Office Unit with Monument
New
For Sale
Contact for pricing
5540 W GLENDALE Avenue 5, Glendale, AZ 85301
Flexible commercial space in a two-story center supports creative office, professional services, or boutique retail use.
Property Size10 SF
Price / SF$200
Days on Market4
Property Features for 5540 W GLENDALE Avenue 5
General Information
Standard status
Active
Size
10 SF
Property subtype
Comm/Industry Lease
Site & Location
Corner Location
Yes
Road Access
Yes
Building Details
Year Built
1975
Stories
2
Listing Agency:
W and Partners, LLC
(623) 388-1338
Listed By:
Paul Sanchez
(623) 388-1338
Source:
Juliebradfeldt
Added: Aug 26
Changed: Aug 28
Last Checked: Aug 29 at 9:20AM
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 W and Partners, LLC
Investment Insights
Based on property information with market context.
Unit 5 is located within a two-story commercial center constructed in 1975 and offers flexible space for office-oriented operations. The property information supports creative office, professional services, boutique retail, and co-working uses, providing a range of potential commercial applications.
The unit sits at the corner of W Glendale Avenue and 52nd Avenue in Downtown Glendale, with exposure along a major arterial road. Monument signage opportunities and on-site parking are available, while the location provides access to the greater Phoenix metro area.
The unit sits at the corner of W Glendale Avenue and 52nd Avenue in Downtown Glendale, with exposure along a major arterial road. Monument signage opportunities and on-site parking are available, while the location provides access to the greater Phoenix metro area.
Key Highlights
- Unit 5 in a two‑story commercial center built in 1975
- Flexible format suited to creative office, professional services, boutique retail, or co‑working use
- Corner position at W Glendale Avenue and 52nd Avenue in Downtown Glendale
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
$153
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
7.65%
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%
$3,060
$3.1K
Cap Rate 7%
$2,186
$2.2K
Cap Rate 9%
$1,700
$1.7K
Market Conditions
NOI Build-Up for 10 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
$264 $26.40/SF
− Vacancy
−$59 −$5.94/SF
EGI
$205 $20.46/SF
− OpEx
−$51 −$5.12/SF
NOI
$153 $15.35/SF
Area
Glendale, AZ
Vacancy
22.50%
Lease Rate
$26.40 /SF/Yr
Expense Ratio
25.00%
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%
$3,060
Cap Rate 7%
$2,186
Cap Rate 9%
$1,700
Alternative Uses
Best Use
Office B
$2.2K
$1.9K – $2.6K
NOI $153 @ 7.0% cap · market cap 7.65%
Second Best
Retail
$1.6K
$1.4K – $1.9K
NOI $115 @ 7.0% cap · market cap 5.75%
Theoretical Best
Office A
$3.1K
$2.8K – $3.7K
NOI $220 @ 7.0% cap · market cap 11.00%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
1,509
Businesses Nearby
Explore this area
Business Placement
Demographics for 85301, AZ
67,380
Population
24,019
Households
2.8
Avg Household Size
30
Median Age
11%
College-Educated
71%
High-School Grad
9.3 sq mi
ZIP Area
7,245
Density / Sq Mi
$47,422
Median Household Income
$33,727
Median Earnings
$1,189
Median Rent
$218,100
Median Home Value
Market
Vacancy Rate% for Office in West region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Office units - Flexible commercial space in a two-story center supports creative office, professional services, or boutique retail use.
Where is this office units located?
The property is located at 5540 W GLENDALE Avenue 5 Glendale, AZ.
What are key features of this property?
This property features: Unit 5 in a two‑story commercial center built in 1975; Flexible format suited to creative office, professional services, boutique retail, or co‑working use; Corner position at W Glendale Avenue and 52nd Avenue in Downtown Glendale
