One-Story Built-Out Office
For Sale
Contact for pricing
633-705 E Wilcox Dr, Sierra Vista, AZ 85635
One-story built-out office property in the General Commercial zone with convenient access to the regional market.
Property Size8,459 SF
Price / SF$153.68
Days on Market176
Property Features for 633-705 E Wilcox Dr
General Information
Standard status
Active
Size
8,459 SF
Property subtype
OFFICE
Zoning
General Commercial
Additional Details
Road Access
Yes
Building Details
Stories
1
Listing Agency:
Menlo Group Commercial Real Estate
(480) 771-1376
Listed By:
Ryan Edwards · License #SA697072000
(480) 760-5044
Source:
Moodyscre
Added: Mar 24
Changed: Sep 6
Last Checked: Sep 15 at 8:10AM
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 Menlo Group Commercial Real Estate
Investment Insights
Based on property information with market context.
One-story built-out office property totaling 8,459 SF, located at 633-705 E Wilcox Dr in Sierra Vista, AZ. The building is already arranged for office use, supporting straightforward occupancy or immediate tenant fit.
The property is positioned within the General Commercial zone, offering flexibility for commercial office operations. It also benefits from accessibility to the broader regional market, making it practical for organizations looking to serve customers and staff across the area.
The property is positioned within the General Commercial zone, offering flexibility for commercial office operations. It also benefits from accessibility to the broader regional market, making it practical for organizations looking to serve customers and staff across the area.
Key Highlights
- 8,459 SF one‑story built‑out office property
- General Commercial zoning
- Located at 633‑705 E Wilcox Dr in Sierra Vista, AZ
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
$64,661
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
4.97%
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%
$1,293,220
$1.3M
Cap Rate 7%
$923,729
$923.7K
Cap Rate 9%
$718,456
$718.5K
Market Conditions
NOI Build-Up for 8,459 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
$106.6K $12.60/SF
− Vacancy
−$20.4K −$2.41/SF
EGI
$86.2K $10.19/SF
− OpEx
−$21.6K −$2.55/SF
NOI
$64.7K $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%
$1,293,220
Cap Rate 7%
$923,729
Cap Rate 9%
$718,456
Alternative Uses
Best Use
Office B
$923.7K
$808.3K – $1.08M
NOI $64,661 @ 7.0% cap · market cap 4.97%
Second Best
—
—
no second resolved use
Theoretical Best
Specialty Retail
$1.25M
$1.10M – $1.46M
NOI $87,741 @ 7.0% cap · market cap 6.75%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Lease Details
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
950
Businesses Nearby
Explore this area
Business Placement
Demographics for 85635, AZ
35,095
Population
17,138
Households
2
Avg Household Size
41
Median Age
31%
College-Educated
92%
High-School Grad
68.1 sq mi
ZIP Area
515
Density / Sq Mi
$60,822
Median Household Income
$42,247
Median Earnings
$985
Median Rent
$218,100
Median Home Value
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Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Office in West region
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Frequently Asked Questions
What type of property is this?
Office building - One-story built-out office property in the General Commercial zone with convenient access to the regional market.
Where is this office building located?
The property is located at 633-705 E Wilcox Dr Sierra Vista, AZ.
What is the asking price?
The asking price for this property is $1,300,000.
What are key features of this property?
This property features: 8,459 SF one‑story built‑out office property; General Commercial zoning; Located at 633‑705 E Wilcox Dr in Sierra Vista, AZ
