Remodeled Restaurant
For Sale
$1,150,000
9-6429 E Main St, Mesa, AZ 85201
Remodeled restaurant bar with new interior finishes, bar, bathrooms, septic, and AC units, plus a lease in place.
Property Size3,261 SF
Price / SF$352.65
Days on Market313
Property Features for 9-6429 E Main St
General Information
Standard status
Active
Size
3,261 SF
Taxes and HOA fees
Annual Taxes
$3,199
Listing Agency:
Saguaro Desert Realty
Listed By:
Sonia James
(480) 580-0814
Source:
Exprealty
Added: Oct 30, 2025
Changed: Sep 5
Last Checked: Sep 7 at 2:59PM
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 Saguaro Desert Realty
Investment Insights
Based on property information with market context.
This remodeled restaurant bar offers updated interior components, including new flooring, new paint, a new bar, and newly updated bathrooms. The property also includes new septic and new AC units. A lease is currently in place with 7 years remaining, and the business and liquor license are not included. The sale also includes parcel 141-58-070.
Located at 9-6429 E Main St, Mesa, AZ, the property is offered for sale as a turn-key, improved restaurant/bar space with operating continuity tied to the existing lease.
Note that while the building and improvements are included, the business and liquor license are excluded from the sale.
Located at 9-6429 E Main St, Mesa, AZ, the property is offered for sale as a turn-key, improved restaurant/bar space with operating continuity tied to the existing lease.
Note that while the building and improvements are included, the business and liquor license are excluded from the sale.
Key Highlights
- Building remodeled with new flooring and fresh interior paint
- Updates include a new bar and new bathrooms
- New septic system and new AC units
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
$40,722
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
3.54%
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%
$814,440
$814.4K
Cap Rate 7%
$581,743
$581.7K
Cap Rate 9%
$452,467
$452.5K
Market Conditions
NOI Build-Up for 3,261 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
$58.7K $18.00/SF
− Vacancy
−$4.4K −$1.35/SF
EGI
$54.3K $16.65/SF
− OpEx
−$13.6K −$4.16/SF
NOI
$40.7K $12.49/SF
Area
ZIP 85201
Vacancy
7.50%
Lease Rate
$18.00 /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%
$814,440
Cap Rate 7%
$581,743
Cap Rate 9%
$452,467
Alternative Uses
Best Use
Specialty Retail
$581.7K
$509.0K – $678.7K
NOI $40,722 @ 7.0% cap · market cap 3.54%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$845.3K
$739.6K – $986.1K
NOI $59,168 @ 7.0% cap · market cap 5.15%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
2,123
Businesses Nearby
40k
Monthly Visits Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Foot Traffic Nearby
Dining 52%
Shops & Services 40%
Home Improvements & Furnishings 8%
Jimmy John's
Dining
20,688 visits/mo
0.1 miles
Bank of America
Shops & Services
7,557 visits/mo
0.3 miles
Wells Fargo
Shops & Services
4,887 visits/mo
0.3 miles
Lenhart's Ace Hardware
Home Improvements & Furnishings
3,283 visits/mo
0.4 miles
Deseret Book
Shops & Services
3,093 visits/mo
0.5 miles
Demographics for 85201, AZ
51,187
Population
23,099
Households
2.2
Avg Household Size
33
Median Age
27%
College-Educated
87%
High-School Grad
9.4 sq mi
ZIP Area
5,445
Density / Sq Mi
$63,725
Median Household Income
$40,067
Median Earnings
$1,349
Median Rent
$292,600
Median Home Value
Market
Vacancy Rate% for Retail in West region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Similar Off Market Nearby
- Monoito Dj — 441 W Main St, Mesa, AZ 85201
- Desert Snack Bar — 405 W Main St, Mesa, AZ 85201
- il Vinaio — 270 W Main St, Mesa, AZ 85201
- Nile Theater — 105 W Main St, Mesa, AZ 85210
- 2nd friday night out — 101 W Main St, Mesa, AZ 85201
Frequently Asked Questions
What type of property is this?
Bar & Pub - Remodeled restaurant bar with new interior finishes, bar, bathrooms, septic, and AC units, plus a lease in place.
Where is this bar & pub located?
The property is located at 9-6429 E Main St Mesa, AZ.
What is the asking price?
The asking price for this property is $1,150,000.
What are key features of this property?
This property features: Building remodeled with new flooring and fresh interior paint; Updates include a new bar and new bathrooms; New septic system and new AC units
