Live-Work Property with
For Sale
$599,900
Pending
579 N State Route 89, Chino Valley, AZ 86323
Commercial zoning pairs with multiple residences and a large workshop.
Property Size6,068 SF
Days on Market213
Property Features for 579 N State Route 89
General Information
Standard status
Pending
Size
6,068 SF
Property subtype
Commercial
Building Details
Year Built
1978
Listing Agency:
Keller Williams Arizona Realty
(928) 308-0074
Listed By:
Timothy Brown · License #SA687697000
Source:
Findyourphoenixhome
Added: Jan 28
Changed: Aug 29
Last Checked: Aug 25 at 6:33AM
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 Arizona Realty
Investment Insights
Based on property information with market context.
This live-work property combines residential accommodations with substantial workspace on 2.63 acres. The 6,068-square-foot property includes a 4-bedroom, 2-bath main residence, a separate 2-bedroom, 1-bath guest house, and a 1-bedroom, 1-bath apartment above a large garage and workshop. Two oversized roll-up doors provide access to the workshop, which can accommodate equipment storage, trades-related activity, or business operations as described for the property. A small pool is also included.
Located at 579 N State Route 89 in Chino Valley, the property is zoned commercial and was built in 1978. Private well and septic systems serve the site. The combination of multiple living areas, workshop space, and commercial zoning creates a flexible configuration for an owner-user, rental arrangement, or live-work operation, subject to applicable regulations.
Located at 579 N State Route 89 in Chino Valley, the property is zoned commercial and was built in 1978. Private well and septic systems serve the site. The combination of multiple living areas, workshop space, and commercial zoning creates a flexible configuration for an owner-user, rental arrangement, or live-work operation, subject to applicable regulations.
Key Highlights
- 2.63‑acre commercial‑zoned live‑work property
- 6,068‑square‑foot property built in 1978
- 4‑bedroom, 2‑bath main residence
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
$52,885
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
8.82%
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%
$1,057,700
$1.1M
Cap Rate 7%
$755,500
$755.5K
Cap Rate 9%
$587,611
$587.6K
Market Conditions
NOI Build-Up for 6,068 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
$85.2K $14.04/SF
− Vacancy
−$3.8K −$0.63/SF
EGI
$81.4K $13.41/SF
− OpEx
−$28.5K −$4.69/SF
NOI
$52.9K $8.72/SF
Area
Yavapai County, AZ
Vacancy
4.50%
Lease Rate
$14.04 /SF/Yr
Expense Ratio
35.00%
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%
$1,057,700
Cap Rate 7%
$755,500
Cap Rate 9%
$587,611
Alternative Uses
Best Use
Industrial
$1.67M
$1.46M – $1.95M
NOI $117,183 @ 7.0% cap · market cap 19.53%
Second Best
Office B
$1.26M
$1.10M – $1.47M
NOI $88,254 @ 7.0% cap · market cap 14.71%
Theoretical Best
Warehouse
$2.03M
$1.78M – $2.37M
NOI $142,293 @ 7.0% cap · market cap 23.72%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
147
Businesses Nearby
Explore this area
Business Placement
Demographics for 86323, AZ
18,422
Population
8,541
Households
2.2
Avg Household Size
51
Median Age
19%
College-Educated
90%
High-School Grad
114.7 sq mi
ZIP Area
161
Density / Sq Mi
$62,815
Median Household Income
$37,385
Median Earnings
$1,167
Median Rent
$349,900
Median Home Value
Market
Vacancy Rate% for Office 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?
Live-work space - Commercial zoning pairs with multiple residences and a large workshop.
Where is this live-work space located?
The property is located at 579 N State Route 89 Chino Valley, AZ.
What is the asking price?
The asking price for this property is $599,900.
What are key features of this property?
This property features: 2.63‑acre commercial‑zoned live‑work property; 6,068‑square‑foot property built in 1978; 4‑bedroom, 2‑bath main residence
