Leased Multi-Tenant Office
For Sale
Contact for pricing
6344 E Brown Rd, Mesa, AZ 85205
Three suites provide reception areas, private offices, common restrooms, and a conference room.
Property Size4,500 SF
Price / SF$213.52
Days on Market186
Property Features for 6344 E Brown Rd
General Information
Standard status
Active
Size
4,500 SF
Total Parking Spaces
22
Property subtype
Multifamily, Office
Zoning
O-S
Occupancy
100%
Investment Type
Stabilized
Net Operating Income
$69,659
Additional Details
Road Access
Yes
Office Units
3
Amenities
reception areas
private offices
common restrooms
conference room
Building Details
Year Built
1986
Year Renovated
2018
Buildings
13
Stories
3
Tenancy
Multi
Building Size
4,500 SF
Listing Agency:
Commercial Properties Inc.
(602) 561-1339
Listed By:
Matt Zaccardi · License #AZ SA584155000
Source:
Crexi
Added: Feb 26
Changed: Aug 30
Last Checked: Aug 30 at 9:42AM
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.
Investment Insights
Based on property information with market context.
El Dorado Commerce Center is a 4,500 SF general office building constructed in 1986 and configured for multi-tenant occupancy. The property contains three suites with reception areas, private offices, common restrooms, and a conference room. It is zoned O-S and is currently 100% leased.
The tenant roster includes Just 1 Life Services in Suites 101 and 104 and Polite Pest Co. in Suite 103. Access is provided from E Brown Rd and N 64th St, with the property located at 6344 E Brown Rd in Mesa, Arizona.
The tenant roster includes Just 1 Life Services in Suites 101 and 104 and Polite Pest Co. in Suite 103. Access is provided from E Brown Rd and N 64th St, with the property located at 6344 E Brown Rd in Mesa, Arizona.
Key Highlights
- 4,500 SF general office building constructed in 1986
- 100% leased across three office suites
- Tenants include Just 1 Life Services and Polite Pest Co.
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
$77,108
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
8.03%
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%
$1,542,160
$1.5M
Cap Rate 7%
$1,101,543
$1.1M
Cap Rate 9%
$856,756
$856.8K
Market Conditions
NOI Build-Up for 4,500 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
$130.1K $28.92/SF
− Vacancy
−$27.3K −$6.07/SF
EGI
$102.8K $22.85/SF
− OpEx
−$25.7K −$5.71/SF
NOI
$77.1K $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%
$1,542,160
Cap Rate 7%
$1,101,543
Cap Rate 9%
$856,756
Alternative Uses
Best Use
Office B
$1.10M
$963.9K – $1.29M
NOI $77,108 @ 7.0% cap · market cap 8.03%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$1.23M
$1.08M – $1.44M
NOI $86,344 @ 7.0% cap · market cap 8.99%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
3
Office units
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
661
Businesses Nearby
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?
Office building - Three suites provide reception areas, private offices, common restrooms, and a conference room.
Where is this office building located?
The property is located at 6344 E Brown Rd Mesa, AZ.
What is the asking price?
The asking price for this property is $960,821.
What are key features of this property?
This property features: 4,500 SF general office building constructed in 1986; 100% leased across three office suites; Tenants include Just 1 Life Services and Polite Pest Co.
