Live-Work Property with Detached
For Sale
Contact for pricing
8358 Silver Creek Drive, Show Low, AZ 85901
Versatile live-work property with a detached garage, commercial or residential zoning, and lake privileges rights included.
Property Size864 SF
Price / SF$364.58
Days on Market51
Property Features for 8358 Silver Creek Drive
General Information
Standard status
Active
Size
864 SF
Property subtype
Office
Zoning
C-R
Additional Details
Utilities to Site
Yes
Drive-In Doors
2
Building Details
Year Built
1982
Buildings
2
Units
1
Listing Agency:
United Country Arizona Country Real Estate
Listed By:
Doreen Letson · License #AZ BR646242000
(623) 777-9082
Source:
Crexi
Added: Jul 15
Changed: Aug 24
Last Checked: Aug 28 at 10:52PM
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 United Country Arizona Country Real Estate
Investment Insights
Based on property information with market context.
This versatile live-work property is zoned for either commercial or residential use and includes ownership rights to enjoy White Mountain Lake privileges. The primary building offers three bedrooms or office spaces, one bathroom, a kitchen area, washer and dryer hookups, and a spacious living or reception area. Two access points and a graveled driveway support convenient entry, with water, septic, and electric already in place.
An approximately 860-square-foot detached garage is also included, with concrete floors and roll-up doors for vehicles, equipment, storage, or workshop use.
The property includes additional site improvements noted in the remarks, including security fencing, and a cargo container along with a completed building foundation. An adjoining parcel is available by the same owner.
An approximately 860-square-foot detached garage is also included, with concrete floors and roll-up doors for vehicles, equipment, storage, or workshop use.
The property includes additional site improvements noted in the remarks, including security fencing, and a cargo container along with a completed building foundation. An adjoining parcel is available by the same owner.
Key Highlights
- Zoned for either commercial or residential use, offering live‑work flexibility for the buyer
- Main building totals 864 SF and includes 3 bedrooms or office spaces, plus 1 bathroom
- Property includes washer and dryer hookups, kitchen area, and a spacious living or reception area
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
$13,373
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
4.25%
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%
$267,460
$267.5K
Cap Rate 7%
$191,043
$191.0K
Cap Rate 9%
$148,589
$148.6K
Market Conditions
NOI Build-Up for 864 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
$22.5K $26.04/SF
− Vacancy
−$1.1K −$1.28/SF
EGI
$21.4K $24.76/SF
− OpEx
−$8.0K −$9.29/SF
NOI
$13.4K $15.48/SF
Area
Navajo County, AZ
Vacancy
4.90%
Lease Rate
$26.04 /SF/Yr
Expense Ratio
37.50%
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%
$267,460
Cap Rate 7%
$191,043
Cap Rate 9%
$148,589
Alternative Uses
Best Use
Mixed Use
$191.0K
$167.2K – $222.9K
NOI $13,373 @ 7.0% cap · market cap 4.25%
Second Best
Office B
$167.6K
$146.7K – $195.6K
NOI $11,734 @ 7.0% cap · market cap 3.73%
Theoretical Best
Specialty Retail
$234.8K
$205.4K – $273.9K
NOI $16,435 @ 7.0% cap · market cap 5.22%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Drive-in doors
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
27
Businesses Nearby
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
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Frequently Asked Questions
What type of property is this?
Live-work space - Versatile live-work property with a detached garage, commercial or residential zoning, and lake privileges rights included.
Where is this live-work space located?
The property is located at 8358 Silver Creek Drive Show Low, AZ.
What is the asking price?
The asking price for this property is $315,000.
What are key features of this property?
This property features: Zoned for either commercial or residential use, offering live‑work flexibility for the buyer; Main building totals 864 SF and includes 3 bedrooms or office spaces, plus 1 bathroom; Property includes washer and dryer hookups, kitchen area, and a spacious living or reception area
