Multi-Office Suite with
For Sale
$980,000
7165 E University Drive #171, Mesa, AZ 85207
Office suite features a reception area, kitchen, six offices, and shared restrooms on both sides of the building.
Property Size3,100 SF
Price / SF$316.13
Days on Market325
Property Features for 7165 E University Drive #171
General Information
Standard status
Active
Size
3,100 SF
Property subtype
Commercial
Zoning
OC
Additional Details
Cap Rate
7%
Office Units
11
Taxes and HOA fees
Annual Taxes
$3,659
Building Details
Building Size
3,100 SF
Year Built
2005
Buildings
1
Listing Agency:
SLW Realty Group, LLC
(480) 518-3882
Listed By:
Sabrina Walters · License #BR022776000
(480) 518-3882
Source:
Aznewhorizonrealty
Added: Sep 19, 2025
Changed: Aug 8
Last Checked: Aug 8 at 12:40PM
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 SLW Realty Group, LLC
Investment Insights
Based on property information with market context.
This for-sale office suite is currently occupied and is generating income, with the seller citing approximately a 7% cap rate. The layout includes a reception area, a kitchen, and six offices on the west side of the building. On the east side, there is an additional reception area and five offices, along with phone/server equipment. Men's and women's restrooms are located between the east and west sides.
The property is located at 7165 E University Drive #171 in Mesa, AZ 85207. The suite’s configuration is designed with two office-side groupings, separated by shared common facilities.
With multiple enclosed offices and dedicated reception areas on both sides, the space supports a compact, multi-room office arrangement.
The property is located at 7165 E University Drive #171 in Mesa, AZ 85207. The suite’s configuration is designed with two office-side groupings, separated by shared common facilities.
With multiple enclosed offices and dedicated reception areas on both sides, the space supports a compact, multi-room office arrangement.
Key Highlights
- Office suite in a building built in 2005
- Currently has a tenant in place with an estimated ~7% cap rate
- Includes a reception area, kitchen, and 6 offices on the west side of the building
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
$40,260
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
4.11%
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%
$805,200
$805.2K
Cap Rate 7%
$575,143
$575.1K
Cap Rate 9%
$447,333
$447.3K
Market Conditions
NOI Build-Up for 3,100 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
$68.8K $22.20/SF
− Vacancy
−$15.1K −$4.88/SF
EGI
$53.7K $17.32/SF
− OpEx
−$13.4K −$4.33/SF
NOI
$40.3K $12.99/SF
Area
ZIP 85207
Vacancy
22.00%
Lease Rate
$22.20 /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%
$805,200
Cap Rate 7%
$575,143
Cap Rate 9%
$447,333
Alternative Uses
Best Use
Office B
$575.1K
$503.3K – $671.0K
NOI $40,260 @ 7.0% cap · market cap 4.11%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$779.6K
$682.2K – $909.5K
NOI $54,572 @ 7.0% cap · market cap 5.57%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
11
Office units
Location Intelligence
Trade Area within ½ mile
563
Businesses Nearby
Explore this area
Business Placement
Demographics for 85207, AZ
50,108
Population
22,747
Households
2.2
Avg Household Size
45
Median Age
36%
College-Educated
92%
High-School Grad
29.4 sq mi
ZIP Area
1,704
Density / Sq Mi
$99,439
Median Household Income
$50,509
Median Earnings
$1,595
Median Rent
$460,800
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 units - Office suite features a reception area, kitchen, six offices, and shared restrooms on both sides of the building.
Where is this office units located?
The property is located at 7165 E University Drive #171 Mesa, AZ.
What is the asking price?
The asking price for this property is $980,000.
What are key features of this property?
This property features: Office suite in a building built in 2005; Currently has a tenant in place with an estimated ~7% cap rate; Includes a reception area, kitchen, and 6 offices on the west side of the building
