Mixed-Use Property with Gated
For Sale
$1,799,900
8213-8215 E Main Street, Mesa, AZ 85207
Includes apartments, retail space, automotive-oriented commercial parcels, and a gated lot connected to 1st Avenue.
Property Size5,555 SF
Lot Size0.66 Acres
Price / SF$324.01
Days on Market304
Property Features for 8213-8215 E Main Street
General Information
Standard status
Active
Size
5,555 SF
Lot size
0.66 Acres
Property subtype
Commercial/Industrial
Site & Location
Road Access
Yes
Fenced Yard
Yes
Taxes and HOA fees
Annual Taxes
$1,058
Amenities
gated lot
Building Details
Year Built
1957
Listing Agency:
A.Z. & Associates
(602) 558-2990
Listed By:
Paulina Flores · License #SA708817000
(602) 558-2990
Source:
Exitrealty
Added: Oct 31, 2025
Changed: Aug 29
Last Checked: Aug 29 at 6:12PM
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 A.Z. & Associates
Investment Insights
Based on property information with market context.
This mixed-use property comprises three parcels totaling 28,824 SF at 8213-8215 E Main Street in Mesa. The assemblage includes two C-3-zoned parcels along Main Street identified for automotive or RV sales and retail uses, plus a 9,255-square-foot gated lot connected to 1st Avenue and zoned R-3. The improvements include two apartments and 875 SF of front retail space. Built in 1957, the property combines residential, storefront, and land components within one offering.
Key Highlights
- Three parcels totaling 28,824 SF
- Two C‑3‑zoned Main Street parcels identified for automotive, RV sales, or retail use
- 9,255‑square‑foot gated lot connected to 1st Avenue
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
$65,618
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
3.65%
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%
$1,312,360
$1.3M
Cap Rate 7%
$937,400
$937.4K
Cap Rate 9%
$729,089
$729.1K
Market Conditions
NOI Build-Up for 5,555 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
$116.7K $21.00/SF
− Vacancy
−$11.7K −$2.10/SF
EGI
$105.0K $18.90/SF
− OpEx
−$39.4K −$7.09/SF
NOI
$65.6K $11.81/SF
Area
ZIP 85207
Vacancy
10.00%
Lease Rate
$21.00 /SF/Yr
Expense Ratio
37.50%
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%
$1,312,360
Cap Rate 7%
$937,400
Cap Rate 9%
$729,089
Alternative Uses
Best Use
Mixed Use
$937.4K
$820.2K – $1.09M
NOI $65,618 @ 7.0% cap · market cap 3.65%
Second Best
Apartment 5plus
$827.9K
$724.4K – $965.9K
NOI $57,953 @ 7.0% cap · market cap 3.22%
Theoretical Best
Office A
$1.40M
$1.22M – $1.63M
NOI $97,790 @ 7.0% cap · market cap 5.43%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
Yes
Fenced yard
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
247
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 Multifamily in West region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Mixed-use property - Includes apartments, retail space, automotive-oriented commercial parcels, and a gated lot connected to 1st Avenue.
Where is this mixed-use property located?
The property is located at 8213-8215 E Main Street Mesa, AZ.
What is the asking price?
The asking price for this property is $1,799,900.
What are key features of this property?
This property features: Three parcels totaling 28,824 SF; Two C‑3‑zoned Main Street parcels identified for automotive, RV sales, or retail use; 9,255‑square‑foot gated lot connected to 1st Avenue
