Turnkey Feed Store with
For Sale
$499,000
Evergreen Ln, Pinetop, AZ 85935
SINGLE_FAMILY - Pinetop/Lakeside, AZ
Property Size2,500 SF
Lot Size0.03 Acres
Price / SF$199.60
Days on Market537
Property Features for Evergreen Ln
General Information
Property type
Residential
Property subtype
Retail
Zoning
Business, Commercial
Interior features
Wood Burning Stove
Subdivision
Unsubdivided
Lot features
Corner Lot, Fenced- Partial, Road Type- Paved
Directions
HWY 61 east of Show Low, AZ to Concho AZ 101 Evergreen Ln Concho, AZ
Standard status
Active
APN
201-42-247B
Size
2,500 SF
Lot size
0.03 Acres
Building Details
Year built
2006
Roof type
Shingle
Listing Agency:
Cooke Land & Cattle Company
(928) 242-4744
Listed By:
Troy Cooke · License #BR550478000
(928) 242-4744
Added: Mar 2, 2025
Changed: Jul 6
Last Checked: Aug 21 at 10:06PM
MLS# 1721197
Copyright © 2026 Gila Valley MLS. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
This for-sale property is being offered as a turnkey feed store package with business operations and the underlying real estate included. The sale includes stainless steel store equipment, plus a squeeze, forklift, and other miscellaneous equipment used for daily operations. The operating setup supports core inventory sales including hay, feed, tack, and propane. In addition, the property includes room that could support a possible breakfast and lunch business concept.
Located in Pinetop/Lakeside, Arizona, the property is zoned for Business, Commercial use. The parcel size is approximately 0.03 acres, with a listed building size of 2,500 square feet.
For a buyer seeking an established retail operation, this combination of real property and included equipment is designed to reduce the time typically needed to get started. It may also appeal to operators who want to maintain the feed store business while evaluating additional food service use in the existing space, subject to applicable approvals and operating requirements.
Located in Pinetop/Lakeside, Arizona, the property is zoned for Business, Commercial use. The parcel size is approximately 0.03 acres, with a listed building size of 2,500 square feet.
For a buyer seeking an established retail operation, this combination of real property and included equipment is designed to reduce the time typically needed to get started. It may also appeal to operators who want to maintain the feed store business while evaluating additional food service use in the existing space, subject to applicable approvals and operating requirements.
Key Highlights
- Feed store for sale in Arizona’s White Mountains selling hay, feed, tack, and propane
- High‑volume business with a loyal customer base, included in the sale
- Includes equipment such as a squeeze and forklift, plus other miscellaneous equipment
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
$43,337
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
8.68%
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%
$866,740
$866.7K
Cap Rate 7%
$619,100
$619.1K
Cap Rate 9%
$481,522
$481.5K
Market Conditions
NOI Build-Up for 2,500 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
$65.1K $26.04/SF
− Vacancy
−$3.2K −$1.28/SF
EGI
$61.9K $24.76/SF
− OpEx
−$18.6K −$7.43/SF
NOI
$43.3K $17.33/SF
Area
Navajo County, AZ
Vacancy
4.90%
Lease Rate
$26.04 /SF/Yr
Expense Ratio
30.00%
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%
$866,740
Cap Rate 7%
$619,100
Cap Rate 9%
$481,522
Alternative Uses
Best Use
Retail
$619.1K
$541.7K – $722.3K
NOI $43,337 @ 7.0% cap · market cap 8.68%
Second Best
—
—
no second resolved use
Theoretical Best
Specialty Retail
$679.4K
$594.5K – $792.6K
NOI $47,556 @ 7.0% cap · market cap 9.53%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
Turnkey business
Opportunity
Location Intelligence
Trade Area within ½ mile
25
Businesses Nearby
Explore this area
Business Placement
Demographics for 85935, AZ
3,945
Population
5,596
Households
0.7
Avg Household Size
53
Median Age
46%
College-Educated
98%
High-School Grad
45.2 sq mi
ZIP Area
87
Density / Sq Mi
$64,934
Median Household Income
$31,824
Median Earnings
$905
Median Rent
$381,000
Median Home Value
Market
Vacancy Rate% for Retail in West region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Retail space - Business and real property sale featuring hay, feed, tack, and propane operations with included store equipment.
Where is this retail space located?
The property is located at Evergreen Ln Pinetop, AZ.
What is the asking price?
The asking price for this property is $499,000.
What are key features of this property?
This property features: Feed store for sale in Arizona’s White Mountains selling hay, feed, tack, and propane; High‑volume business with a loyal customer base, included in the sale; Includes equipment such as a squeeze and forklift, plus other miscellaneous equipment
