Commercial Land with Existing
For Sale
Contact for pricing
4550 East Thomas Road, Phoenix, AZ 85018
R-5-zoned commercial land with a single-level former medical and dental build-out.
Property Size3,219 SF
Price / SF$504.82
Days on Market20
Property Features for 4550 East Thomas Road
General Information
Standard status
Active
Size
3,219 SF
Property subtype
Land
Zoning
R-5, City of Phoenix
Investment Type
Owner/User
Building Details
Stories
1
Listing Agency:
Diamond Properties Inc
Listed By:
Chip Diamond · License #AZ BR004300000
Source:
Crexi
Added: Aug 12
Changed: Aug 29
Last Checked: Aug 29 at 10:15PM
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 Diamond Properties Inc
Investment Insights
Based on property information with market context.
This R-5-zoned commercial land parcel includes an existing single-level building measuring approximately 3,219 square feet. The interior was previously configured for medical and dental use, providing an established structure on the site rather than vacant land alone.
The property encompasses approximately 0.67 acres, or 29,385 SF, with existing access from Thomas Road and 46th Street. Located in Phoenix, Arizona, the parcel is governed by R-5 zoning through the City of Phoenix.
The property encompasses approximately 0.67 acres, or 29,385 SF, with existing access from Thomas Road and 46th Street. Located in Phoenix, Arizona, the parcel is governed by R-5 zoning through the City of Phoenix.
Key Highlights
- Approximately 0.67 acres of commercial land
- Existing building of approximately 3,219 square feet
- Single‑level former medical/dental build‑out
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
$55,105
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
3.39%
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%
$1,102,100
$1.1M
Cap Rate 7%
$787,214
$787.2K
Cap Rate 9%
$612,278
$612.3K
Market Conditions
NOI Build-Up for 3,219 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
$98.9K $30.72/SF
− Vacancy
−$25.4K −$7.90/SF
EGI
$73.5K $22.82/SF
− OpEx
−$18.4K −$5.71/SF
NOI
$55.1K $17.12/SF
Area
Phoenix, AZ
Vacancy
25.70%
Lease Rate
$30.72 /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%
$1,102,100
Cap Rate 7%
$787,214
Cap Rate 9%
$612,278
Alternative Uses
Best Use
Office B
$787.2K
$688.8K – $918.4K
NOI $55,105 @ 7.0% cap · market cap 3.39%
Second Best
Healthcare Medical
$655.6K
$573.6K – $764.8K
NOI $45,890 @ 7.0% cap · market cap 2.82%
Theoretical Best
Office A
$975.1K
$853.2K – $1.14M
NOI $68,254 @ 7.0% cap · market cap 4.20%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1,197
Businesses Nearby
Explore this area
Business Placement
Demographics for 85018, AZ
37,944
Population
19,487
Households
1.9
Avg Household Size
40
Median Age
57%
College-Educated
92%
High-School Grad
15.1 sq mi
ZIP Area
2,513
Density / Sq Mi
$87,637
Median Household Income
$58,555
Median Earnings
$1,411
Median Rent
$805,800
Median Home Value
Market
Vacancy Rate% for Office in Phoenix, AZ
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Commercial land - R-5-zoned commercial land with a single-level former medical and dental build-out.
Where is this commercial land located?
The property is located at 4550 East Thomas Road Phoenix, AZ.
What is the asking price?
The asking price for this property is $1,625,000.
What are key features of this property?
This property features: Approximately 0.67 acres of commercial land; Existing building of approximately 3,219 square feet; Single‑level former medical/dental build‑out
