Single-Tenant NNN Industrial
New
For Sale
$1,925,000
4956 E Ingram St, Mesa, AZ 85205
Industrial facility leased to a specialty water treatment operator under a new long-term NNN agreement.
Property Size6,520 SF
Price / SF$295.25
Days on Market2
Property Features for 4956 E Ingram St
General Information
Standard status
Active
Size
6,520 SF
Property subtype
Single-Tenant Industrial
Additional Details
Cap Rate
6.44%
Amenities
1.0-acre site with a 12% floor area ratio (FAR), providing substantial outdoor yard area to support Tenant's warehousing operations
Functional ±6,520 square foot building constructed in 1997 with a mix of concrete block and pre-engineered steel exterior walls
Sylmar will occupy the Asset under a new 10-year NNN lease commencing upon COE, with Tenant responsible for taxes, insurance, and maintenance
Building Details
Building Size
6,520 SF
Year Built
1997
Tenancy
Single
Listing Agency:
Marcus & Millichap | Phoenix
(602) 687-6685
Listed By:
Peter Bauman · License #License(s): AZ: SA647389000, NV: S.0186153
(602) 687-6685
Source:
Marcusmillichap
Added: Aug 21
Changed: Aug 22
Last Checked: Aug 22 at 3:34AM
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 Marcus & Millichap | Phoenix
Investment Insights
Based on property information with market context.
This single-tenant industrial property contains 6,520 square feet and was constructed in 1997. The facility is occupied by Water & Energy Systems Technology, Inc., a provider of water treatment chemicals and systems founded in 1992.
The transaction is structured as a sale-leaseback connected to Sylmar Group’s acquisition of W.E.S.T. A new 10-year NNN lease is scheduled to begin at the close of escrow, supporting continued occupancy and operations under the new ownership structure.
The transaction is structured as a sale-leaseback connected to Sylmar Group’s acquisition of W.E.S.T. A new 10-year NNN lease is scheduled to begin at the close of escrow, supporting continued occupancy and operations under the new ownership structure.
Key Highlights
- 6,520‑square‑foot industrial facility
- Constructed in 1997
- Single‑tenant sale‑leaseback structure
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
$64,895
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
3.37%
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%
$1,297,900
$1.3M
Cap Rate 7%
$927,071
$927.1K
Cap Rate 9%
$721,056
$721.1K
Market Conditions
NOI Build-Up for 6,520 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
$99.4K $15.24/SF
− Vacancy
−$6.7K −$1.02/SF
EGI
$92.7K $14.22/SF
− OpEx
−$27.8K −$4.27/SF
NOI
$64.9K $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%
$1,297,900
Cap Rate 7%
$927,071
Cap Rate 9%
$721,056
Alternative Uses
Best Use
Industrial
$927.1K
$811.2K – $1.08M
NOI $64,895 @ 7.0% cap · market cap 3.37%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$1.79M
$1.56M – $2.09M
NOI $125,103 @ 7.0% cap · market cap 6.50%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Single-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
644
Businesses Nearby
Explore this area
Business Placement
Demographics for 85205, AZ
44,137
Population
23,473
Households
1.9
Avg Household Size
48
Median Age
30%
College-Educated
94%
High-School Grad
10.1 sq mi
ZIP Area
4,370
Density / Sq Mi
$71,294
Median Household Income
$46,378
Median Earnings
$1,363
Median Rent
$301,200
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?
NNN property - Industrial facility leased to a specialty water treatment operator under a new long-term NNN agreement.
Where is this nnn property located?
The property is located at 4956 E Ingram St Mesa, AZ.
What is the asking price?
The asking price for this property is $1,925,000.
What are key features of this property?
This property features: 6,520‑square‑foot industrial facility; Constructed in 1997; Single‑tenant sale‑leaseback structure
