Storefront Property with Monument
For Sale
Contact for pricing
4409 W Indian School Rd, Phoenix, AZ 85031
C-1-zoned commercial property with on-site parking and a full interior renovation requirement.
Property Size4,760 SF
Price / SF$209.03
Days on Market147
Property Features for 4409 W Indian School Rd
General Information
Standard status
Active
Size
4,760 SF
Property subtype
Retail
Zoning
C-1 – Commercial & Neighborhood Retail
Investment Type
Value Add
Property Condition
Severity
Major Repairs Needed
Evidence
requires a full interior renovation
Amenities
monument signage
on-site parking
Building Details
Year Built
1977
Listing Agency:
MHG Commercial
(602) 750-6986
Listed By:
Nicholas Skogen · License #SA669539000
Source:
Crexi
Added: Apr 6
Changed: Aug 30
Last Checked: Aug 30 at 6:53AM
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 MHG Commercial
Investment Insights
Based on property information with market context.
This 4,760-square-foot storefront property was built in 1977 and includes monument signage and on-site parking. The building requires a full interior renovation, allowing the future configuration to be tailored to the intended commercial use.
The property is located at 4409 W Indian School Rd in Phoenix, Arizona, within West Phoenix. Indian School Road connects surrounding neighborhoods and commercial areas, while the site offers access to major transportation routes. C-1 zoning supports commercial and neighborhood retail use.
The property is located at 4409 W Indian School Rd in Phoenix, Arizona, within West Phoenix. Indian School Road connects surrounding neighborhoods and commercial areas, while the site offers access to major transportation routes. C-1 zoning supports commercial and neighborhood retail use.
Key Highlights
- 4,760‑square‑foot storefront property
- C‑1 – Commercial & Neighborhood Retail zoning
- Built in 1977
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
$53,798
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
5.41%
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%
$1,075,960
$1.1M
Cap Rate 7%
$768,543
$768.5K
Cap Rate 9%
$597,756
$597.8K
Market Conditions
NOI Build-Up for 4,760 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
$85.7K $18.00/SF
− Vacancy
−$8.8K −$1.85/SF
EGI
$76.9K $16.15/SF
− OpEx
−$23.1K −$4.84/SF
NOI
$53.8K $11.30/SF
Area
Phoenix, AZ
Vacancy
10.30%
Lease Rate
$18.00 /SF/Yr
Expense Ratio
30.00%
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%
$1,075,960
Cap Rate 7%
$768,543
Cap Rate 9%
$597,756
Alternative Uses
Best Use
Retail
$768.5K
$672.5K – $896.6K
NOI $53,798 @ 7.0% cap · market cap 5.41%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$1.44M
$1.26M – $1.68M
NOI $100,929 @ 7.0% cap · market cap 10.14%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
781
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 85031, AZ
31,162
Population
8,816
Households
3.5
Avg Household Size
29
Median Age
8%
College-Educated
64%
High-School Grad
4.1 sq mi
ZIP Area
7,600
Density / Sq Mi
$59,641
Median Household Income
$36,097
Median Earnings
$1,503
Median Rent
$240,300
Median Home Value
Market
Vacancy Rate% for Retail in Phoenix, AZ
Questions? Ask Rey
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Similar Off Market Nearby
- UNIVERSAL FLOWERS LLC — 4533 N 50th Dr, Phoenix, AZ 85031
Frequently Asked Questions
What type of property is this?
Storefront property - C-1-zoned commercial property with on-site parking and a full interior renovation requirement.
Where is this storefront property located?
The property is located at 4409 W Indian School Rd Phoenix, AZ.
What is the asking price?
The asking price for this property is $995,000.
What are key features of this property?
This property features: 4,760‑square‑foot storefront property; C‑1 – Commercial & Neighborhood Retail zoning; Built in 1977
