High-Ceiling Warehouse
For Sale
$165,000
480 N Haskell Avenue, Willcox, AZ 85643
Masonry building with steel structure and fully enclosed high-ceiling warehouse or fabrication bay.
Property Size7,405 SF
Price / SF$68.75
Days on Market94
Property Features for 480 N Haskell Avenue
General Information
Standard status
Active
Size
7,405 SF
Property subtype
Commercial
Zoning
Willcox - CC-1
Taxes and HOA fees
Annual Taxes
$1,823
Building Details
Building Size
7,405 SF
Year Built
1988
Construction
masonry
Listing Agency:
SimpliHom, INC
(520) 603-1002
Listed By:
James Cecil Buchanan
(520) 603-1002
Source:
Canteraland
Added: May 22
Changed: Aug 23
Last Checked: Aug 23 at 4:16AM
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 SimpliHom, INC
Investment Insights
Based on property information with market context.
This original masonry building is approximately 2,400 square feet and includes a steel structure covering the masonry portion and allowing for a second story. The steel building extends to the rear lot line through an alley, creating a fully enclosed, high-ceiling warehouse or fabrication bay.
The property is presented for sale. The configuration is well-suited to operations that benefit from a fully enclosed, high-clearance interior space.
Because the steel structure runs to the rear lot line (alley), the building provides an uninterrupted enclosed workspace from the main portion through to the back of the site.
The property is presented for sale. The configuration is well-suited to operations that benefit from a fully enclosed, high-clearance interior space.
Because the steel structure runs to the rear lot line (alley), the building provides an uninterrupted enclosed workspace from the main portion through to the back of the site.
Key Highlights
- Original 2,400 +/- SF masonry building
- Steel structure over the masonry building allows a second story
- Steel building extends to the rear lot line (alley) for a fully enclosed high‑ceiling warehouse or fabrication bay
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
$13,690
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
8.30%
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%
$273,800
$273.8K
Cap Rate 7%
$195,571
$195.6K
Cap Rate 9%
$152,111
$152.1K
Market Conditions
NOI Build-Up for 2,400 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
$17.9K $7.44/SF
− Vacancy
−$1.7K −$0.73/SF
EGI
$16.1K $6.71/SF
− OpEx
−$2.4K −$1.01/SF
NOI
$13.7K $5.70/SF
Area
Cochise County, AZ
Vacancy
9.80%
Lease Rate
$7.44 /SF/Yr
Expense Ratio
15.00%
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%
$273,800
Cap Rate 7%
$195,571
Cap Rate 9%
$152,111
Alternative Uses
Best Use
Warehouse
$195.6K
$171.1K – $228.2K
NOI $13,690 @ 7.0% cap · market cap 8.30%
Second Best
—
—
no second resolved use
Theoretical Best
Specialty Retail
$355.6K
$311.2K – $414.9K
NOI $24,894 @ 7.0% cap · market cap 15.09%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
456
Businesses Nearby
Balanced
Demand for This Use
Explore this area
Business Placement
Demographics for 85643, AZ
8,208
Population
3,965
Households
2.1
Avg Household Size
41
Median Age
18%
College-Educated
83%
High-School Grad
2,206.7 sq mi
ZIP Area
4
Density / Sq Mi
$56,952
Median Household Income
$32,712
Median Earnings
$700
Median Rent
$161,500
Median Home Value
Market
Vacancy Rate% for Industrial in West region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Similar Off Market Nearby
- Grande Vista Self Storage — 711 N Prescott Ave, Willcox, AZ 85643
Frequently Asked Questions
What type of property is this?
Warehouse - Masonry building with steel structure and fully enclosed high-ceiling warehouse or fabrication bay.
Where is this warehouse located?
The property is located at 480 N Haskell Avenue Willcox, AZ.
What is the asking price?
The asking price for this property is $165,000.
What are key features of this property?
This property features: Original 2,400 +/- SF masonry building; Steel structure over the masonry building allows a second story; Steel building extends to the rear lot line (alley) for a fully enclosed high‑ceiling warehouse or fabrication bay
