Two-Unit Retail
For Sale
$175,000
495 S Avenue A, San Manuel, AZ 85631
Commercial Sale, San Manuel, AZ
Property Size1,600 SF
Lot Size0.05 Acres
Price / SF$109.38
Days on Market1681
Property Features for 495 S Avenue A
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
San Manuel - CALL
Lot features
Corner Lot
Directions
Highway 77 , south on Veterans memorial Blvd., west on McNab, right on G Ave left on Ave A to property on right
Subdivision
Pinal
Standard status
Active
APN
307-08-386
Size
1,600 SF
Lot size
0.05 Acres
Taxes and HOA fees
Tax Year
2024
Tax Description
long Legal
Tax Annual Amount
8452
Legal Description
long Legal
Utilities
Heating system
Natural Gas, Zoned
Cooling system
Evaporative Cooling, Central Air
Building Details
Year built
1980
Building materials
Slump Block
Roof type
Membrane
Listing Agency:
HomeSmart Advantage Group · HomeSmart International
(520) 505-3000
Listed By:
Bonnie Bushey · License #SA023691000
(520) 237-5204
Added: Jan 13, 2022
Changed: Aug 19
Last Checked: Aug 21 at 7:06PM
MLS# 22201134
Copyright © 2026 Multiple Listing Service of Southern Arizona. 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 retail building offers two fully rented units within a 1,600-square-foot structure. Unit A operates as a hair salon, and Unit B operates as a laundromat. Both tenants are described as long-term, and the new owner must honor the existing leases. All personal property, including salon equipment and washers/dryers, belongs to the tenants and is not included in the sale.
The property is located at 495 S Avenue A in San Manuel, AZ 85631, within Pinal County. It is identified as a portion of parcel 307-08-386, and property taxes are based on the entire parcel.
As part of an ownership transfer subject to in-place lease obligations, this asset is configured to support two distinct retail operations under separate unit use.
The property is located at 495 S Avenue A in San Manuel, AZ 85631, within Pinal County. It is identified as a portion of parcel 307-08-386, and property taxes are based on the entire parcel.
As part of an ownership transfer subject to in-place lease obligations, this asset is configured to support two distinct retail operations under separate unit use.
Key Highlights
- 1,600 sq ft commercial building with two fully rented units (Unit A hair salon, Unit B laundromat)
- Both tenants are long‑term and in place; new owner must honor existing leases
- Personal property stays with tenants and is not included (salon equipment, washers/dryers)
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
$15,708
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
8.98%
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%
$314,160
$314.2K
Cap Rate 7%
$224,400
$224.4K
Cap Rate 9%
$174,533
$174.5K
Market Conditions
NOI Build-Up for 1,600 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
$24.0K $15.00/SF
− Vacancy
−$1.6K −$0.98/SF
EGI
$22.4K $14.03/SF
− OpEx
−$6.7K −$4.21/SF
NOI
$15.7K $9.82/SF
Area
Pinal County, AZ
Vacancy
6.50%
Lease Rate
$15.00 /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%
$314,160
Cap Rate 7%
$224,400
Cap Rate 9%
$174,533
Alternative Uses
Best Use
Retail
$224.4K
$196.4K – $261.8K
NOI $15,708 @ 7.0% cap · market cap 8.98%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$442.3K
$387.1K – $516.1K
NOI $30,964 @ 7.0% cap · market cap 17.69%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
100%
Occupancy
Location Intelligence
Trade Area within ½ mile
95
Businesses Nearby
Explore this area
Business Placement
Demographics for 85631, AZ
3,179
Population
1,602
Households
2
Avg Household Size
46
Median Age
11%
College-Educated
88%
High-School Grad
118.6 sq mi
ZIP Area
27
Density / Sq Mi
$47,969
Median Household Income
$31,315
Median Earnings
$740
Median Rent
$112,900
Median Home Value
Market
Vacancy Rate% for Retail in West region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Retail space - A 1,600-square-foot building with two long-term retail tenants, including a hair salon and laundromat.
Where is this retail space located?
The property is located at 495 S Avenue A San Manuel, AZ.
What is the asking price?
The asking price for this property is $175,000.
What are key features of this property?
This property features: 1,600 sq ft commercial building with two fully rented units (Unit A hair salon, Unit B laundromat); Both tenants are long‑term and in place; new owner must honor existing leases; Personal property stays with tenants and is not included (salon equipment, washers/dryers)
