Three-Suite Professional Office
For Sale
$960,000
62 N STAPLEY Drive, Mesa, AZ 85203
Well-maintained three-suite office with refreshed interiors, a resurfaced parking lot, and four newer HVAC units.
Property Size3,685 SF
Days on Market20
Property Features for 62 N STAPLEY Drive
General Information
Standard status
Active
Size
3,685 SF
Property subtype
COMMERCIAL
Building Details
Building Size
3,685 SF
Year Built
1989
Listing Agency:
West USA Realty
(480) 235-7911
Listed By:
John Cox
(480) 235-7911
Source:
Alexiabertsatos
Added: Jul 25
Changed: Jul 31
Last Checked: Aug 12 at 3:40PM
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 West USA Realty
Investment Insights
Based on property information with market context.
Well-maintained three-suite professional office building totaling 3,685 SF near Main St. & Stapley Dr. in Mesa. The building is currently about 85% occupied, with plans at closing to make the 2,160 SF owner-occupied suite and a 545 SF vacant suite available (about 73% of the building). The 980 SF leased suite has approximately 11 months remaining, supporting immediate rental income.
Recent upgrades include a new roof, four newer HVAC units, updated flooring, fresh paint, new ceiling, and resurfaced 18-space parking lot. The property sits on a 12,800 SF lot at a high-traffic intersection with 40,000+ vehicles daily.
Built in 1989 and offered with two parcels (APNs 138-19-167 & 138-19-169), this setup can support an owner-user or an investor seeking a multi-suite configuration with at least one near-term in-place lease.
Recent upgrades include a new roof, four newer HVAC units, updated flooring, fresh paint, new ceiling, and resurfaced 18-space parking lot. The property sits on a 12,800 SF lot at a high-traffic intersection with 40,000+ vehicles daily.
Built in 1989 and offered with two parcels (APNs 138-19-167 & 138-19-169), this setup can support an owner-user or an investor seeking a multi-suite configuration with at least one near-term in-place lease.
Key Highlights
- Three professional office suites totaling 3,685 SF
- About 85% occupied; at closing, 2,160 SF owner‑occupied and 545 SF vacant suites available
- 980 SF leased suite has approx 11 months remaining
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
$63,143
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
6.58%
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%
$1,262,860
$1.3M
Cap Rate 7%
$902,043
$902.0K
Cap Rate 9%
$701,589
$701.6K
Market Conditions
NOI Build-Up for 3,685 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
$106.6K $28.92/SF
− Vacancy
−$22.4K −$6.07/SF
EGI
$84.2K $22.85/SF
− OpEx
−$21.0K −$5.71/SF
NOI
$63.1K $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%
$1,262,860
Cap Rate 7%
$902,043
Cap Rate 9%
$701,589
Alternative Uses
Best Use
Office B
$902.0K
$789.3K – $1.05M
NOI $63,143 @ 7.0% cap · market cap 6.58%
Second Best
Healthcare Medical
$399.6K
$349.7K – $466.2K
NOI $27,972 @ 7.0% cap · market cap 2.91%
Theoretical Best
Office A
$1.01M
$883.8K – $1.18M
NOI $70,706 @ 7.0% cap · market cap 7.37%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1,073
Businesses Nearby
Explore this area
Business Placement
Demographics for 85203, AZ
37,962
Population
14,020
Households
2.7
Avg Household Size
33
Median Age
29%
College-Educated
91%
High-School Grad
9.3 sq mi
ZIP Area
4,082
Density / Sq Mi
$72,851
Median Household Income
$40,524
Median Earnings
$1,388
Median Rent
$388,300
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 - Well-maintained three-suite office with refreshed interiors, a resurfaced parking lot, and four newer HVAC units.
Where is this office building located?
The property is located at 62 N STAPLEY Drive Mesa, AZ.
What is the asking price?
The asking price for this property is $960,000.
What are key features of this property?
This property features: Three professional office suites totaling 3,685 SF; About 85% occupied; at closing, 2,160 SF owner‑occupied and 545 SF vacant suites available; 980 SF leased suite has approx 11 months remaining
