Mixed-Use Property with
For Sale
$6,750,000
860 W Road 1 South, Chino Valley, AZ 86323
Income-producing property combines office space, storage units, and a gated residential community with separately metered utilities.
Property Size36,210 SF
Days on Market191
Property Features for 860 W Road 1 South
General Information
Standard status
Active
Size
36,210 SF
Property subtype
Commercial
Zoning
CL
Occupancy
100%
Additional Details
Utilities to Site
Yes
Multifamily Units
33
Taxes and HOA fees
Annual Taxes
$38,804
Amenities
gated community
common laundry room
Building Details
Building Size
36,210 SF
Year Built
2014
Buildings
14
Listing Agency:
RealtyONEGroup Mountain Desert
(928) 273-0456
Listed By:
Karen Klabacha · License #SA532438000
(928) 273-0456
Source:
Sunhaven-realestate
Added: Feb 19
Changed: Aug 29
Last Checked: Aug 24 at 11:21AM
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 36,210-square-foot mixed-use property combines office, storage, and residential improvements. Two commercial buildings contain three office spaces each, with nine attached storage units featuring internal access, exterior roll-up doors, sheetrock finishes, and lighting. The gated residential area includes six duplexes with attached one-car garages, back patios, and fenced yards; three triplexes with 1-bedroom, 1-bath layouts, storage rooms, patios, and fenced yards; and three fourplexes with upgraded interiors. A shared laundry room serves the complex.
The duplexes and triplexes were built in 2004, with roofs replaced in 2018. Each fourplex was built in 2018. Every unit is separately metered for water and gas. The property also operates with a private water company and connects to town sewer. Occupancy is reported at 100%.
The duplexes and triplexes were built in 2004, with roofs replaced in 2018. Each fourplex was built in 2018. Every unit is separately metered for water and gas. The property also operates with a private water company and connects to town sewer. Occupancy is reported at 100%.
Key Highlights
- 36,210‑square‑foot mixed‑use property with office, storage, and residential components
- Two commercial buildings with three office spaces each
- Nine storage units with internal doors 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
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Frequently Asked Questions
What type of property is this?
Mixed-use property - Income-producing property combines office space, storage units, and a gated residential community with separately metered utilities.
Where is this mixed-use property located?
The property is located at 860 W Road 1 South 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: 36,210‑square‑foot mixed‑use property with office, storage, and residential components; Two commercial buildings with three office spaces each; Nine storage units with internal doors and exterior roll‑up doors
