Office Building with Signage
8545 N Black Cyn Highway, Phoenix, AZ 85021
- Added:
- Oct 6, 2025
- Days on Market:
- 253
- Last Refresh:
- Jun 14 at 11:06 pm
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
- 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
Utilities
- Heating system
- Natural Gas, Electric (Heating)
- Cooling system
- Central Air
Building Details
- Year built
- 1980
- Roof type
- Shingle
Listing agent April L Keys (602) 750-5555
Listing office HomeSmart 8388 E Hartford Dr Ste 100, Scottsdale, AZ (602) 230-7600
Listing date Oct 6, 2025
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.
HighLights
- High‑traffic location with 200K+ daily vehicle exposure off I‑17 Freeway.
- Prior permit for large freeway sign (renewal possibility) and second monument sign installed.
- Zoned Commercial C‑1 District offering endless end‑user possibilities.
- Includes all office furniture.
- Functional layout: 1 open floor office, 3 private offices, conference room, kitchen, 2 remodeled bathrooms & laundry.
- Security system (self or paid monitoring option) and Cat 5 wiring.
Overview
This small office building is configured for practical day-to-day operations, with one open floor office, three full private offices, a conference room, and a kitchen area. The interior includes two remodeled bathrooms and a laundry closet, along with Cat 5 wiring throughout. The property also includes an air conditioner that is routinely maintained, and a security system with the option of self- or paid monitoring. Office furniture is included with the sale, supporting a move-in-ready transition for an end user.
The building is located at 8545 N Black Cyn Highway, right off the I-17 Freeway access road in the Phoenix metro area. The seller cites 200K+ vehicle exposure daily. A prior permit has been granted for a large 30 ft. +/- high freeway sign, with renewal possibility, and a second monument sign has been installed.
Zoned C-1 (Neighborhood Retail/Office), the property has been used as a security office in the past, with other end-user possibilities potentially available under the stated zoning. With approximately 7+ parking spaces, the layout and site improvements are suited for office users seeking a compact footprint and straightforward space planning within a commercially zoned setting. Review the documents tab for additional zoning and potential use information.
The building is located at 8545 N Black Cyn Highway, right off the I-17 Freeway access road in the Phoenix metro area. The seller cites 200K+ vehicle exposure daily. A prior permit has been granted for a large 30 ft. +/- high freeway sign, with renewal possibility, and a second monument sign has been installed.
Zoned C-1 (Neighborhood Retail/Office), the property has been used as a security office in the past, with other end-user possibilities potentially available under the stated zoning. With approximately 7+ parking spaces, the layout and site improvements are suited for office users seeking a compact footprint and straightforward space planning within a commercially zoned setting. Review the documents tab for additional zoning and potential use information.
Local 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 local authorities.
Property Profile
Location Intelligence
Current Use by Public Records
Russell Security
Security Service
CDS Group Inc
Computer & Electronic Repair
Location Insight
- Map
- Local Demand
- City
- Phoenix
- County
- Maricopa
- State
- Arizona
- Longitude
- -112.114839
- Latitude
- 33.561755
Nearby Similar for Sale
FAQs
What type of property is this?
Office building - Small office building with included furniture, multiple interior workspaces, and prior permit for a large freeway sign.
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: High‑traffic location with **200K+ daily vehicle exposure off I‑17 Freeway.**; Prior permit for large freeway sign (renewal possibility) and second monument sign installed.; Zoned Commercial C‑1 District offering endless end‑user possibilities.
