Office Building with
For Sale
$1,650,000
Pending
760 S STAPLEY Drive, Mesa, AZ 85204
Professional office building centered on a 1,275 SF open-air courtyard and supported by 24 parking spaces.
Property Size7,658 SF
Days on Market242
Property Features for 760 S STAPLEY Drive
General Information
Standard status
Pending
Size
7,658 SF
Total Parking Spaces
24
Property subtype
COMMERCIAL
Taxes and HOA fees
Annual Taxes
$7,223
Amenities
open-air courtyard
outdoor meeting space
conference rooms
kitchenette
Building Details
Building Size
7,658 SF
Year Built
1984
Listing Agency:
West USA Realty
Listed By:
Marcela G Moat · License #SA511926000
(480) 313-7090
Source:
Jcluxuryresidential
Added: Jan 8
Changed: Sep 6
Last Checked: Sep 7 at 8:44AM
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.
This professional office building is designed around a central 1,275± SF open-air courtyard, creating an indoor-outdoor setting with natural light. The layout includes numerous private offices, multiple conference rooms, an open office area, reception and waiting areas, and dedicated support spaces such as a server room, copy room, storage, and kitchenette. Multiple restrooms and a flexible configuration provide options for varied business uses, including owner-user occupancy.
The building is served by multiple entrances, which can support departmental separation now or future demising. Parking totals 24 spaces, including 12 covered spaces.
Overall, the property offers a functional office footprint with substantial room count, conference space, and a central courtyard that can support day-to-day work and meetings.
The building is served by multiple entrances, which can support departmental separation now or future demising. Parking totals 24 spaces, including 12 covered spaces.
Overall, the property offers a functional office footprint with substantial room count, conference space, and a central courtyard that can support day-to-day work and meetings.
Key Highlights
- Approx. 7,648± SF professional office building centered on a 1,275± SF open‑air courtyard
- 24 parking spaces total, including 12 covered parking
- Includes reception and waiting areas, numerous private offices, and an open office area
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
$127,997
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
7.76%
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%
$2,559,940
$2.6M
Cap Rate 7%
$1,828,529
$1.8M
Cap Rate 9%
$1,422,189
$1.4M
Market Conditions
NOI Build-Up for 7,648 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
$212.0K $27.72/SF
− Vacancy
−$41.3K −$5.41/SF
EGI
$170.7K $22.31/SF
− OpEx
−$42.7K −$5.58/SF
NOI
$128.0K $16.74/SF
Area
ZIP 85204
Vacancy
19.50%
Lease Rate
$27.72 /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%
$2,559,940
Cap Rate 7%
$1,828,529
Cap Rate 9%
$1,422,189
Alternative Uses
Best Use
Office B
$1.83M
$1.60M – $2.13M
NOI $127,997 @ 7.0% cap · market cap 7.76%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$2.54M
$2.22M – $2.96M
NOI $177,761 @ 7.0% cap · market cap 10.77%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
933
Businesses Nearby
Explore this area
Business Placement
Demographics for 85204, AZ
63,808
Population
24,536
Households
2.6
Avg Household Size
33
Median Age
20%
College-Educated
84%
High-School Grad
9.9 sq mi
ZIP Area
6,445
Density / Sq Mi
$69,474
Median Household Income
$40,347
Median Earnings
$1,426
Median Rent
$296,000
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 - Professional office building centered on a 1,275 SF open-air courtyard and supported by 24 parking spaces.
Where is this office building located?
The property is located at 760 S STAPLEY Drive Mesa, AZ.
What is the asking price?
The asking price for this property is $1,650,000.
What are key features of this property?
This property features: Approx. 7,648± SF professional office building centered on a 1,275± SF open‑air courtyard; 24 parking spaces total, including 12 covered parking; Includes reception and waiting areas, numerous private offices, and an open office area
