Mesa Industrial/Flex Building For
For Sale
Contact for pricing
4220 E McDowell Rd, Mesa, AZ 85215
Industrial/Flex building with 20,544 square feet available for purchase.
Property Size20,544 SF
Price / SF$260.42
Days on Market206
Property Features for 4220 E McDowell Rd
General Information
Standard status
Active
Size
20,544 SF
Property subtype
Industrial
Zoning
LI, Mesa
Occupancy
100%
Building Details
Year Built
2006
Tenancy
Single
Listing Agency:
LevRose Commercial Real Estate
(818) 390-0838
Listed By:
Mark Cassell · License #AZ SA659518000
Source:
Crexi
Added: Jan 27
Changed: Aug 15
Last Checked: Aug 19 at 10:04PM
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 LevRose Commercial Real Estate
Investment Insights
Based on property information with market context.
This commercial property in Mesa, Arizona, is a flex and industrial building available for sale. The property offers 20,544 square feet of space, suitable for industrial and flex space purposes.
Key Highlights
- Industrial/Flex Building available for sale
- Located in Mesa
- Year Built: 2006
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
$204,479
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
3.82%
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%
$4,089,580
$4.1M
Cap Rate 7%
$2,921,129
$2.9M
Cap Rate 9%
$2,271,989
$2.3M
Market Conditions
NOI Build-Up for 20,544 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
$313.1K $15.24/SF
− Vacancy
−$21.0K −$1.02/SF
EGI
$292.1K $14.22/SF
− OpEx
−$87.6K −$4.27/SF
NOI
$204.5K $9.95/SF
Area
Mesa, AZ
Vacancy
6.70%
Lease Rate
$15.24 /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%
$4,089,580
Cap Rate 7%
$2,921,129
Cap Rate 9%
$2,271,989
Alternative Uses
Best Use
Industrial
$2.92M
$2.56M – $3.41M
NOI $204,479 @ 7.0% cap · market cap 3.82%
Second Best
Flex RnD
$2.71M
$2.37M – $3.16M
NOI $189,874 @ 7.0% cap · market cap 3.55%
Theoretical Best
Office A
$5.63M
$4.93M – $6.57M
NOI $394,188 @ 7.0% cap · market cap 7.37%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
437
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Demographics for 85215, AZ
16,461
Population
9,146
Households
1.8
Avg Household Size
56
Median Age
36%
College-Educated
96%
High-School Grad
82.8 sq mi
ZIP Area
199
Density / Sq Mi
$90,310
Median Household Income
$55,687
Median Earnings
$1,755
Median Rent
$398,400
Median Home Value
Market
Vacancy Rate% for Industrial in West region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Flex space - Industrial/Flex building with 20,544 square feet available for purchase.
Where is this flex space located?
The property is located at 4220 E McDowell Rd Mesa, AZ.
What is the asking price?
The asking price for this property is $5,350,000.
What are key features of this property?
This property features: Industrial/Flex Building available for sale; Located in Mesa; Year Built: 2006
