial improvements include a bar, general store, post office, and multiple homes.
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: Three‑parcel mixed‑use offering near the Sasabe Port of Entry; Tenant‑occupied Hill Top Bar, Sasabe General Store, and U.S. Post Office; Multiple residential homes included with commercial improvements
