Flex Space with Warehouse
For Sale
$725,000
Pending
557 S ROBSON, Mesa, AZ 85210
Owner-user flex space combines private offices, conference space, warehouse canopy, gated access, and on-site parking.
Property Size4,220 SF
Days on Market181
Property Features for 557 S ROBSON
General Information
Standard status
Pending
Size
4,220 SF
Total Parking Spaces
11
Property subtype
Commercial/Industrial
Warehouse & Industrial
Warehouse Space
2,050 SF
Office Build-Out
2,160 SF
Taxes and HOA fees
Annual Taxes
$4,186
Building Details
Year Built
1988
Buildings
1
Listing Agency:
Berkshire Hathaway HomeServices Arizona Properties
(310) 312-1230
Listed By:
Sean Cawley · License #SA633654000
(310) 312-1230
Source:
Exitrealty
Added: Mar 2
Changed: Aug 29
Last Checked: Aug 30 at 1:32PM
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 Berkshire Hathaway HomeServices Arizona Properties
Investment Insights
Based on property information with market context.
Built in 1988, this Mesa flex property pairs a professional office buildout with a covered warehouse canopy. The 2,160 SF office area includes a reception space, 7 private offices, a conference room, 2 restrooms, and a full kitchen. The adjoining 2,050 SF covered canopy adds space for storage, staging, or light industrial functions. A gated entry serves the site, with 6 covered carport spaces and 5 additional uncovered spaces for employees, fleet vehicles, or visitors.
Positioned on a corner lot at 557 S Robson, the property is directly across from the soon-to-open Academy of Math & Science at the Boys & Girls Club of the Valley - Grant Woods Campus. Its Mesa location provides access to Greater Phoenix and surrounding areas while combining office, warehouse, and parking components in one owner-user setting.
Positioned on a corner lot at 557 S Robson, the property is directly across from the soon-to-open Academy of Math & Science at the Boys & Girls Club of the Valley - Grant Woods Campus. Its Mesa location provides access to Greater Phoenix and surrounding areas while combining office, warehouse, and parking components in one owner-user setting.
Key Highlights
- 2,160 SF office layout with reception area, 7 private offices, conference room, 2 restrooms, and full kitchen
- 2,050 SF covered warehouse canopy for storage, staging, or light industrial use
- Corner‑lot location at 557 S Robson in Mesa, AZ 85210
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
$51,003
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
7.03%
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%
$1,020,060
$1.0M
Cap Rate 7%
$728,614
$728.6K
Cap Rate 9%
$566,700
$566.7K
Market Conditions
NOI Build-Up for 4,220 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
$64.3K $15.24/SF
− Vacancy
−$4.3K −$1.02/SF
EGI
$60.0K $14.22/SF
− OpEx
−$9.0K −$2.13/SF
NOI
$51.0K $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%
$1,020,060
Cap Rate 7%
$728,614
Cap Rate 9%
$566,700
Alternative Uses
Best Use
Office B
$1.03M
$903.9K – $1.21M
NOI $72,310 @ 7.0% cap · market cap 9.97%
Second Best
Warehouse
$728.6K
$637.5K – $850.1K
NOI $51,003 @ 7.0% cap · market cap 7.03%
Theoretical Best
Office A
$1.16M
$1.01M – $1.35M
NOI $80,971 @ 7.0% cap · market cap 11.17%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1,196
Businesses Nearby
Under-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
Market
Vacancy Rate% for Office in West region
Questions? Ask Rey
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Similar Off Market Nearby
- Park Avenue Catering — 558 N Robson, Mesa, AZ 85201
Frequently Asked Questions
What type of property is this?
Flex space - Owner-user flex space combines private offices, conference space, warehouse canopy, gated access, and on-site parking.
Where is this flex space located?
The property is located at 557 S ROBSON Mesa, AZ.
What is the asking price?
The asking price for this property is $725,000.
What are key features of this property?
This property features: 2,160 SF office layout with reception area, 7 private offices, conference room, 2 restrooms, and full kitchen; 2,050 SF covered warehouse canopy for storage, staging, or light industrial use; Corner‑lot location at 557 S Robson in Mesa, AZ 85210
