Single-Story Shopping
For Sale
Contact for pricing
2051-2107 W Guadalupe Rd, Mesa, AZ 85202
Two buildings offer ground-level retail space, open parking, and C-1 zoning at a prominent Mesa intersection.
Property Size19,342 SF
Lot Size1.42 Acres
Price / SF$188.71
Days on Market11
Property Features for 2051-2107 W Guadalupe Rd
General Information
Standard status
Active
Size
19,342 SF
Lot size
1.42 Acres
Property subtype
Retail
Zoning
C-1
Occupancy
100%
Lease Type
Modified Gross
Investment Type
Stabilized
Net Operating Income
$252,509
Site & Location
Anchor Co-Tenants
Kids Corner Preschool
Highway Access
Yes
Additional Details
Cap Rate
6.92%
Sprinkler System
Yes
Building Details
Year Built
1982
Year Renovated
2022
Buildings
2
Stories
1
Tenancy
Multi
Listing Agency:
Executive Realty Services
Listed By:
Cici Cong · License #S.0180161
Source:
Crexi
Added: Aug 20
Changed: Aug 30
Last Checked: Aug 30 at 6:57PM
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 Executive Realty Services
Investment Insights
Based on property information with market context.
This 19,342-square-foot shopping center comprises two single-story buildings on 1.42 acres at 2051-2107 W. Guadalupe Rd. The property is configured for three retail-oriented occupants and includes open parking. C-1 zoning supports its established commercial setting.
The center occupies the intersection of W. Guadalupe Rd and S. Dobson Rd in Mesa, with access to Loop 101 and US 60. The surrounding five-mile trade area includes more than 527,000 residents. Current occupants include licensed childcare, behavioral health/adult daycare, and dance education users. Kids Corner Preschool has been at the property for more than 20 years and extended its lease through May 2032, with two additional options extending through 2038. City Radius Community Health Services has a 10-year lease signed in 2023 running through August 2033.
Capital work includes a 2022 roof replacement at the Creative Dance building, along with roof repairs and full sprinkler head replacement at Kids Corner during 2024–2025. All leases include 3% annual rent escalations, and the center is reported as 100% occupied.
The center occupies the intersection of W. Guadalupe Rd and S. Dobson Rd in Mesa, with access to Loop 101 and US 60. The surrounding five-mile trade area includes more than 527,000 residents. Current occupants include licensed childcare, behavioral health/adult daycare, and dance education users. Kids Corner Preschool has been at the property for more than 20 years and extended its lease through May 2032, with two additional options extending through 2038. City Radius Community Health Services has a 10-year lease signed in 2023 running through August 2033.
Capital work includes a 2022 roof replacement at the Creative Dance building, along with roof repairs and full sprinkler head replacement at Kids Corner during 2024–2025. All leases include 3% annual rent escalations, and the center is reported as 100% occupied.
Key Highlights
- 19,342‑square‑foot shopping center on a 1.42‑acre parcel
- Two single‑story buildings with open parking
- C‑1 zoning at W. Guadalupe Rd and S. Dobson Rd in Mesa
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
$171,293
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
4.69%
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%
$3,425,860
$3.4M
Cap Rate 7%
$2,447,043
$2.4M
Cap Rate 9%
$1,903,256
$1.9M
Market Conditions
NOI Build-Up for 19,342 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
$262.3K $13.56/SF
− Vacancy
−$17.6K −$0.91/SF
EGI
$244.7K $12.65/SF
− OpEx
−$73.4K −$3.80/SF
NOI
$171.3K $8.86/SF
Area
Mesa, AZ
Vacancy
6.70%
Lease Rate
$13.56 /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%
$3,425,860
Cap Rate 7%
$2,447,043
Cap Rate 9%
$1,903,256
Alternative Uses
Best Use
Retail
$2.45M
$2.14M – $2.85M
NOI $171,293 @ 7.0% cap · market cap 4.69%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$5.30M
$4.64M – $6.19M
NOI $371,125 @ 7.0% cap · market cap 10.17%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
Yes
Sprinkler system
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
387
Businesses Nearby
94k
Monthly Visits Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Foot Traffic Nearby
Dining 40%
Shops & Services 34%
Apparel 24%
Beauty & Spa 1%
Circle K
Shops & Services
22,803 visits/mo
0.1 miles
Goodwill
Apparel
22,789 visits/mo
0.1 miles
SONIC Drive In
Dining
12,438 visits/mo
0.1 miles
Starbucks
Dining
12,014 visits/mo
0.2 miles
Native Grill & Wings
Dining
7,988 visits/mo
0.3 miles
Demographics for 85202, AZ
39,626
Population
18,077
Households
2.2
Avg Household Size
34
Median Age
34%
College-Educated
91%
High-School Grad
6.2 sq mi
ZIP Area
6,391
Density / Sq Mi
$66,582
Median Household Income
$42,083
Median Earnings
$1,431
Median Rent
$334,200
Median Home Value
Market
Vacancy Rate% for Retail in West region
Questions? Ask Rey
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Similar Off Market Nearby
- Dobbs Plaza — 2917 S Dobson Rd, Mesa, AZ 85202
- Carriage Lane Plaza — 2655 w guadalupe rd, mesa, az 85202
- PEPPERTREE PLAZA — 2120 W Guadalupe Rd, Mesa, AZ 85202
- Dobson Square — 2050 W Guadalupe Rd, Mesa, AZ 85202
Frequently Asked Questions
What type of property is this?
Shopping center - Two buildings offer ground-level retail space, open parking, and C-1 zoning at a prominent Mesa intersection.
Where is this shopping center located?
The property is located at 2051-2107 W Guadalupe Rd Mesa, AZ.
What is the asking price?
The asking price for this property is $3,650,000.
What are key features of this property?
This property features: 19,342‑square‑foot shopping center on a 1.42‑acre parcel; Two single‑story buildings with open parking; C‑1 zoning at W. Guadalupe Rd and S. Dobson Rd in Mesa
