East Mesa Medical Office
For Sale
Contact for pricing
6130 East Brown Road, Mesa, AZ 85205
Medical office condo for sale in East Mesa.
Property Size3,600 SF
Price / SF$305
Days on Market106
Property Features for 6130 East Brown Road
General Information
Standard status
Active
Size
3,600 SF
Class
B
Property subtype
Office
Occupancy
50%
Investment Type
Owner/User
Building Details
Year Built
2001
Tenancy
Multi
Listing Agency:
ORION Investment Real Estate
(480) 772-8870
Listed By:
Michael Douglas, CCIM · License #AZ SA668345000
Source:
Crexi
Added: May 19
Changed: Aug 23
Last Checked: Aug 31 at 12:20AM
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 ORION Investment Real Estate
Investment Insights
Based on property information with market context.
This ±3,600 SF medical office condominium in East Mesa is available for sale, presenting an opportunity for both owner/users and investors. Users can occupy the fully built-out ±1,800 SF medical suite, while investors or owner/users benefit from in-place income generated by the adjacent ±1,800 SF Primary Care tenant, secured by a new 5-year lease commencing July 1, 2026. The available suite features a functional medical layout including a reception area, private offices, and exam rooms, allowing for immediate occupancy with minimal capital investment. Red Mountain Corporate Center offers an office/medical opportunity in Mesa, Arizona, positioned just west of the Loop 202 freeway with direct frontage along Brown Road. This professionally maintained Class B office complex provides an ideal setting for medical and professional users seeking accessibility and visibility. Strategically located within an established medical and professional corridor, the property is surrounded by complementary tenants including Arizona Red Mountain Eye Care, Skyline Medicine, and Sonora Quest Laboratories. The project benefits from visibility and access, with monument and building signage available along Brown Road, which sees traffic counts of approximately 16,700 vehicles per day, along with connectivity to nearby arterial roads and freeway infrastructure. Situated within a dense and stable residential trade area, the property is supported by a growing population base and nearby amenities, including major retailers, healthcare facilities, and employment centers. Its proximity to the Loop 202 and surrounding East Mesa neighborhoods makes it a convenient and accessible location for both employees and clients.
Key Highlights
- Dual income potential: live in one suite and rent the other with a new 5‑year lease.
- Turnkey medical suite: a fully built‑out ±1,800 SF space, ready for immediate occupancy.
- Prime East Mesa location: a highly desirable spot on Brown Road near Loop 202.
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
$61,686
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
5.62%
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%
$1,233,720
$1.2M
Cap Rate 7%
$881,229
$881.2K
Cap Rate 9%
$685,400
$685.4K
Market Conditions
NOI Build-Up for 3,600 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
$104.1K $28.92/SF
− Vacancy
−$21.9K −$6.07/SF
EGI
$82.2K $22.85/SF
− OpEx
−$20.6K −$5.71/SF
NOI
$61.7K $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%
$1,233,720
Cap Rate 7%
$881,229
Cap Rate 9%
$685,400
Alternative Uses
Best Use
Office B
$881.2K
$771.1K – $1.03M
NOI $61,686 @ 7.0% cap · market cap 5.62%
Second Best
Healthcare Medical
$390.4K
$341.6K – $455.5K
NOI $27,327 @ 7.0% cap · market cap 2.49%
Theoretical Best
Office A
$986.8K
$863.4K – $1.15M
NOI $69,075 @ 7.0% cap · market cap 6.29%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
490
Businesses Nearby
Under-served
Demand for This Use
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 Office in West region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Medical Office Space - Medical office condo for sale in East Mesa.
Where is this medical office space located?
The property is located at 6130 East Brown Road Mesa, AZ.
What is the asking price?
The asking price for this property is $1,098,000.
What are key features of this property?
This property features: Dual income potential: live in one suite and rent the other with a new 5‑year lease.; Turnkey medical suite: a fully built‑out ±1,800 SF space, ready for immediate occupancy.; Prime East Mesa location: a highly desirable spot on Brown Road near Loop 202.
