Office Units with Conversion
For Sale
$480,000
Pending
911 E Deuce Of Clubs, Show Low, AZ 85901
Existing office property near downtown events and civic offices, with possible adaptation for medical or food-service use subject to permits.
Property Size1,728 SF
Days on Market48
Property Features for 911 E Deuce Of Clubs
General Information
Standard status
Pending
Size
1,728 SF
Taxes and HOA fees
Annual Taxes
$2,665
Listing Agency:
West USA Realty
(928) 242-2688
Listed By:
Trish Lawler · License #SA682805000
(928) 242-2688
Source:
Exprealty
Added: Jun 22
Changed: Aug 8
Last Checked: Aug 8 at 2:24AM
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 West USA Realty
Investment Insights
Based on property information with market context.
This 1,728-square-foot office property is currently configured for office use and occupies two parcels identified as 210-14-052 and 210-14-053. The existing layout may support a change to medical or food-service operations, with any required permits and approvals to be confirmed with the City of Show Low.
The property is located at 911 E Deuce Of Clubs in downtown Show Low, near Frontier Fields and City Hall. Its position along Deuce of Clubs places the building within the downtown activity area and provides a central setting for continued office occupancy or a permitted change in use.
The property is located at 911 E Deuce Of Clubs in downtown Show Low, near Frontier Fields and City Hall. Its position along Deuce of Clubs places the building within the downtown activity area and provides a central setting for continued office occupancy or a permitted change in use.
Key Highlights
- 1,728‑square‑foot office property
- Two parcels: 210‑14‑052 and 210‑14‑053
- Currently used for office purposes
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
$25,863
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
5.39%
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%
$517,260
$517.3K
Cap Rate 7%
$369,471
$369.5K
Cap Rate 9%
$287,367
$287.4K
Market Conditions
NOI Build-Up for 1,728 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
$50.2K $29.04/SF
− Vacancy
−$7.1K −$4.09/SF
EGI
$43.1K $24.95/SF
− OpEx
−$17.2K −$9.98/SF
NOI
$25.9K $14.97/SF
Area
Navajo County, AZ
Vacancy
14.10%
Lease Rate
$29.04 /SF/Yr
Expense Ratio
40.00%
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%
$517,260
Cap Rate 7%
$369,471
Cap Rate 9%
$287,367
Alternative Uses
Best Use
Healthcare Medical
$369.5K
$323.3K – $431.1K
NOI $25,863 @ 7.0% cap · market cap 5.39%
Second Best
Office B
$335.3K
$293.4K – $391.1K
NOI $23,468 @ 7.0% cap · market cap 4.89%
Theoretical Best
Specialty Retail
$469.6K
$410.9K – $547.8K
NOI $32,870 @ 7.0% cap · market cap 6.85%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
755
Businesses Nearby
Explore this area
Business Placement
Demographics for 85901, AZ
18,701
Population
12,437
Households
1.5
Avg Household Size
49
Median Age
26%
College-Educated
94%
High-School Grad
263.1 sq mi
ZIP Area
71
Density / Sq Mi
$60,313
Median Household Income
$37,466
Median Earnings
$1,009
Median Rent
$256,300
Median Home Value
Market
Vacancy Rate% for Office in West region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Office units - Existing office property near downtown events and civic offices, with possible adaptation for medical or food-service use subject to permits.
Where is this office units located?
The property is located at 911 E Deuce Of Clubs Show Low, AZ.
What is the asking price?
The asking price for this property is $480,000.
What are key features of this property?
This property features: 1,728‑square‑foot office property; Two parcels: 210‑14‑052 and 210‑14‑053; Currently used for office purposes
