Multi-Suite Office with Conference
For Sale
$1,795,000
3850 E Baseline Rd Ste 125 & 126, Mesa, AZ 85206
Two combined office suites offer 10 offices, a spacious conference room, restrooms, and reception areas with a current tenant in place.
Property Size5,000 SF
Days on Market50
Property Features for 3850 E Baseline Rd Ste 125 & 126
General Information
Standard status
Active
Size
5,000 SF
Class
B
Property subtype
Office - General Office
Additional Details
Highway Access
Yes
Office Units
2
Building Details
Building Size
5,000 SF
Year Built
1999
Units
28
Listing Agency:
COBE Real Estate
(480) 861-7717
Listed By:
Bob Winegar
Source:
Commercialcafe
Added: Jul 13
Changed: Aug 28
Last Checked: Aug 30 at 12:51PM
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 COBE Real Estate
Investment Insights
Based on property information with market context.
This updated office property includes two office suites configured together to provide 10 offices total, along with a spacious conference room, restrooms, and welcoming reception areas. The location supports flexible occupancy for an owner-user who could occupy one or both spaces, or for an investment approach.
The suites are located off Baseline Rd and Val Vista Dr, directly across the street from Lakeview Village shopping center, and near US-60. Additional amenities, including shopping and dining at the Superstition Springs Center, are described as nearby.
The offering is being marketed as “new to market,” and the current tenant is planning to vacate, creating an opportunity for a new occupant or owner following turnover.
The suites are located off Baseline Rd and Val Vista Dr, directly across the street from Lakeview Village shopping center, and near US-60. Additional amenities, including shopping and dining at the Superstition Springs Center, are described as nearby.
The offering is being marketed as “new to market,” and the current tenant is planning to vacate, creating an opportunity for a new occupant or owner following turnover.
Key Highlights
- Two combined office suites with 10 offices total
- Includes a spacious conference room, restrooms, and reception areas
- Year built: 1999
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
$85,676
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
4.77%
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%
$1,713,520
$1.7M
Cap Rate 7%
$1,223,943
$1.2M
Cap Rate 9%
$951,956
$952.0K
Market Conditions
NOI Build-Up for 5,000 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
$144.6K $28.92/SF
− Vacancy
−$30.4K −$6.07/SF
EGI
$114.2K $22.85/SF
− OpEx
−$28.6K −$5.71/SF
NOI
$85.7K $17.14/SF
Area
Mesa, AZ
Vacancy
21.00%
Lease Rate
$28.92 /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%
$1,713,520
Cap Rate 7%
$1,223,943
Cap Rate 9%
$951,956
Alternative Uses
Best Use
Office B
$1.22M
$1.07M – $1.43M
NOI $85,676 @ 7.0% cap · market cap 4.77%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$1.37M
$1.20M – $1.60M
NOI $95,938 @ 7.0% cap · market cap 5.34%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
2
Office units
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
1,511
Businesses Nearby
Explore this area
Business Placement
Demographics for 85206, AZ
36,713
Population
19,078
Households
1.9
Avg Household Size
48
Median Age
34%
College-Educated
92%
High-School Grad
9.4 sq mi
ZIP Area
3,906
Density / Sq Mi
$69,986
Median Household Income
$45,422
Median Earnings
$1,717
Median Rent
$322,600
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 - Two combined office suites offer 10 offices, a spacious conference room, restrooms, and reception areas with a current tenant in place.
Where is this office units located?
The property is located at 3850 E Baseline Rd Ste 125 & 126 Mesa, AZ.
What is the asking price?
The asking price for this property is $1,795,000.
What are key features of this property?
This property features: Two combined office suites with 10 offices total; Includes a spacious conference room, restrooms, and reception areas; Year built: 1999
