Stabilized Retail Building with
For Sale
Contact for pricing
2051 W Guadalupe Rd, Mesa, AZ 85202
Retail building with long-term tenants in Mesa, Arizona.
Property Size19,342 SF
Price / SF$188.71
Days on Market452
Property Features for 2051 W Guadalupe Rd
General Information
Standard status
Active
Size
19,342 SF
Property subtype
Retail
Occupancy
100%
Lease Type
Modified Gross
Investment Type
Stabilized
Net Operating Income
$252,509
Building Details
Year Built
1982
Year Renovated
2022
Buildings
2
Stories
1
Units
3
Tenancy
Multi
Listing Agency:
Executive Realty Services
Listed By:
Cici Cong · License #S.0180161
Source:
Crexi
Added: May 27, 2025
Changed: Aug 14
Last Checked: Aug 20 at 11:56AM
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 is a fully stabilized retail building featuring three tenants. One tenant, Kids Corner daycare, has operated in this center for over 20 years. Creative Dancing completed significant tenant improvements in 2022 and has options to renew their lease. City Radius Community Health Center started operating in 2023 with a 10-year lease. The property is located at 2051 W Guadalupe Rd, Mesa, AZ 85202 and has a size of 19342 square feet.
Key Highlights
- Fully stabilized retail building with 3 tenants.
- Long‑term daycare tenant (Kids Corner) operating for over 20 years.
- City Radius Community Health Center with a 10‑year lease.
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
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
387
Businesses Nearby
94k
Monthly Visits Nearby
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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Frequently Asked Questions
What type of property is this?
Retail space - Retail building with long-term tenants in Mesa, Arizona.
Where is this retail space located?
The property is located at 2051 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: Fully stabilized retail building with 3 tenants.; Long‑term daycare tenant (Kids Corner) operating for over 20 years.; City Radius Community Health Center with a 10‑year lease.
