Santa Fe-Style Modular Office
For Sale
$225,000
585 N Frontage Road, Pearce, AZ 85625
Corner-lot property offers flexible office accommodations, a covered rear porch, and a matching storage shed.
Property Size1,530 SF
Lot Size1.11 Acres
Price / SF$147.06
Days on Market325
Property Features for 585 N Frontage Road
General Information
Standard status
Active
Size
1,530 SF
Total Parking Spaces
12
Lot size
1.11 Acres
Property subtype
Commercial
Zoning
Cochise - GB
Site & Location
Highway Access
Yes
Road Access
Yes
Taxes and HOA fees
Annual Taxes
$2,114
Building Details
Building Size
1,530 SF
Year Built
2004
Buildings
1
Construction
Santa Fe style modular
Listing Agency:
Cochise Central
(520) 762-6655
Listed By:
Kevin Todd · License #BR531458000
(520) 762-6655
Source:
Canteraland
Added: Sep 18, 2025
Changed: Aug 3
Last Checked: Aug 8 at 11:03AM
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 Cochise Central
Investment Insights
Based on property information with market context.
Built in 2004, this Santa Fe-style modular office building provides 1,530 square feet of adaptable workspace on a 1.11-acre parcel. The interior includes an open reception area with extensive windows, a break room, two private offices with storage, and a large conference room that can also serve as office space. A matching storage shed is included, and the rear porch overlooks the Dragoon Mountains.
The property occupies a corner lot along Frontage Road just off Hwy 191, providing a defined roadside position. Its C-2 zoning designation is listed as Cochise - GB. The building was previously used as a real estate office and is identified as suitable for business or single-family use.
The property occupies a corner lot along Frontage Road just off Hwy 191, providing a defined roadside position. Its C-2 zoning designation is listed as Cochise - GB. The building was previously used as a real estate office and is identified as suitable for business or single-family use.
Key Highlights
- 1.11‑acre parcel with a 1,530 SF modular office building
- C‑2 zoning listed as Cochise - GB
- Corner lot along Frontage Road, just off Hwy 191
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
$11,695
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
5.20%
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%
$233,900
$233.9K
Cap Rate 7%
$167,071
$167.1K
Cap Rate 9%
$129,944
$129.9K
Market Conditions
NOI Build-Up for 1,530 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
$19.3K $12.60/SF
− Vacancy
−$3.7K −$2.41/SF
EGI
$15.6K $10.19/SF
− OpEx
−$3.9K −$2.55/SF
NOI
$11.7K $7.64/SF
Area
Cochise County, AZ
Vacancy
19.11%
Lease Rate
$12.60 /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%
$233,900
Cap Rate 7%
$167,071
Cap Rate 9%
$129,944
Alternative Uses
Best Use
Office B
$167.1K
$146.2K – $194.9K
NOI $11,695 @ 7.0% cap · market cap 5.20%
Second Best
—
—
no second resolved use
Theoretical Best
Specialty Retail
$226.7K
$198.4K – $264.5K
NOI $15,870 @ 7.0% cap · market cap 7.05%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
Yes
Highway access
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
15
Businesses Nearby
Explore this area
Business Placement
Demographics for 85625, AZ
1,871
Population
1,437
Households
1.3
Avg Household Size
63
Median Age
36%
College-Educated
93%
High-School Grad
338.4 sq mi
ZIP Area
6
Density / Sq Mi
$51,042
Median Household Income
$53,246
Median Earnings
$800
Median Rent
$158,500
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?
Office building - Corner-lot property offers flexible office accommodations, a covered rear porch, and a matching storage shed.
Where is this office building located?
The property is located at 585 N Frontage Road Pearce, AZ.
What is the asking price?
The asking price for this property is $225,000.
What are key features of this property?
This property features: 1.11‑acre parcel with a 1,530 SF modular office building; C‑2 zoning listed as Cochise - GB; Corner lot along Frontage Road, just off Hwy 191
