Flex Space with
New
For Sale
$800,000
80 N White Mountain Rd, Show Low, AZ 85901
Adaptable commercial space combines private offices, support rooms, open work area, warehouse capacity, and a side yard.
Property Size7,030 SF
Price / SF$113.80
Days on Market1
Property Features for 80 N White Mountain Rd
General Information
Standard status
Active
Size
7,030 SF
Building Details
Year Built
1967
Listing Agency:
DeLex Realty, LLC - Tempe
Listed By:
Roxanne S Roud · License #SA670605000
(928) 358-4366
Source:
Forestlakescabins
Added: Sep 20
Last Checked: Sep 20 at 2:29PM
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 DeLex Realty, LLC - Tempe
Investment Insights
Based on property information with market context.
Located at 80 N White Mountain Rd in Show Low, this 7,030-square-foot flex property combines office, open-area, and warehouse components. The interior includes two private offices, two bathrooms, and a large open section that can be configured for business operations. The warehouse provides two bay doors, while a side yard extends usable exterior space.
The main building received a new roof in fall 2024. Interior finishes include hardwood, carpet, tile, vinyl, and concrete flooring across the property. Built in 1967, the building also offers a potential leasing component: the existing tenant may consider occupying part of the property under terms agreed with a future owner.
The main building received a new roof in fall 2024. Interior finishes include hardwood, carpet, tile, vinyl, and concrete flooring across the property. Built in 1967, the building also offers a potential leasing component: the existing tenant may consider occupying part of the property under terms agreed with a future owner.
Key Highlights
- 7,030 SF flex property at 80 N White Mountain Rd, Show Low, AZ 85901
- Warehouse area equipped with two bay doors
- Two private offices and two bathrooms
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
$64,060
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
8.01%
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%
$1,281,200
$1.3M
Cap Rate 7%
$915,143
$915.1K
Cap Rate 9%
$711,778
$711.8K
Market Conditions
NOI Build-Up for 7,030 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
$95.3K $13.56/SF
− Vacancy
−$3.8K −$0.54/SF
EGI
$91.5K $13.02/SF
− OpEx
−$27.5K −$3.91/SF
NOI
$64.1K $9.11/SF
Area
Navajo County, AZ
Vacancy
4.00%
Lease Rate
$13.56 /SF/Yr
Expense Ratio
30.00%
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%
$1,281,200
Cap Rate 7%
$915,143
Cap Rate 9%
$711,778
Alternative Uses
Best Use
Flex RnD
$1.44M
$1.26M – $1.68M
NOI $101,070 @ 7.0% cap · market cap 12.63%
Second Best
Warehouse
$1.11M
$972.3K – $1.30M
NOI $77,787 @ 7.0% cap · market cap 9.72%
Theoretical Best
Specialty Retail
$1.91M
$1.67M – $2.23M
NOI $133,726 @ 7.0% cap · market cap 16.72%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
719
Businesses Nearby
Balanced
Demand for This Use
Explore this area
Business Placement
Demographics for 85901, AZ
18,701
Population
12,437
Households
1.5
Avg Household Size
49
Median Age
26%
College-Educated
94%
High-School Grad
263.1 sq mi
ZIP Area
71
Density / Sq Mi
$60,313
Median Household Income
$37,466
Median Earnings
$1,009
Median Rent
$256,300
Median Home Value
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Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Industrial in West region
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Frequently Asked Questions
What type of property is this?
Flex space - Adaptable commercial space combines private offices, support rooms, open work area, warehouse capacity, and a side yard.
Where is this flex space located?
The property is located at 80 N White Mountain Rd Show Low, AZ.
What is the asking price?
The asking price for this property is $800,000.
What are key features of this property?
This property features: 7,030 SF flex property at 80 N White Mountain Rd, Show Low, AZ 85901; Warehouse area equipped with two bay doors; Two private offices and two bathrooms
