Freestanding Commercial Building on High-Traffic
For Sale
$2,525,000
460 N Switzer Canyon DR., Flagstaff, AZ 86001
10,000 SF commercial building with high visibility and accessibility.
Property Size10,000 SF
Price / SF$252.50
Days on Market148
Property Features for 460 N Switzer Canyon DR.
General Information
Standard status
Active
Size
10,000 SF
Property subtype
Retail
Building Details
Year Built
1975
Listing Agency:
Coldwell Banker Dallas Real Estate
Listed By:
Darien Degher · License #SA640115000
(928) 607-3749
Source:
Cbcworldwide
Added: Apr 8
Changed: Jul 10
Last Checked: Apr 8 at 8:42PM
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 Coldwell Banker Dallas Real Estate
Investment Insights
Based on property information with market context.
This 10,000 square foot freestanding commercial building is positioned along a highly trafficked, mixed-use corridor, offering outstanding visibility and accessibility. Zoned Highway Commercial, the building is suited for a range of uses, including medical, professional services, retail, or specialty commercial users. The flexible floor plan allows for efficient single-tenant occupancy or the potential for subdivision, enhancing adaptability to changing market demands. Prominent frontage along a major thoroughfare ensures strong exposure to daily traffic counts, while the surrounding mix of residential, office, and retail uses supports consistent consumer and employee activity. The freestanding configuration provides identity, signage opportunities, and convenient on-site parking. It is a compelling option for owner-users seeking long-term control or investors pursuing stable income with future upside. This property offers a strategic blend of visibility, zoning flexibility, and functional design in a growing commercial corridor.
Key Highlights
- 10,000 sq ft freestanding commercial building with high visibility and accessibility.
- Zoned Highway Commercial, suitable for medical, professional services, retail, or specialty commercial uses.
- Flexible floor plan** allows for single‑tenant occupancy or subdivision.
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
$137,934
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
5.46%
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%
$2,758,680
$2.8M
Cap Rate 7%
$1,970,486
$2.0M
Cap Rate 9%
$1,532,600
$1.5M
Market Conditions
NOI Build-Up for 10,000 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
$232.8K $23.28/SF
− Vacancy
−$48.9K −$4.89/SF
EGI
$183.9K $18.39/SF
− OpEx
−$46.0K −$4.60/SF
NOI
$137.9K $13.79/SF
Area
Coconino County, AZ
Vacancy
21.00%
Lease Rate
$23.28 /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%
$2,758,680
Cap Rate 7%
$1,970,486
Cap Rate 9%
$1,532,600
Alternative Uses
Best Use
Office B
$1.97M
$1.72M – $2.30M
NOI $137,934 @ 7.0% cap · market cap 5.46%
Second Best
Retail
$1.73M
$1.51M – $2.02M
NOI $120,952 @ 7.0% cap · market cap 4.79%
Theoretical Best
Office A
$2.76M
$2.42M – $3.23M
NOI $193,523 @ 7.0% cap · market cap 7.66%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1,055
Businesses Nearby
Balanced
Demand for This Use
Explore this area
Business Placement
Demographics for 86001, AZ
37,093
Population
15,364
Households
2.4
Avg Household Size
27
Median Age
55%
College-Educated
96%
High-School Grad
290.4 sq mi
ZIP Area
128
Density / Sq Mi
$62,587
Median Household Income
$24,346
Median Earnings
$1,505
Median Rent
$570,900
Median Home Value
Market
Vacancy Rate% for Office in West region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Storefront property - 10,000 SF commercial building with high visibility and accessibility.
Where is this storefront property located?
The property is located at 460 N Switzer Canyon DR. Flagstaff, AZ.
What is the asking price?
The asking price for this property is $2,525,000.
What are key features of this property?
This property features: 10,000 sq ft freestanding commercial building with **high visibility and accessibility**.; Zoned Highway Commercial, suitable for medical, professional services, retail, or specialty commercial uses.; Flexible floor plan** allows for single‑tenant occupancy or subdivision.
