Green Valley Office
For Sale
Contact for pricing
518 E White House Canyon Rd, Green Valley, AZ 85614
Office unit available for sale or lease in Green Valley.
Property Size2,321 SF
Price / SF$175
Days on Market830
Property Features for 518 E White House Canyon Rd
General Information
Standard status
Active
Size
2,321 SF
Class
B
Property subtype
Office
Building Details
Year Built
2001
Stories
1
Listing Agency:
CBRE - Tucson
(602) 735-1926
Listed By:
Bruce Suppes · License #AZ SA543260000
Source:
Crexi
Added: May 14, 2024
Changed: Aug 8
Last Checked: Aug 20 at 8:21PM
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 CBRE - Tucson
Investment Insights
Based on property information with market context.
This commercial real estate property, built in 2001, offers approximately 2,321 square feet of space. It is identified by Assessor Parcel Number 304-72-0100. The property is available for sale at a price of $406,175, which equates to $175 per square foot. Alternatively, it is available for lease at a rate of $21.00 per square foot on a modified gross basis. The property is located in Green Valley, Arizona.
Key Highlights
- Available for sale or lease, offering flexibility for your business needs.
- Size: ±2,321 SF
- Sale Price: $406,175 ($175/SF)
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
$36,725
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
9.04%
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%
$734,500
$734.5K
Cap Rate 7%
$524,643
$524.6K
Cap Rate 9%
$408,056
$408.1K
Market Conditions
NOI Build-Up for 2,321 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
$54.6K $23.52/SF
− Vacancy
−$5.6K −$2.42/SF
EGI
$49.0K $21.10/SF
− OpEx
−$12.2K −$5.27/SF
NOI
$36.7K $15.82/SF
Area
Pima County, AZ
Vacancy
10.30%
Lease Rate
$23.52 /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%
$734,500
Cap Rate 7%
$524,643
Cap Rate 9%
$408,056
Alternative Uses
Best Use
Office B
$524.6K
$459.1K – $612.1K
NOI $36,725 @ 7.0% cap · market cap 9.04%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$713.8K
$624.6K – $832.8K
NOI $49,966 @ 7.0% cap · market cap 12.30%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
206
Businesses Nearby
Explore this area
Business Placement
Demographics for 85614, AZ
25,789
Population
16,985
Households
1.5
Avg Household Size
71
Median Age
42%
College-Educated
95%
High-School Grad
131.9 sq mi
ZIP Area
196
Density / Sq Mi
$62,599
Median Household Income
$28,780
Median Earnings
$1,198
Median Rent
$272,900
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 - Office unit available for sale or lease in Green Valley.
Where is this office units located?
The property is located at 518 E White House Canyon Rd Green Valley, AZ.
What is the asking price?
The asking price for this property is $406,175.
What are key features of this property?
This property features: Available for sale or lease, offering flexibility for your business needs.; Size: ±2,321 SF; Sale Price: $406,175 ($175/SF)
