Sports Lounge with Pool
For Sale
$1,999,999
4481 S White Mountain Rd Unit 2, Show Low, AZ 85901
Established bar and entertainment venue with indoor and outdoor seating, a full bar, and on-site parking.
Property Size7,202 SF
Price / SF$277.70
Days on Market136
Property Features for 4481 S White Mountain Rd Unit 2
General Information
Standard status
Active
Size
7,202 SF
Property subtype
Commercial
Additional Details
Business Included
Yes
Building Details
Year Built
1979
Listing Agency:
Re/Max Fine Properties-Pinetop
(480) 792-9500
Listed By:
Tamie L Aguilera · License #SA663378000
Source:
Niki.eastvalleyazhomesforsale
Added: Apr 16
Changed: Aug 29
Last Checked: Aug 25 at 7:23AM
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 Re/Max Fine Properties-Pinetop
Investment Insights
Based on property information with market context.
This 7,202-square-foot sports lounge, built in 1979, combines a full-service bar with a recreation-focused layout. The venue includes multiple pool tables, indoor and outdoor seating, and space suited to karaoke, group gatherings, and other entertainment programming. Its format supports both casual visits and organized pool play, with darts enthusiasts also identified among the customer base.
The property is located at 4481 S White Mountain Rd Unit 2 in Show Low, Arizona, and includes ample on-site parking. The operation serves local regulars, social groups, service industry professionals, tourists, cabin owners, and visitors from nearby Pinetop-Lakeside and surrounding communities. The lounge’s late-night format and recurring customer activity are central to its existing business model.
The property is located at 4481 S White Mountain Rd Unit 2 in Show Low, Arizona, and includes ample on-site parking. The operation serves local regulars, social groups, service industry professionals, tourists, cabin owners, and visitors from nearby Pinetop-Lakeside and surrounding communities. The lounge’s late-night format and recurring customer activity are central to its existing business model.
Key Highlights
- 7,202‑square‑foot sports lounge at 4481 S White Mountain Rd Unit 2
- Multiple pool tables accommodate casual play and league activity
- Full bar with an established repeat customer base
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
$136,998
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
6.85%
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%
$2,739,960
$2.7M
Cap Rate 7%
$1,957,114
$2.0M
Cap Rate 9%
$1,522,200
$1.5M
Market Conditions
NOI Build-Up for 7,202 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
$187.5K $26.04/SF
− Vacancy
−$4.9K −$0.68/SF
EGI
$182.7K $25.36/SF
− OpEx
−$45.7K −$6.34/SF
NOI
$137.0K $19.02/SF
Area
Navajo County, AZ
Vacancy
2.60%
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%
$2,739,960
Cap Rate 7%
$1,957,114
Cap Rate 9%
$1,522,200
Alternative Uses
Best Use
Specialty Retail
$1.96M
$1.71M – $2.28M
NOI $136,998 @ 7.0% cap · market cap 6.85%
Second Best
—
—
no second resolved use
Theoretical Best
—
—
same as Best Use
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
Turnkey business
Opportunity
Location Intelligence
Trade Area within ½ mile
473
Businesses Nearby
219k
Monthly Visits Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Foot Traffic Nearby
Apparel 42%
Dining 25%
Superstores 12%
Home Improvements & Furnishings 10%
Ross Dress for Less
Apparel
28,306 visits/mo
0.1 miles
Big Lots
Superstores
25,518 visits/mo
0.1 miles
Jack in the Box
Dining
17,687 visits/mo
0.1 miles
Dollar Tree
Shops & Services
16,995 visits/mo
0.1 miles
JCPenney
Apparel
15,755 visits/mo
0.0 miles
Demographics for 85901, AZ
18,701
Population
12,437
Households
1.5
Avg Household Size
49
Median Age
26%
College-Educated
94%
High-School Grad
263.1 sq mi
ZIP Area
71
Density / Sq Mi
$60,313
Median Household Income
$37,466
Median Earnings
$1,009
Median Rent
$256,300
Median Home Value
Market
Vacancy Rate% for Retail in West region
Questions? Ask Rey
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Similar Off Market Nearby
- One Eyed Jacks Sports Lounge — 4481 S White Mountain Rd # 2, Show Low, AZ 85901
Frequently Asked Questions
What type of property is this?
Bar & Pub - Established bar and entertainment venue with indoor and outdoor seating, a full bar, and on-site parking.
Where is this bar & pub located?
The property is located at 4481 S White Mountain Rd Unit 2 Show Low, AZ.
What is the asking price?
The asking price for this property is $1,999,999.
What are key features of this property?
This property features: 7,202‑square‑foot sports lounge at 4481 S White Mountain Rd Unit 2; Multiple pool tables accommodate casual play and league activity; Full bar with an established repeat customer base
