Freestanding Retail
For Sale
$2,400,000
460 N Switzer Canyon Dr, Flagstaff, AZ 86001
Highway Commercial zoning, on-site parking, and a flexible layout support varied commercial occupancy options.
Property Size10,000 SF
Price / SF$240
Days on Market201
Property Features for 460 N Switzer Canyon Dr
General Information
Standard status
Active
Size
10,000 SF
Property subtype
Commercial
Zoning
Highway Commercial
Building Details
Year Built
1975
Buildings
1
Listing Agency:
Coldwell Banker Northland
Listed By:
Darien D Degher · License #SA640115000
(928) 607-3749
Source:
Searchflagstaffhouses
Added: Mar 5
Changed: Sep 17
Last Checked: Sep 22 at 4:57PM
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 Northland
Investment Insights
Based on property information with market context.
This freestanding 10,000-square-foot commercial building offers a flexible interior configuration that can accommodate a single occupant or be divided into multiple spaces. The property is suited to retail, medical, professional services, and other specialty commercial uses identified under its Highway Commercial zoning. On-site parking and signage opportunities add practical functionality for customer-facing operations.
Built in 1975, the property is located at 460 N Switzer Canyon Dr in Flagstaff, Arizona. The surrounding corridor includes residential, office, and retail uses, creating a mixed commercial setting. Its standalone configuration gives the building a distinct presence along the thoroughfare while supporting adaptable occupancy planning.
Built in 1975, the property is located at 460 N Switzer Canyon Dr in Flagstaff, Arizona. The surrounding corridor includes residential, office, and retail uses, creating a mixed commercial setting. Its standalone configuration gives the building a distinct presence along the thoroughfare while supporting adaptable occupancy planning.
Key Highlights
- 10,000‑square‑foot freestanding commercial building
- Highway Commercial zoning
- Flexible layout for single‑tenant use or potential 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
$120,952
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
5.04%
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%
$2,419,040
$2.4M
Cap Rate 7%
$1,727,886
$1.7M
Cap Rate 9%
$1,343,911
$1.3M
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
$184.8K $18.48/SF
− Vacancy
−$12.0K −$1.20/SF
EGI
$172.8K $17.28/SF
− OpEx
−$51.8K −$5.18/SF
NOI
$121.0K $12.10/SF
Area
Coconino County, AZ
Vacancy
6.50%
Lease Rate
$18.48 /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%
$2,419,040
Cap Rate 7%
$1,727,886
Cap Rate 9%
$1,343,911
Alternative Uses
Best Use
Retail
$1.73M
$1.51M – $2.02M
NOI $120,952 @ 7.0% cap · market cap 5.04%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$2.76M
$2.42M – $3.23M
NOI $193,523 @ 7.0% cap · market cap 8.06%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Unlock full access to Insights
Subscribe to Realmo Intelligence
Open Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
1,055
Businesses Nearby
173k
Monthly Visits Nearby
Explore this area
Business Placement
Foot Traffic Nearby
Dining 42%
Groceries 35%
Apparel 11%
Shops & Services 9%
Fry's
Groceries
60,196 visits/mo
0.2 miles
Starbucks
Dining
28,598 visits/mo
0.4 miles
Culver's
Dining
25,398 visits/mo
0.4 miles
SONIC Drive In
Dining
19,121 visits/mo
0.5 miles
Goodwill
Apparel
18,484 visits/mo
0.2 miles
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
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
View Realmo Analytics
Market
Vacancy Rate% for Retail in West region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Retail space - Highway Commercial zoning, on-site parking, and a flexible layout support varied commercial occupancy options.
Where is this retail space 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 $2,400,000.
What are key features of this property?
This property features: 10,000‑square‑foot freestanding commercial building; Highway Commercial zoning; Flexible layout for single‑tenant use or potential subdivision
