Self Storage Facility with Expansion
New
For Sale
$169,000
4683 State Route 260, Show Low, AZ 85901
Commercial Sale, Show Low, AZ
Property Size735 SF
Lot Size0.87 Acres
Price / SF$229.93
Days on Market4
Property Features for 4683 State Route 260
General Information
Property type
Commercial Sale
Property subtype
Other
Property condition
Under Construction
Subdivision
Clay Springs Un
Lot features
Wooded
Directions
260 West into Clay Springs past general store 1-2 miles on left.
Standard status
Active
APN
208-14-019
Size
735 SF
Lot size
0.87 Acres
Taxes and HOA fees
Tax Description
Section 15,T11n,R19e:That Part Of Sw4 Ne4 Nw4, Lying Swly Of Hwy260
Legal Description
Section 15,T11n,R19e:That Part Of Sw4 Ne4 Nw4, Lying Swly Of Hwy260
Building Details
Year built
2025
Roof type
Metal
Listing Agency:
Advantage Realty Professionals - Lakeside
(928) 368-2040
Listed By:
Liz Engelhart · License #BR558301000
(928) 242-1048
Added: Aug 25
Changed: Aug 26
Last Checked: Aug 28 at 9:06AM
MLS# 262883
Copyright © 2026 White Mountain Association of Realtors. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
This self-storage property includes three new units within a 735-square-foot facility that is under construction. The building is scheduled for completion in 2025 and features a metal roof. The site includes .87 of an acre identified for possible future expansion, with room for an estimated 40-45 additional units depending on final unit sizes.
Located at 4683 State Route 260 in Show Low, the property has highway frontage and easy access. It borders National Forest land, providing a distinct surrounding setting for the facility.
Located at 4683 State Route 260 in Show Low, the property has highway frontage and easy access. It borders National Forest land, providing a distinct surrounding setting for the facility.
Key Highlights
- Three new self‑storage units
- 735‑square‑foot facility under construction
- .87 of an acre for possible expansion
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
$8,520
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%
$170,400
$170.4K
Cap Rate 7%
$121,714
$121.7K
Cap Rate 9%
$94,667
$94.7K
Market Conditions
NOI Build-Up for 735 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
$13.2K $18.00/SF
− Vacancy
−$1.1K −$1.44/SF
EGI
$12.2K $16.56/SF
− OpEx
−$3.7K −$4.97/SF
NOI
$8.5K $11.59/SF
Area
Navajo County, AZ
Vacancy
8.00%
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%
$170,400
Cap Rate 7%
$121,714
Cap Rate 9%
$94,667
Alternative Uses
Best Use
Self Storage
$121.7K
$106.5K – $142.0K
NOI $8,520 @ 7.0% cap · market cap 5.04%
Second Best
Warehouse
$116.2K
$101.7K – $135.6K
NOI $8,133 @ 7.0% cap · market cap 4.81%
Theoretical Best
Specialty Retail
$199.7K
$174.8K – $233.0K
NOI $13,981 @ 7.0% cap · market cap 8.27%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Highway access
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
3
Businesses Nearby
Explore this area
Business Placement
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 Industrial in West region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Self storage facility - Three new storage units are under construction with highway frontage and convenient access.
Where is this self storage facility located?
The property is located at 4683 State Route 260 Show Low, AZ.
What is the asking price?
The asking price for this property is $169,000.
What are key features of this property?
This property features: Three new self‑storage units; 735‑square‑foot facility under construction; .87 of an acre for possible expansion
