Live-Work Property with Gated
New
For Sale
$479,000
547 W Mahoney Ave, Mesa, AZ 85210
General Commercial zoning accompanies a flexible layout with a separate rear studio.
Property Size810 SF
Price / SF$591.36
Days on Market4
Property Features for 547 W Mahoney Ave
General Information
Standard status
Active
Size
810 SF
Zoning
GC
Site & Location
Highway Access
Yes
Road Access
Yes
Public Transit
Yes
Amenities
covered patio
outdoor storage
low-maintenance landscaping
fully gated yard
Building Details
Year Built
1950
Buildings
2
Listing Agency:
Realty ONE Group
Listed By:
Jason Miszuk · License #SA562932000
(888) 461-0101
Source:
Mgsellsarizona
Added: Sep 29
Changed: Oct 1
Last Checked: Sep 30 at 5:10PM
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 Realty ONE Group
Investment Insights
Based on property information with market context.
The main building, constructed in 1950, has two bedrooms and two bathrooms in a layout that can be arranged for private offices and a break room. A separate rear studio measures approximately 280 square feet and includes a half bath; it is unpermitted and excluded from the main building’s square footage. The property also has a gated yard with vehicle access at the front and rear, covered parking, a covered patio, outdoor storage, and low-maintenance landscaping.
Zoned GC (General Commercial), the property is in Mesa, with access to Downtown Mesa, light rail, Loop 101, Loop 202, and US-60 described as a few minutes away. Buyers should confirm intended use, zoning, permits, and measurements with the relevant authorities during due diligence.
Zoned GC (General Commercial), the property is in Mesa, with access to Downtown Mesa, light rail, Loop 101, Loop 202, and US-60 described as a few minutes away. Buyers should confirm intended use, zoning, permits, and measurements with the relevant authorities during due diligence.
Key Highlights
- GC (General Commercial) zoning
- Main building has 2 bedrooms and 2 bathrooms
- Separate rear studio is approximately 280 SF, with a half bath; unpermitted and not included in main building SF
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
$13,879
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
2.90%
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%
$277,580
$277.6K
Cap Rate 7%
$198,271
$198.3K
Cap Rate 9%
$154,211
$154.2K
Market Conditions
NOI Build-Up for 810 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
$23.4K $28.92/SF
− Vacancy
−$4.9K −$6.07/SF
EGI
$18.5K $22.85/SF
− OpEx
−$4.6K −$5.71/SF
NOI
$13.9K $17.14/SF
Area
Mesa, AZ
Vacancy
21.00%
Lease Rate
$28.92 /SF/Yr
Expense Ratio
25.00%
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%
$277,580
Cap Rate 7%
$198,271
Cap Rate 9%
$154,211
Alternative Uses
Best Use
Office B
$198.3K
$173.5K – $231.3K
NOI $13,879 @ 7.0% cap · market cap 2.90%
Second Best
Mixed Use
$91.5K
$80.1K – $106.8K
NOI $6,405 @ 7.0% cap · market cap 1.34%
Theoretical Best
Office A
$222.0K
$194.3K – $259.0K
NOI $15,542 @ 7.0% cap · market cap 3.24%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Lease Details
Yes
Highway access
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
1,993
Businesses Nearby
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
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Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Office in West region
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Frequently Asked Questions
What type of property is this?
Live-work space - General Commercial zoning accompanies a flexible layout with a separate rear studio.
Where is this live-work space located?
The property is located at 547 W Mahoney Ave Mesa, AZ.
What is the asking price?
The asking price for this property is $479,000.
What are key features of this property?
This property features: GC (General Commercial) zoning; Main building has 2 bedrooms and 2 bathrooms; Separate rear studio is approximately 280 SF, with a half bath; unpermitted and not included in main building SF
