Flex Space with
New
For Sale
$800,000
80 N White Mountain Road, Show Low, AZ 85901
Commercial Sale, Show Low, AZ
Property Size7,030 SF
Lot Size0.24 Acres
Price / SF$113.80
Days on Market1
Property Features for 80 N White Mountain Road
General Information
Property type
Commercial Sale
Property subtype
Other
Window features
Double Pane Windows
Patio and Porch features
Deck
Exterior features
Rain Gutters
Subdivision
Show Low Unsub
Lot features
Landscaped
Directions
60 to E on 260, to property on right
Standard status
Active
APN
210-16-056
Size
7,030 SF
Lot size
0.24 Acres
Taxes and HOA fees
Tax Description
SEC 20, T10N, R22E: SHOW LOW TOWNSITE: S 53.5' OF LOT 4, BLK 6....LESS HWY R/W
Tax Annual Amount
2556
Legal Description
SEC 20, T10N, R22E: SHOW LOW TOWNSITE: S 53.5' OF LOT 4, BLK 6....LESS HWY R/W
Utilities
Heating system
Forced Air, Natural Gas
Cooling system
Central Air
Building Details
Year built
1967
Roof type
Rolled Hot Mop, Metal
Listing Agency:
West USA Realty - Show Low
(800) 937-8872
Listed By:
Reina Angela Vallery · License #SA577955000
(928) 242-7869
Added: Sep 3
Last Checked: Sep 3 at 7:06PM
MLS# 263005
Copyright © 2026 White Mountain Association of Realtors. 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 7,030-square-foot flex property, built in 1967, combines office and warehouse functions on a 0.24-acre parcel. The layout includes two private offices, two bathrooms, a broad open area for customization, and a warehouse equipped with two bay doors. A small side yard runs alongside the warehouse. Interior finishes include hardwood, carpet, tile, vinyl, and concrete flooring.
The building received a new roof in fall 2024. Building systems include forced-air heating fueled by natural gas and central air conditioning. Exterior features include rain gutters and a deck. The current tenant may be interested in leasing part of the property from a future owner, subject to mutually agreeable terms.
The building received a new roof in fall 2024. Building systems include forced-air heating fueled by natural gas and central air conditioning. Exterior features include rain gutters and a deck. The current tenant may be interested in leasing part of the property from a future owner, subject to mutually agreeable terms.
Key Highlights
- 7,030‑square‑foot flex property on a 0.24‑acre parcel
- Two private offices and two bathrooms
- Warehouse includes two bay doors and an adjacent side yard
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
Office B
$1.36M
$1.19M – $1.59M
NOI $95,473 @ 7.0% cap · market cap 11.93%
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
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
741
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
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?
Flex space - Commercial property combining private offices, bathrooms, adaptable open space, and warehouse access with two bay doors.
Where is this flex space located?
The property is located at 80 N White Mountain Road 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‑square‑foot flex property on a 0.24‑acre parcel; Two private offices and two bathrooms; Warehouse includes two bay doors and an adjacent side yard
