Freestanding Office
For Sale
Under Contract
$489,900
8545 N Black Cyn Highway, Phoenix, AZ 85021
COMMERCIAL - Phoenix, AZ
Property Size1,720 SF
Lot Size0.16 Acres
Price / SF$284.83
Days on Market300
Property Features for 8545 N Black Cyn Highway
General Information
Property type
Commercial Sale
Property subtype
Other
Security features
Security System
Window features
Double Pane Windows
Subdivision
Other Areas
Directions
East side Access Road of the I-17 Freeway between Northern and Dunlap
Standard status
Active Under Contract
APN
158-03-004
Size
1,720 SF
Lot size
0.16 Acres
Taxes and HOA fees
Tax Description
LOT 1 FREEWAY PARK LOT 158-193, 201-236 MCR 007332, FREEWAY PARK LOT 1 NELY 70'
Tax Annual Amount
4415
Legal Description
LOT 1 FREEWAY PARK LOT 158-193, 201-236 MCR 007332, FREEWAY PARK LOT 1 NELY 70'
Utilities
Heating system
Natural Gas, Electric (Heating)
Cooling system
Central Air
Building Details
Year built
1980
Roof type
Shingle
Listing Agency:
HomeSmart
(602) 230-7600
Listed By:
April L Keys · License #SA539073000
(602) 750-5555
Added: Oct 6, 2025
Changed: Jul 9
Last Checked: Aug 1 at 10:06AM
MLS# 258247
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 for-sale office building includes an open-floor office area, three full private offices, a conference room, and a kitchen area with a standing desk configuration. The space also features two remodeled bathrooms and a laundry closet, along with Cat 5 wiring and an air conditioner that is routinely maintained. The offering includes all office furniture, and a security system is available with an option for self or paid monitoring.
The property is located off I-17 access road in the Phoenix metro area, with mention of vehicle exposure and the ability to support a freeway sign. Public remarks also note a prior permit granted for a large 30 ft. +/- high freeway sign, along with renewal possibility, and that a second monument sign has been installed. Zoning is listed as Commercial C-1 District–Neighborhood Retail/Office.
On-site improvements include 7+/- parking spaces. The property size is stated as 1,720 square feet, and the lot size is listed as 0.16 acres. Prior use is described as a security office, with additional end-user possibilities referenced in the remarks and zoning/potential use information noted as available in the docs tab.
The property is located off I-17 access road in the Phoenix metro area, with mention of vehicle exposure and the ability to support a freeway sign. Public remarks also note a prior permit granted for a large 30 ft. +/- high freeway sign, along with renewal possibility, and that a second monument sign has been installed. Zoning is listed as Commercial C-1 District–Neighborhood Retail/Office.
On-site improvements include 7+/- parking spaces. The property size is stated as 1,720 square feet, and the lot size is listed as 0.16 acres. Prior use is described as a security office, with additional end-user possibilities referenced in the remarks and zoning/potential use information noted as available in the docs tab.
Key Highlights
- Office building built in 1980 with central air and natural gas/electric heating
- Zoned Commercial C‑1 (neighborhood retail/office); used as a security office in the past
- Located right off I‑17 freeway access road with 200K+ vehicle exposure daily (per remarks)
Financial Insights For Office B
Simulate Cap Rate and NOI
NOI Build-Up
- 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.
| Component | $ | $/SF |
|---|---|---|
| Gross rent | $52.8k | $30.72 |
| − Vacancy | −$13.6k | −$7.90 |
| EGI | $39.3k | $22.82 |
| − OpEx | −$9.8k | −$5.71 |
| NOI | $29.4k | $17.12 |
1,720 SF · lease $30.72/SF/yr · vacancy 25.70% · expense 25.00%
Alternative Uses
Best Use
Office B
$420.6K
$368.1K – $490.7K
NOI $29,444 @ 7.0% cap · market cap 6.01%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$521.0K
$455.9K – $607.8K
NOI $36,470 @ 7.0% cap · market cap 7.44%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
200,000 VPD
Traffic count
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
1,369
Businesses Nearby
Explore this area
Business Placement
Demographics for 85021, AZ
40,943
Population
18,136
Households
2.3
Avg Household Size
35
Median Age
33%
College-Educated
87%
High-School Grad
6.9 sq mi
ZIP Area
5,934
Density / Sq Mi
$58,481
Median Household Income
$38,147
Median Earnings
$1,221
Median Rent
$433,000
Median Home Value
Market
Vacancy Rate% for Office in Phoenix, AZ
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Office building - Freestanding office building with multiple private offices, conference room, and remodeled restrooms on about seven parking spaces.
Where is this office building located?
The property is located at 8545 N Black Cyn Highway Phoenix, AZ.
What is the asking price?
The asking price for this property is $489,900.
What are key features of this property?
This property features: Office building built in 1980 with central air and natural gas/electric heating; Zoned Commercial C‑1 (neighborhood retail/office); used as a security office in the past; Located right off I‑17 freeway access road with 200K+ vehicle exposure daily (per remarks)
