Established Smoke Shop
For Sale
Contact for pricing
2815 South Alma School Road, Mesa, AZ 85210
Established retail business at a Mesa commercial address on South Alma School Road.
Property Size1,200 SF
Price / SF$208.33
Days on Market8
Property Features for 2815 South Alma School Road
General Information
Standard status
Active
Size
1,200 SF
Total Parking Spaces
2
Property subtype
Retail, Business for Sale
Lease Type
Modified Gross
Investment Type
Stabilized
Additional Details
Business Included
Yes
Building Details
Year Built
1984
Year Renovated
2020
Tenancy
Multi
Listing Agency:
Momentum Broker LLC
(602) 577-4379
Listed By:
Edgar Chavez · License #BR661269000
Source:
Crexi
Added: Aug 4
Changed: Aug 9
Last Checked: Aug 10 at 2:12PM
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 Momentum Broker LLC
Investment Insights
Based on property information with market context.
This storefront property is presented as an established smoke shop and retail business at 2815 South Alma School Road in Mesa, Arizona. The property record identifies a 1984 construction year and a property size of 1200.
The address is in Mesa, AZ 85210, providing a specific commercial location for the existing retail operation.
The address is in Mesa, AZ 85210, providing a specific commercial location for the existing retail operation.
Key Highlights
- Established smoke shop and retail business
- 2815 South Alma School Road address
- Mesa, Arizona location
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
$10,627
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
4.25%
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%
$212,540
$212.5K
Cap Rate 7%
$151,814
$151.8K
Cap Rate 9%
$118,078
$118.1K
Market Conditions
NOI Build-Up for 1,200 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
$16.3K $13.56/SF
− Vacancy
−$1.1K −$0.91/SF
EGI
$15.2K $12.65/SF
− OpEx
−$4.6K −$3.80/SF
NOI
$10.6K $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%
$212,540
Cap Rate 7%
$151,814
Cap Rate 9%
$118,078
Alternative Uses
Best Use
Retail
$151.8K
$132.8K – $177.1K
NOI $10,627 @ 7.0% cap · market cap 4.25%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$328.9K
$287.8K – $383.8K
NOI $23,025 @ 7.0% cap · market cap 9.21%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Turnkey business
Opportunity
Location Intelligence
Trade Area within ½ mile
383
Businesses Nearby
98k
Monthly Visits Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Foot Traffic Nearby
Dining 41%
Groceries 35%
Shops & Services 23%
Electronics 1%
Safeway
Groceries
34,312 visits/mo
0.1 miles
McDonald's
Dining
25,306 visits/mo
0.2 miles
Taco Bell
Dining
13,341 visits/mo
0.1 miles
Dollar Tree
Shops & Services
13,286 visits/mo
0.2 miles
Firestone Complete Auto Care
Shops & Services
3,608 visits/mo
0.1 miles
Demographics for 85210, AZ
40,351
Population
16,292
Households
2.5
Avg Household Size
32
Median Age
25%
College-Educated
84%
High-School Grad
6.7 sq mi
ZIP Area
6,023
Density / Sq Mi
$59,680
Median Household Income
$38,479
Median Earnings
$1,383
Median Rent
$301,600
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?
Storefront property - Established retail business at a Mesa commercial address on South Alma School Road.
Where is this storefront property located?
The property is located at 2815 South Alma School Road Mesa, AZ.
What is the asking price?
The asking price for this property is $250,000.
What are key features of this property?
This property features: Established smoke shop and retail business; 2815 South Alma School Road address; Mesa, Arizona location
