Off-Grid Cabin on 21
For Sale
$154,999
Pending
5823 Cattle Guard 21.41 Acres Road, Williams, AZ 86046
LAND - Williams, AZ
Property Size710 SF
Lot Size21.41 Acres
Days on Market99
Property Features for 5823 Cattle Guard 21.41 Acres Road
General Information
Property type
Land
Property subtype
Single Family Residence
Zoning description
AR
Exterior features
Level
Subdivision
Other Areas
Lot features
Wire Fence, Wooded
Directions
OFF HWY 64 TURN ONTO E WOODLAND RANCH RD. CONTINUE 3 MILES TO LEFT ON CATTLE GUARD RD. SIGN AND GATE AT END OF RD 1 MILE. GPS: 35.741200, -112.066600
Standard status
Pending
APN
502-26-024C
Size
710 SF
Lot size
21.41 Acres
Taxes and HOA fees
Tax Description
WOODLAND RANCH S2 LOT 108 SIXTEENTH: NW QUARTER: NW SECTION: 10 TOWNSHIP: 27N RANGE: 3E
Tax Annual Amount
541
Legal Description
WOODLAND RANCH S2 LOT 108 SIXTEENTH: NW QUARTER: NW SECTION: 10 TOWNSHIP: 27N RANGE: 3E
Listing Agency:
Long Realty Covey Luxury Properties
(602) 999-1163
Listed By:
Kendall M Weesner · License #SA645571000
(480) 818-2210
Added: May 28
Changed: Aug 17
Last Checked: Sep 3 at 7:06PM
MLS# 261382
Copyright © 2026 White Mountain Association of Realtors. 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.
Built in 2007, this 710 square foot off-grid cabin offers a weekend hideaway or peaceful retreat. Located near Williams, Arizona, the property is adjacent to Arizona State Trust Land, providing privacy and open views. The cabin includes a full kitchen, living and dining area, a bedroom, a bathroom, and an upstairs loft bedroom. Power is supplied by solar panels with an inverter and two backup generators. The water system is pump-driven, featuring two collection tanks and the option to haul water. The three-piece bathroom drains into a septic and leach field. All appliances and furniture are included, such as a propane stove, refrigerator, washer, and dryer. Additional space and convenience are provided by an add-on utility room and two Connex storage containers. The property spans 21.41 acres. Seller financing is available.
Key Highlights
- Off‑grid cabin providing a peaceful retreat or weekend hideaway.
- Arizona State Trust Land adjacent, ensuring privacy and open views.
- Fully furnished, including appliances**, ready for immediate use.
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
$6,010
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
3.88%
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%
$120,200
$120.2K
Cap Rate 7%
$85,857
$85.9K
Cap Rate 9%
$66,778
$66.8K
Market Conditions
NOI Build-Up for 710 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
$11.5K $16.20/SF
− Vacancy
−$575 −$0.81/SF
EGI
$10.9K $15.39/SF
− OpEx
−$4.9K −$6.93/SF
NOI
$6.0K $8.46/SF
Area
Coconino County, AZ
Vacancy
5.00%
Lease Rate
$16.20 /SF/Yr
Expense Ratio
45.00%
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%
$120,200
Cap Rate 7%
$85,857
Cap Rate 9%
$66,778
Alternative Uses
Best Use
Apartment 5plus
$85.9K
$75.1K – $100.2K
NOI $6,010 @ 7.0% cap · market cap 3.88%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$196.3K
$171.8K – $229.0K
NOI $13,740 @ 7.0% cap · market cap 8.86%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Demographics for 86046, AZ
6,310
Population
3,572
Households
1.8
Avg Household Size
48
Median Age
21%
College-Educated
90%
High-School Grad
917.4 sq mi
ZIP Area
7
Density / Sq Mi
$74,583
Median Household Income
$38,616
Median Earnings
$1,186
Median Rent
$367,800
Median Home Value
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Single family property - Secluded cabin near State Trust Land with seller financing.
Where is this single family property located?
The property is located at 5823 Cattle Guard 21.41 Acres Road Williams, AZ.
What is the asking price?
The asking price for this property is $154,999.
What are key features of this property?
This property features: Off‑grid cabin providing a peaceful retreat or weekend hideaway.; Arizona State Trust Land adjacent, ensuring privacy and open views.; Fully furnished, including appliances**, ready for immediate use.
