Turnkey Restaurant and
For Sale
$998,570
60 S 10th Street, Tombstone, AZ 85638
COMMERCIAL - Tombstone, AZ
Property Size6,654 SF
Lot Size0.52 Acres
Price / SF$150.07
Days on Market157
Property Features for 60 S 10th Street
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
Cochise - Call
Parking
42
Security features
Security Lighting
Interior features
Bath Exhaust Out, Energy Star Appliance
Accessibility
Accessible Approach with Ramp, Accessible Doors
Lot features
Corner Lot, East/ West Exposure, North/ South Exposure
Directions
East on Fremont Street to S 10th Street to Johnny Ringo's on Corner of 10th Street and Allen Street
Subdivision
Cochise
Standard status
Active
APN
109-13-065A
Size
6,654 SF
Lot size
0.52 Acres
Taxes and HOA fees
Tax Year
2025
Tax Description
Tombstone Lots 18 Thru 23 Blk 24
Tax Annual Amount
12177
Legal Description
Tombstone Lots 18 Thru 23 Blk 24
Utilities
Heating system
Forced Air, Natural Gas
Cooling system
Central Air, Zoned, Ceiling Fan(s)
Water source
Public
Building Details
Year built
2003
Building materials
Frame - Stucco
Roof type
Metal, Rolled Hot Mop, Built-Up
Listing Agency:
Realty Executives Arizona Territory · Realty Executives International
(520) 314-3255
Listed By:
Nina J Marvcesim · License #SA508805000
(520) 585-0885
Added: Mar 7
Changed: Aug 4
Last Checked: Aug 11 at 11:06PM
MLS# 22607785
Copyright © 2026 Multiple Listing Service of Southern Arizona. 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.
This for-sale hospitality property is configured as a turnkey restaurant and bar offering featuring two venues: Johnny Ringo's Bar & Restaurant and The Depot Steakhouse. The building totals 6,654 square feet on a 0.52-acre lot and is presented with FF&E included for immediate operation.
Located at 60 S 10th Street in Tombstone, the property is described as being just steps from Allen Street, placing the businesses in the heart of the area’s visitor-oriented atmosphere. Indoor and outdoor seating are included, supporting year-round use through changing weather conditions. The setup also supports full bar service.
For buyers and operators seeking a ready-to-run food and beverage concept in Tombstone, this package combines two established on-site dining brands with the equipment and furnishings needed to open promptly. The property’s restaurant-focused configuration, along with indoor/outdoor seating and bar operations, supports tenants who want to operate a hospitality program rather than start from a raw buildout. Please note that zoning information is listed as “Cochise - Call,” and prospective buyers should confirm permitted uses and operating requirements directly with the appropriate authorities.
Located at 60 S 10th Street in Tombstone, the property is described as being just steps from Allen Street, placing the businesses in the heart of the area’s visitor-oriented atmosphere. Indoor and outdoor seating are included, supporting year-round use through changing weather conditions. The setup also supports full bar service.
For buyers and operators seeking a ready-to-run food and beverage concept in Tombstone, this package combines two established on-site dining brands with the equipment and furnishings needed to open promptly. The property’s restaurant-focused configuration, along with indoor/outdoor seating and bar operations, supports tenants who want to operate a hospitality program rather than start from a raw buildout. Please note that zoning information is listed as “Cochise - Call,” and prospective buyers should confirm permitted uses and operating requirements directly with the appropriate authorities.
Key Highlights
- Includes Johnny Ringo's Bar & Restaurant and The Depot Steakhouse, offering indoor/outdoor seating and full bar service
- Turnkey setup includes all FF&E for immediate operation
- Built in 2003 with frame stucco construction and a roof with metal, built‑up, and rolled hot mop materials
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
$69,019
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
6.91%
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%
$1,380,380
$1.4M
Cap Rate 7%
$985,986
$986.0K
Cap Rate 9%
$766,878
$766.9K
Market Conditions
NOI Build-Up for 6,654 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
$99.8K $15.00/SF
− Vacancy
−$7.8K −$1.17/SF
EGI
$92.0K $13.83/SF
− OpEx
−$23.0K −$3.46/SF
NOI
$69.0K $10.37/SF
Area
Cochise County, AZ
Vacancy
7.80%
Lease Rate
$15.00 /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%
$1,380,380
Cap Rate 7%
$985,986
Cap Rate 9%
$766,878
Alternative Uses
Best Use
Specialty Retail
$986.0K
$862.7K – $1.15M
NOI $69,019 @ 7.0% cap · market cap 6.91%
Second Best
—
—
no second resolved use
Theoretical Best
—
—
same as Best Use
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
339
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Demographics for 85638, AZ
1,886
Population
1,127
Households
1.7
Avg Household Size
61
Median Age
18%
College-Educated
93%
High-School Grad
270.0 sq mi
ZIP Area
7
Density / Sq Mi
$56,172
Median Household Income
$37,891
Median Earnings
$779
Median Rent
$170,800
Median Home Value
Market
Vacancy Rate% for Retail in West region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Conventional restaurant - Turnkey restaurant and bar property with indoor/outdoor seating and full bar service, offered for immediate operation.
Where is this conventional restaurant located?
The property is located at 60 S 10th Street Tombstone, AZ.
What is the asking price?
The asking price for this property is $998,570.
What are key features of this property?
This property features: Includes Johnny Ringo's Bar & Restaurant and The Depot Steakhouse, offering indoor/outdoor seating and full bar service; Turnkey setup includes all FF&E for immediate operation; Built in 2003 with frame stucco construction and a roof with metal, built‑up, and rolled hot mop materials
