Retail Storefront with Pole
New
For Sale
$240,000
955 W 4th Street, Benson, AZ 85602
B-2 zoned commercial property with side-yard flexibility and utility availability in an established retail corridor.
Property Size1,096 SF
Lot Size0.26 Acres
Price / SF$218.98
Days on Market2
Property Features for 955 W 4th Street
General Information
Standard status
Active
Size
1,096 SF
Lot size
0.26 Acres
Property subtype
Commercial
Zoning
B-2
Site & Location
Pylon Signage
Yes
Utilities to Site
Yes
Building Details
Year Built
1979
Buildings
1
Building Size
1,096 SF
Listing Agency:
Hartmann Commercial Real Estate LLC
Listed By:
Alain Hartmann · License #5722
(520) 332-6000
Source:
Tucson-re
Added: Sep 6
Last Checked: Sep 7 at 5:05AM
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 Hartmann Commercial Real Estate LLC
Investment Insights
Based on property information with market context.
This 1,096-square-foot storefront building, constructed in 1979, occupies an 11,250-square-foot B-2 zoned lot. The property includes a substantial side yard that can support parking, storage, outdoor display, or other permitted uses. Major utilities are available to the site.
Positioned on W. 4th Street, the property sits beside the Walmart parking lot and the Subway and Little Caesars retail strip. An approximately 20-foot-high illuminated pole sign provides a prominent roadside identification feature. The combination of a compact retail/office building, flexible outdoor area, and established commercial surroundings supports a range of permitted commercial applications.
Positioned on W. 4th Street, the property sits beside the Walmart parking lot and the Subway and Little Caesars retail strip. An approximately 20-foot-high illuminated pole sign provides a prominent roadside identification feature. The combination of a compact retail/office building, flexible outdoor area, and established commercial surroundings supports a range of permitted commercial applications.
Key Highlights
- 1,096 SF building on an 11,250 SF B‑2 zoned lot
- Approximately 20‑foot‑high illuminated pole sign
- Side yard provides space for parking, storage, or outdoor display
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
$8,378
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
3.49%
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%
$167,560
$167.6K
Cap Rate 7%
$119,686
$119.7K
Cap Rate 9%
$93,089
$93.1K
Market Conditions
NOI Build-Up for 1,096 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
$13.8K $12.60/SF
− Vacancy
−$2.6K −$2.41/SF
EGI
$11.2K $10.19/SF
− OpEx
−$2.8K −$2.55/SF
NOI
$8.4K $7.64/SF
Area
Cochise County, AZ
Vacancy
19.11%
Lease Rate
$12.60 /SF/Yr
Expense Ratio
25.00%
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%
$167,560
Cap Rate 7%
$119,686
Cap Rate 9%
$93,089
Alternative Uses
Best Use
Office B
$119.7K
$104.7K – $139.6K
NOI $8,378 @ 7.0% cap · market cap 3.49%
Second Best
Retail
$101.1K
$88.4K – $117.9K
NOI $7,075 @ 7.0% cap · market cap 2.95%
Theoretical Best
Specialty Retail
$162.4K
$142.1K – $189.5K
NOI $11,368 @ 7.0% cap · market cap 4.74%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
361
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Demographics for 85602, AZ
10,198
Population
5,386
Households
1.9
Avg Household Size
54
Median Age
26%
College-Educated
91%
High-School Grad
847.5 sq mi
ZIP Area
12
Density / Sq Mi
$53,725
Median Household Income
$32,471
Median Earnings
$760
Median Rent
$195,500
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?
Storefront property - B-2 zoned commercial property with side-yard flexibility and utility availability in an established retail corridor.
Where is this storefront property located?
The property is located at 955 W 4th Street Benson, AZ.
What is the asking price?
The asking price for this property is $240,000.
What are key features of this property?
This property features: 1,096 SF building on an 11,250 SF B‑2 zoned lot; Approximately 20‑foot‑high illuminated pole sign; Side yard provides space for parking, storage, or outdoor display
