Modern East Valley Office
For Sale
$4,438,000
5555 E Baseline Rd, Mesa, AZ 85206
Modern 8,876 SF office building in Mesa, Arizona's East Valley.
Property Size8,876 SF
Price / SF$500
Days on Market207
Property Features for 5555 E Baseline Rd
General Information
Standard status
Active
Size
8,876 SF
Property subtype
Office
Building Details
Building Size
8,876 SF
Year Built
2019
Listing Agency:
Commercial Properties Inc Tempe
(602) 315-7131
Listed By:
Tyson Breinholt · License #BR517298000
(602) 315-7131
Source:
Cpiaz
Added: Jan 26
Changed: Aug 21
Last Checked: Aug 21 at 4:39AM
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 Tempe
Investment Insights
Based on property information with market context.
Located in the East Valley area of Mesa, AZ, this office building at 5555 E Baseline Rd offers an investment opportunity. Constructed in 2019, the property features a thoughtfully designed 8,876 SF building with commercial zoning, suitable for various business ventures. The building includes modern amenities and a strategic location. The area surrounding the property offers a blend of amenities and attractions, with convenient access to retail centers, dining options, and recreational facilities. The property's proximity to landmarks such as Superstition Springs Center, Golfland SunSplash, and the Mesa Arts Center contributes to the area's appeal. The building offers ample space for various office configurations, high-quality construction and finishes, and a versatile layout to accommodate diverse office setups. It also provides convenient access to major transportation routes.
Key Highlights
- Modern 8,876 SF office building constructed in 2019.
- Strategically located in the thriving East Valley market of Mesa, AZ.
- Commercial zoning offers a versatile space for various business ventures.
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
$152,091
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
3.43%
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%
$3,041,820
$3.0M
Cap Rate 7%
$2,172,729
$2.2M
Cap Rate 9%
$1,689,900
$1.7M
Market Conditions
NOI Build-Up for 8,876 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
$256.7K $28.92/SF
− Vacancy
−$53.9K −$6.07/SF
EGI
$202.8K $22.85/SF
− OpEx
−$50.7K −$5.71/SF
NOI
$152.1K $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%
$3,041,820
Cap Rate 7%
$2,172,729
Cap Rate 9%
$1,689,900
Alternative Uses
Best Use
Office B
$2.17M
$1.90M – $2.53M
NOI $152,091 @ 7.0% cap · market cap 3.43%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$2.43M
$2.13M – $2.84M
NOI $170,308 @ 7.0% cap · market cap 3.84%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
723
Businesses Nearby
Explore this area
Business Placement
Demographics for 85206, AZ
36,713
Population
19,078
Households
1.9
Avg Household Size
48
Median Age
34%
College-Educated
92%
High-School Grad
9.4 sq mi
ZIP Area
3,906
Density / Sq Mi
$69,986
Median Household Income
$45,422
Median Earnings
$1,717
Median Rent
$322,600
Median Home Value
Market
Vacancy Rate% for Office in West region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Office building - Modern 8,876 SF office building in Mesa, Arizona's East Valley.
Where is this office building located?
The property is located at 5555 E Baseline Rd Mesa, AZ.
What is the asking price?
The asking price for this property is $4,438,000.
What are key features of this property?
This property features: Modern 8,876 SF office building constructed in 2019.; Strategically located in the thriving East Valley market of Mesa, AZ.; Commercial zoning offers a versatile space for various business ventures.
