First-Floor Corner
For Sale
$265,000
1941 S Pierpont Drive #1049, Mesa, AZ 85206
The unit offers a split two-bedroom, two-bath layout with luxury vinyl plank flooring and access to gated community amenities.
Property Size1,056 SF
Price / SF$250.95
Days on Market10
Property Features for 1941 S Pierpont Drive #1049
General Information
Standard status
Active
Size
1,056 SF
Total Parking Spaces
1
Property subtype
Apartment
Units
Unit Mix
1 x 2BR/2BA
Multifamily Units
1
Taxes and HOA fees
Annual Taxes
$1,244
Amenities
gated community
two resort-style pools
spa
fitness center
media room
Building Details
Building Size
1,056 SF
Year Built
2004
Stories
2
Tenancy
Single
Listing Agency:
eXp Realty
(888) 897-7821
Listed By:
Michael J Shimono · License #SA662027000
(715) 577-7305
Source:
Aznewhorizonrealty
Added: Aug 25
Changed: Aug 30
Last Checked: Aug 31 at 5:10PM
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 eXp Realty
Investment Insights
Based on property information with market context.
This 1,056-square-foot condominium is positioned on the first floor as a corner residence and was built in 2004. The interior includes a split two-bedroom, two-bath arrangement, luxury vinyl plank flooring throughout, and a private garage.
The home is within a gated community offering two pools, a spa, fitness center, and media room. Located at 1941 S Pierpont Drive #1049 in Mesa, Arizona, the property combines a residential layout with features suited to seasonal use or residential income ownership.
The home is within a gated community offering two pools, a spa, fitness center, and media room. Located at 1941 S Pierpont Drive #1049 in Mesa, Arizona, the property combines a residential layout with features suited to seasonal use or residential income ownership.
Key Highlights
- 1,056 SF first‑floor corner condominium
- Split 2‑bedroom, 2‑bath floor plan
- Luxury vinyl plank flooring throughout
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
$8,258
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
3.12%
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%
$165,160
$165.2K
Cap Rate 7%
$117,971
$118.0K
Cap Rate 9%
$91,756
$91.8K
Market Conditions
NOI Build-Up for 1,056 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
$16.1K $15.24/SF
− Vacancy
−$1.1K −$1.02/SF
EGI
$15.0K $14.22/SF
− OpEx
−$6.8K −$6.40/SF
NOI
$8.3K $7.82/SF
Area
Mesa, AZ
Vacancy
6.70%
Lease Rate
$15.24 /SF/Yr
Expense Ratio
45.00%
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%
$165,160
Cap Rate 7%
$117,971
Cap Rate 9%
$91,756
Alternative Uses
Best Use
Apartment 5plus
$118.0K
$103.2K – $137.6K
NOI $8,258 @ 7.0% cap · market cap 3.12%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$289.5K
$253.3K – $337.7K
NOI $20,262 @ 7.0% cap · market cap 7.65%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
1
Residential units
Single-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
690
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
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Residential income property - The unit offers a split two-bedroom, two-bath layout with luxury vinyl plank flooring and access to gated community amenities.
Where is this residential income property located?
The property is located at 1941 S Pierpont Drive #1049 Mesa, AZ.
What is the asking price?
The asking price for this property is $265,000.
What are key features of this property?
This property features: 1,056 SF first‑floor corner condominium; Split 2‑bedroom, 2‑bath floor plan; Luxury vinyl plank flooring throughout
