Mixed-Use Property with
For Sale
$6,750,000
860 W Rd 1, Chino Valley, AZ 86323
Fully occupied property combines office space, storage units, and gated residential buildings with attached garages and private outdoor areas.
Property Size36,210 SF
Price / SF$186.41
Days on Market328
Property Features for 860 W Rd 1
General Information
Standard status
Active
Size
36,210 SF
Property subtype
Commercial
Occupancy
100%
Additional Details
Utilities to Site
Yes
Multifamily Units
33
Amenities
common laundry room
gated community
Building Details
Year Built
2014
Buildings
14
Listing Agency:
RealtyONEGroup Mountain Desert
Listed By:
Karen Klabacha · License #SA532438000
(928) 273-0456
Source:
Findyourphoenixazhome
Added: Oct 11, 2025
Changed: Sep 3
Last Checked: Sep 3 at 2:34AM
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 RealtyONEGroup Mountain Desert
Investment Insights
Based on property information with market context.
This mixed-use property combines two commercial buildings with three office spaces each and nine attached storage units. The storage areas have both interior access and exterior roll-up doors, with sheetrock finishes and lighting. A gated residential area includes six duplex buildings with attached one-car garages, back patios, and fenced yards, along with three triplexes featuring one-bedroom, one-bath units, storage rooms, patios, and fenced yards. Three additional fourplexes offer upgraded interiors.
The duplexes and triplexes were built in 2004, while the fourplexes were constructed in 2018. Roofs were replaced in 2018. A common laundry room serves the complex, and each unit is separately metered for water and gas. The property operates with a private water company and town sewer. Occupancy is reported at 100%.
The duplexes and triplexes were built in 2004, while the fourplexes were constructed in 2018. Roofs were replaced in 2018. A common laundry room serves the complex, and each unit is separately metered for water and gas. The property operates with a private water company and town sewer. Occupancy is reported at 100%.
Key Highlights
- 100% occupied mixed‑use property with commercial and residential components
- Two commercial buildings containing three office spaces each
- Nine storage units with interior access and exterior roll‑up doors
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
$488,835
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
7.24%
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%
$9,776,700
$9.8M
Cap Rate 7%
$6,983,357
$7.0M
Cap Rate 9%
$5,431,500
$5.4M
Market Conditions
NOI Build-Up for 36,210 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
$869.0K $24.00/SF
− Vacancy
−$86.9K −$2.40/SF
EGI
$782.1K $21.60/SF
− OpEx
−$293.3K −$8.10/SF
NOI
$488.8K $13.50/SF
Area
Yavapai County, AZ
Vacancy
10.00%
Lease Rate
$24.00 /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%
$9,776,700
Cap Rate 7%
$6,983,357
Cap Rate 9%
$5,431,500
Alternative Uses
Best Use
Mixed Use
$6.98M
$6.11M – $8.15M
NOI $488,835 @ 7.0% cap · market cap 7.24%
Second Best
Multifamily LT 5
$5.92M
$5.18M – $6.91M
NOI $414,576 @ 7.0% cap · market cap 6.14%
Theoretical Best
Warehouse
$12.13M
$10.61M – $14.15M
NOI $849,117 @ 7.0% cap · market cap 12.58%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
33
Residential units
100%
Occupancy
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
152
Businesses Nearby
Explore this area
Business Placement
Demographics for 86323, AZ
18,422
Population
8,541
Households
2.2
Avg Household Size
51
Median Age
19%
College-Educated
90%
High-School Grad
114.7 sq mi
ZIP Area
161
Density / Sq Mi
$62,815
Median Household Income
$37,385
Median Earnings
$1,167
Median Rent
$349,900
Median Home Value
Market
Vacancy Rate% for Multifamily 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?
Mixed-use property - Fully occupied property combines office space, storage units, and gated residential buildings with attached garages and private outdoor areas.
Where is this mixed-use property located?
The property is located at 860 W Rd 1 Chino Valley, AZ.
What is the asking price?
The asking price for this property is $6,750,000.
What are key features of this property?
This property features: 100% occupied mixed‑use property with commercial and residential components; Two commercial buildings containing three office spaces each; Nine storage units with interior access and exterior roll‑up doors
