Medical Office
For Sale
Contact for pricing
633 East Wilcox Drive, Sierra Vista, AZ 85635
For sale office building offering 8,459 sq. ft. of medical-oriented space.
Property Size8,459 SF
Price / SF$153.68
Days on Market172
Property Features for 633 East Wilcox Drive
General Information
Standard status
Active
Size
8,459 SF
Class
B
Property subtype
Office
Zoning
General Commercial
Occupancy
100%
Investment Type
Owner/User
Building Details
Units
4
Listing Agency:
The Menlo Group Commercial Real Estate LLC
Listed By:
Rich Andrus · License #AZ SA637785000
(602) 363-5545
Source:
Crexi
Added: Mar 18
Changed: Aug 8
Last Checked: Jul 23 at 2:23PM
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 The Menlo Group Commercial Real Estate LLC
Investment Insights
Based on property information with market context.
This for-sale medical office building totals 8,459 square feet and is presented as office space suitable for a variety of professional uses. The offering is listed as an office property, with the available area identified as 8,459 sq. ft.
The property is located at 633 East Wilcox Drive in Sierra Vista, AZ 85635.
Interested parties can review the floor area provided and schedule a tour to evaluate the space firsthand.
The property is located at 633 East Wilcox Drive in Sierra Vista, AZ 85635.
Interested parties can review the floor area provided and schedule a tour to evaluate the space firsthand.
Key Highlights
- Office building for sale with 8,459 sq ft of space
- Space is described as medical‑oriented
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
$79,039
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
6.08%
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%
$1,580,780
$1.6M
Cap Rate 7%
$1,129,129
$1.1M
Cap Rate 9%
$878,211
$878.2K
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
$147.2K $17.40/SF
− Vacancy
−$15.5K −$1.83/SF
EGI
$131.7K $15.57/SF
− OpEx
−$52.7K −$6.23/SF
NOI
$79.0K $9.34/SF
Area
Cochise County, AZ
Vacancy
10.50%
Lease Rate
$17.40 /SF/Yr
Expense Ratio
40.00%
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%
$1,580,780
Cap Rate 7%
$1,129,129
Cap Rate 9%
$878,211
Alternative Uses
Best Use
Healthcare Medical
$1.13M
$988.0K – $1.32M
NOI $79,039 @ 7.0% cap · market cap 6.08%
Second Best
Office B
$923.7K
$808.3K – $1.08M
NOI $64,661 @ 7.0% cap · market cap 4.97%
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
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
950
Businesses Nearby
Under-served
Demand for This Use
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
Market
Vacancy Rate% for Office in West region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Medical Office Space - For sale office building offering 8,459 sq. ft. of medical-oriented space.
Where is this medical office space located?
The property is located at 633 East Wilcox Drive 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: Office building for sale with 8,459 sq ft of space; Space is described as medical‑oriented
