Triplex with Rear
For Sale
$675,000
8472 E Lakeshore Dr, Prescott Valley, AZ 86314
The property contains one three-bedroom residence and two two-bedroom units.
Property Size2,640 SF
Price / SF$255.68
Days on Market14
Property Features for 8472 E Lakeshore Dr
General Information
Standard status
Active
Size
2,640 SF
Property subtype
Multi-Family
Property Condition
Severity
Repairs Needed
Evidence
lots of TLC here!
Units
Unit Mix
1 x 3BR, 2 x 2BR
Multifamily Units
3
Amenities
storage buildings
common area
Trex deck
Building Details
Year Built
1985
Listing Agency:
Simpson & Company
Listed By:
C'Ann Simpson · License #BR006049000
(928) 848-1818
Source:
Searchprescotthouses
Added: Sep 19
Changed: Oct 1
Last Checked: Oct 1 at 11:59AM
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 Simpson & Company
Investment Insights
Based on property information with market context.
Built in 1985, this 2,640-square-foot triplex includes one three-bedroom unit and two two-bedroom units. The three-bedroom residence sits near street level, while the lower apartments are accessed from a sloped driveway. One lower unit is vacant, and the other is owner-occupied. Unit #1 has a Trex deck, and the property also includes a fenced rear common area, several 7' x 9' storage buildings, and a metal garage or carport. A seasonal area beside one lower unit has removable panels. The roof and Unit #1’s A/C are newer.
The property is on E Lakeshore Dr near Mountain View Park and the community lake. A white picket fence and yard art border the property along the street.
The property is on E Lakeshore Dr near Mountain View Park and the community lake. A white picket fence and yard art border the property along the street.
Key Highlights
- Three units: one three‑bedroom residence and two two‑bedroom apartments
- 2,640 square feet; built in 1985
- Fenced rear common area and multiple 7' x 9' storage buildings
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
$30,226
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
4.48%
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%
$604,520
$604.5K
Cap Rate 7%
$431,800
$431.8K
Cap Rate 9%
$335,844
$335.8K
Market Conditions
NOI Build-Up for 2,640 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
$45.9K $17.40/SF
− Vacancy
−$2.8K −$1.04/SF
EGI
$43.2K $16.36/SF
− OpEx
−$13.0K −$4.91/SF
NOI
$30.2K $11.45/SF
Area
Yavapai County, AZ
Vacancy
6.00%
Lease Rate
$17.40 /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%
$604,520
Cap Rate 7%
$431,800
Cap Rate 9%
$335,844
Alternative Uses
Best Use
Multifamily LT 5
$431.8K
$377.8K – $503.8K
NOI $30,226 @ 7.0% cap · market cap 4.48%
Second Best
Apartment 5plus
$402.0K
$351.8K – $469.0K
NOI $28,140 @ 7.0% cap · market cap 4.17%
Theoretical Best
Warehouse
$884.4K
$773.8K – $1.03M
NOI $61,907 @ 7.0% cap · market cap 9.17%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Lease Details
3
Residential units
Location Intelligence
Trade Area within ½ mile
336
Businesses Nearby
Explore this area
Business Placement
Demographics for 86314, AZ
39,461
Population
16,806
Households
2.3
Avg Household Size
44
Median Age
23%
College-Educated
89%
High-School Grad
26.6 sq mi
ZIP Area
1,483
Density / Sq Mi
$67,263
Median Household Income
$37,829
Median Earnings
$1,432
Median Rent
$363,700
Median Home Value
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Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Multifamily in West region
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Frequently Asked Questions
What type of property is this?
Triplex - The property contains one three-bedroom residence and two two-bedroom units.
Where is this triplex located?
The property is located at 8472 E Lakeshore Dr Prescott Valley, AZ.
What is the asking price?
The asking price for this property is $675,000.
What are key features of this property?
This property features: Three units: one three‑bedroom residence and two two‑bedroom apartments; 2,640 square feet; built in 1985; Fenced rear common area and multiple 7' x 9' storage buildings
