Two-Story Downtown Retail
For Sale
Contact for pricing
135 S Mesa Dr, Mesa, AZ 85204
Two-story retail building offered for sale with 3,092 SF and available signage.
Property Size3,092 SF
Price / SF$257.12
Days on Market934
Property Features for 135 S Mesa Dr
General Information
Standard status
Active
Size
3,092 SF
Property subtype
RETAIL
Additional Details
Heavy Power
Yes
Amenities
signage available
Building Details
Stories
2
Listing Agency:
COBE Real Estate
(480) 610-2400
Listed By:
Steve Beck · License #714756000
(480) 251-1505
Source:
Moodyscre
Added: Feb 22, 2024
Changed: Sep 8
Last Checked: Sep 12 at 5:03AM
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 two-story retail building totals 3,092 SF and is offered for sale. The property includes 3-phase wiring, and the south exterior wall features smooth stucco. Signage is available, supporting storefront visibility and branding.
Located in the Downtown Mesa District, the building is positioned for street-level retail presentation.
With its compact, two-story configuration and existing electrical infrastructure, the space is suited to a range of retail uses that can take advantage of the building’s storefront presence and signage availability.
Located in the Downtown Mesa District, the building is positioned for street-level retail presentation.
With its compact, two-story configuration and existing electrical infrastructure, the space is suited to a range of retail uses that can take advantage of the building’s storefront presence and signage availability.
Key Highlights
- 2‑story retail building in Downtown Mesa District with 3,092 SF
- 3‑phase wiring
- South exterior wall features smooth stucco
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
$36,232
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
4.56%
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%
$724,640
$724.6K
Cap Rate 7%
$517,600
$517.6K
Cap Rate 9%
$402,578
$402.6K
Market Conditions
NOI Build-Up for 3,092 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
$55.7K $18.00/SF
− Vacancy
−$3.9K −$1.26/SF
EGI
$51.8K $16.74/SF
− OpEx
−$15.5K −$5.02/SF
NOI
$36.2K $11.72/SF
Area
ZIP 85204
Vacancy
7.00%
Lease Rate
$18.00 /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%
$724,640
Cap Rate 7%
$517,600
Cap Rate 9%
$402,578
Alternative Uses
Best Use
Retail
$517.6K
$452.9K – $603.9K
NOI $36,232 @ 7.0% cap · market cap 4.56%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$1.03M
$898.3K – $1.20M
NOI $71,867 @ 7.0% cap · market cap 9.04%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
Yes
Heavy power
Location Intelligence
Trade Area within ½ mile
1,464
Businesses Nearby
50k
Monthly Visits Nearby
Balanced
Demand for This Use
Explore this area
Business Placement
Foot Traffic Nearby
Dining 57%
Shops & Services 42%
Electronics 2%
Jimmy John's
Dining
20,688 visits/mo
0.4 miles
Circle K
Shops & Services
11,765 visits/mo
0.3 miles
Los Tres Amigos
Dining
6,344 visits/mo
0.4 miles
Wells Fargo
Shops & Services
4,887 visits/mo
0.2 miles
Deseret Book
Shops & Services
3,093 visits/mo
0.2 miles
Demographics for 85204, AZ
63,808
Population
24,536
Households
2.6
Avg Household Size
33
Median Age
20%
College-Educated
84%
High-School Grad
9.9 sq mi
ZIP Area
6,445
Density / Sq Mi
$69,474
Median Household Income
$40,347
Median Earnings
$1,426
Median Rent
$296,000
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
View Realmo Analytics
Market
Vacancy Rate% for Retail in West region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Storefront property - Two-story retail building offered for sale with 3,092 SF and available signage.
Where is this storefront property located?
The property is located at 135 S Mesa Dr Mesa, AZ.
What is the asking price?
The asking price for this property is $795,000.
What are key features of this property?
This property features: 2‑story retail building in Downtown Mesa District with 3,092 SF; 3‑phase wiring; South exterior wall features smooth stucco
