Freestanding Day Care
For Sale
Contact for pricing
420 W Chandler Blvd, Chandler, AZ 85225
Chandler Boulevard frontage, ample parking, and three private restrooms support the existing childcare operation.
Property Size2,871 SF
Lot Size0.43 Acres
Price / SF$296.06
Days on Market133
Property Features for 420 W Chandler Blvd
General Information
Standard status
Active
Size
2,871 SF
Lot size
0.43 Acres
Property subtype
Office
Zoning
R-8.5
Investment Type
Owner/User
Additional Details
Road Access
Yes
Amenities
RV Gate
three private restrooms
Building Details
Year Built
1952
Buildings
1
Stories
1
Units
6
Owner Occupied
Yes
Listing Agency:
KW Commercial Integrity First Realty -- Mesa/Gilbert
(602) 290-3643
Listed By:
Melody Bramer · License #AZ SA526989000
Source:
Crexi
Added: Apr 22
Changed: Aug 29
Last Checked: Aug 31 at 8:53AM
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 KW Commercial Integrity First Realty -- Mesa/Gilbert
Investment Insights
Based on property information with market context.
This 2,871-square-foot freestanding building sits on an 18,726-square-foot lot with Chandler Boulevard frontage. The property is currently used as a childcare center and includes three private restrooms, an RV gate, and ample parking. Built in 1952, the building may suit an owner-user seeking a dedicated facility for childcare or another approved commercial application.
The R-8.5-zoned property is near Downtown Chandler, Chandler Center for the Arts, Chandler High School, and San Marcos Golf Course. The City of Chandler has indicated that a use permit could allow general office, medical office, childcare, or financial services use. The current owner may remain under a leaseback arrangement or vacate the premises.
The R-8.5-zoned property is near Downtown Chandler, Chandler Center for the Arts, Chandler High School, and San Marcos Golf Course. The City of Chandler has indicated that a use permit could allow general office, medical office, childcare, or financial services use. The current owner may remain under a leaseback arrangement or vacate the premises.
Key Highlights
- 2,871‑square‑foot freestanding building on an 18,726‑square‑foot lot
- Chandler Boulevard frontage with ample on‑site parking
- Currently used as a childcare center
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
$45,193
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
5.32%
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%
$903,860
$903.9K
Cap Rate 7%
$645,614
$645.6K
Cap Rate 9%
$502,144
$502.1K
Market Conditions
NOI Build-Up for 2,871 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
$74.8K $26.04/SF
− Vacancy
−$14.5K −$5.05/SF
EGI
$60.3K $20.99/SF
− OpEx
−$15.1K −$5.25/SF
NOI
$45.2K $15.74/SF
Area
Chandler, AZ
Vacancy
19.40%
Lease Rate
$26.04 /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%
$903,860
Cap Rate 7%
$645,614
Cap Rate 9%
$502,144
Alternative Uses
Best Use
Office B
$645.6K
$564.9K – $753.2K
NOI $45,193 @ 7.0% cap · market cap 5.32%
Second Best
Healthcare Medical
$525.6K
$459.9K – $613.3K
NOI $36,795 @ 7.0% cap · market cap 4.33%
Theoretical Best
Office A
$822.9K
$720.1K – $960.1K
NOI $57,604 @ 7.0% cap · market cap 6.78%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
1,414
Businesses Nearby
Balanced
Demand for This Use
Explore this area
Business Placement
Demographics for 85225, AZ
73,551
Population
28,930
Households
2.5
Avg Household Size
35
Median Age
33%
College-Educated
88%
High-School Grad
12.7 sq mi
ZIP Area
5,791
Density / Sq Mi
$86,036
Median Household Income
$45,692
Median Earnings
$1,662
Median Rent
$386,800
Median Home Value
Market
Vacancy Rate% for Office in West region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Similar Off Market Nearby
- Maricopa County Head Start — 130 N Hamilton St ofc 26, Chandler, AZ 85225
- BBHS — 908 W Chandler Blvd # B-4, Chandler, AZ 85225
- New Vistas Center For Education — 670 N Arizona Ave, Chandler, AZ 85225
Frequently Asked Questions
What type of property is this?
Day care center - Chandler Boulevard frontage, ample parking, and three private restrooms support the existing childcare operation.
Where is this day care center located?
The property is located at 420 W Chandler Blvd Chandler, AZ.
What is the asking price?
The asking price for this property is $850,000.
What are key features of this property?
This property features: 2,871‑square‑foot freestanding building on an 18,726‑square‑foot lot; Chandler Boulevard frontage with ample on‑site parking; Currently used as a childcare center
