Industrial Warehouse with C-3
For Sale
Contact for pricing
441 South Robson, Mesa, AZ 85210
22,058 SF industrial warehouse built in 1950, zoned C-3 and offered for sale at 441 S Robson.
Property Size22,058 SF
Price / SF$158.67
Days on Market63
Property Features for 441 South Robson
General Information
Standard status
Active
Size
22,058 SF
Property subtype
INDUSTRIAL
Zoning
C-3
Building Details
Year Built
1950
Listing Agency:
Commercial Properties Inc
(480) 966-2301
Listed By:
Andrew S Jaffe
(602) 330-8777
Source:
Moodyscre
Added: Jul 15
Changed: Sep 8
Last Checked: Sep 15 at 5:06AM
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 Commercial Properties Inc
Investment Insights
Based on property information with market context.
For sale: a 22,058 SF industrial warehouse property built in 1950. The offering includes a versatile building suitable for industrial, warehouse, or distribution uses, with zoning designated as C-3.
The property is located at 441 South Robson in Mesa, Arizona. Public remarks describe the location as part of the East Valley area and note proximity to significant transportation routes and business hubs.
As presented, this is a straightforward industrial warehouse and distribution candidate within a C-3 zoning framework, offering a base asset for buyers looking to add an industrial property to their portfolio.
The property is located at 441 South Robson in Mesa, Arizona. Public remarks describe the location as part of the East Valley area and note proximity to significant transportation routes and business hubs.
As presented, this is a straightforward industrial warehouse and distribution candidate within a C-3 zoning framework, offering a base asset for buyers looking to add an industrial property to their portfolio.
Key Highlights
- 22,058 SF industrial warehouse built in 1950
- Zoned C‑3
- Address: 441 S Robson
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
$266,595
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
7.62%
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%
$5,331,900
$5.3M
Cap Rate 7%
$3,808,500
$3.8M
Cap Rate 9%
$2,962,167
$3.0M
Market Conditions
NOI Build-Up for 22,058 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
$336.2K $15.24/SF
− Vacancy
−$22.5K −$1.02/SF
EGI
$313.6K $14.22/SF
− OpEx
−$47.0K −$2.13/SF
NOI
$266.6K $12.09/SF
Area
Mesa, AZ
Vacancy
6.70%
Lease Rate
$15.24 /SF/Yr
Expense Ratio
15.00%
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%
$5,331,900
Cap Rate 7%
$3,808,500
Cap Rate 9%
$2,962,167
Alternative Uses
Best Use
Warehouse
$3.81M
$3.33M – $4.44M
NOI $266,595 @ 7.0% cap · market cap 7.62%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$6.05M
$5.29M – $7.05M
NOI $423,238 @ 7.0% cap · market cap 12.09%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
1,675
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
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
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
View Realmo Analytics
Market
Vacancy Rate% for Industrial in West region
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Frequently Asked Questions
What type of property is this?
Warehouse - 22,058 SF industrial warehouse built in 1950, zoned C-3 and offered for sale at 441 S Robson.
Where is this warehouse located?
The property is located at 441 South Robson Mesa, AZ.
What is the asking price?
The asking price for this property is $3,500,000.
What are key features of this property?
This property features: 22,058 SF industrial warehouse built in 1950; Zoned C‑3; Address: 441 S Robson
