Industrial Property with Three
For Sale
$1,300,000
4975 W Pretzer Rd, Eloy, AZ 85131
Industrial site with multiple improvements, paved access, on-site utilities, and equipment supporting storage or adaptive reuse.
Property Size14,448 SF
Lot Size62.20 Acres
Price / SF$89.98
Days on Market221
Property Features for 4975 W Pretzer Rd
General Information
Standard status
Active
Size
14,448 SF
Lot size
62.20 Acres
Property subtype
Commercial
Site & Location
Road Access
Yes
Utilities to Site
Yes
Building Details
Year Built
1954
Buildings
3
Listing Agency:
Keller Williams Legacy One Realty
(520) 251-1034
Listed By:
Jeril Benedict · License #SA559234000
Source:
Phoenixhomehunter
Added: Jan 19
Changed: Aug 28
Last Checked: Aug 28 at 12:24PM
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 Keller Williams Legacy One Realty
Investment Insights
Based on property information with market context.
This 62.2-acre industrial property includes three buildings, including one connected with the historic “Dickey Cotton Gin.” Improvements include a large industrial two-ram baler system reported operational at the time of listing, along with a private well, storage tank, propane tank, and on-site electric service.
The property is located at 4975 W Pretzer Rd in Eloy, Arizona, with access from two paved roads. Built in 1954, the site may support industrial, agricultural, storage, or adaptive reuse applications, subject to applicable zoning. Buyers are responsible for verifying the acreage, improvements, equipment, and other property details.
The property is located at 4975 W Pretzer Rd in Eloy, Arizona, with access from two paved roads. Built in 1954, the site may support industrial, agricultural, storage, or adaptive reuse applications, subject to applicable zoning. Buyers are responsible for verifying the acreage, improvements, equipment, and other property details.
Key Highlights
- 62.2‑acre industrial property with three buildings
- One building associated with the historic “Dickey Cotton Gin”
- Large industrial two‑ram baler system reported operational at listing
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
$70,167
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
5.40%
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%
$1,403,340
$1.4M
Cap Rate 7%
$1,002,386
$1.0M
Cap Rate 9%
$779,633
$779.6K
Market Conditions
NOI Build-Up for 14,448 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
$114.4K $7.92/SF
− Vacancy
−$14.2K −$0.98/SF
EGI
$100.2K $6.94/SF
− OpEx
−$30.1K −$2.08/SF
NOI
$70.2K $4.86/SF
Area
Pinal County, AZ
Vacancy
12.40%
Lease Rate
$7.92 /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%
$1,403,340
Cap Rate 7%
$1,002,386
Cap Rate 9%
$779,633
Alternative Uses
Best Use
Warehouse
$2.12M
$1.86M – $2.48M
NOI $148,554 @ 7.0% cap · market cap 11.43%
Second Best
Industrial
$1.00M
$877.1K – $1.17M
NOI $70,167 @ 7.0% cap · market cap 5.40%
Theoretical Best
Office A
$3.99M
$3.50M – $4.66M
NOI $279,601 @ 7.0% cap · market cap 21.51%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Paved road access
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
Explore this area
Business Placement
Demographics for 85131, AZ
16,723
Population
5,381
Households
3.1
Avg Household Size
38
Median Age
13%
College-Educated
77%
High-School Grad
306.7 sq mi
ZIP Area
55
Density / Sq Mi
$55,137
Median Household Income
$26,957
Median Earnings
$940
Median Rent
$243,700
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.
Frequently Asked Questions
What type of property is this?
Industrial property - Industrial site with multiple improvements, paved access, on-site utilities, and equipment supporting storage or adaptive reuse.
Where is this industrial property located?
The property is located at 4975 W Pretzer Rd Eloy, AZ.
What is the asking price?
The asking price for this property is $1,300,000.
What are key features of this property?
This property features: 62.2‑acre industrial property with three buildings; One building associated with the historic “Dickey Cotton Gin”; Large industrial two‑ram baler system reported operational at listing
