Two-Building Office
For Sale
$2,049,000
919925 919 & 925 N Stapley Dr, Mesa, AZ 85203
Freestanding masonry buildings provide flexible office layouts, private restrooms, monument signage, and on-site parking.
Property Size9,216 SF
Lot Size0.90 Acres
Price / SF$222.33
Days on Market17
Property Features for 919925 919 & 925 N Stapley Dr
General Information
Standard status
Active
Size
9,216 SF
Total Parking Spaces
45
Lot size
0.90 Acres
Occupancy
100%
Additional Details
Highway Access
Yes
Amenities
monument signage
Building Details
Year Built
1978
Buildings
2
Construction
masonry
Tenancy
Multi
Listing Agency:
LRA Real Estate Group, LLC
(480) 526-5644
Listed By:
Susan Earles · License #BR563069000
Source:
Ryhometeam
Added: Aug 15
Changed: Aug 30
Last Checked: Aug 30 at 8:38PM
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 LRA Real Estate Group, LLC
Investment Insights
Based on property information with market context.
This office property comprises two freestanding masonry buildings totaling 9,216 SF on a 0.90-acre lot. Both structures offer adaptable configurations with private offices, reception areas, and private restrooms. The buildings were constructed in 1978 and have benefited from new roofs, a resurfaced parking lot, and some replacement A/C units completed within the last 7 years. The property is fully occupied by professional office tenants.
Monument signage along Stapley Dr provides property identification, while 45 parking spaces support the existing office configuration. Access to Loop 202 and US-60 connects the site with the broader East Valley. Dining and retail uses are located nearby, adding convenience to the surrounding commercial setting.
Monument signage along Stapley Dr provides property identification, while 45 parking spaces support the existing office configuration. Access to Loop 202 and US-60 connects the site with the broader East Valley. Dining and retail uses are located nearby, adding convenience to the surrounding commercial setting.
Key Highlights
- Two freestanding masonry office buildings totaling 9,216 SF
- 0.90‑acre lot with 45 parking spaces
- Fully occupied by professional office tenants
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
$157,917
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
7.71%
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%
$3,158,340
$3.2M
Cap Rate 7%
$2,255,957
$2.3M
Cap Rate 9%
$1,754,633
$1.8M
Market Conditions
NOI Build-Up for 9,216 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
$266.5K $28.92/SF
− Vacancy
−$56.0K −$6.07/SF
EGI
$210.6K $22.85/SF
− OpEx
−$52.6K −$5.71/SF
NOI
$157.9K $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%
$3,158,340
Cap Rate 7%
$2,255,957
Cap Rate 9%
$1,754,633
Alternative Uses
Best Use
Office B
$2.26M
$1.97M – $2.63M
NOI $157,917 @ 7.0% cap · market cap 7.71%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$2.53M
$2.21M – $2.95M
NOI $176,832 @ 7.0% cap · market cap 8.63%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
100%
Occupancy
Multi-tenant
Tenancy
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
9
Businesses Nearby
Explore this area
Business Placement
Demographics for 85203, AZ
37,962
Population
14,020
Households
2.7
Avg Household Size
33
Median Age
29%
College-Educated
91%
High-School Grad
9.3 sq mi
ZIP Area
4,082
Density / Sq Mi
$72,851
Median Household Income
$40,524
Median Earnings
$1,388
Median Rent
$388,300
Median Home Value
Market
Vacancy Rate% for Office in West region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Office building - Freestanding masonry buildings provide flexible office layouts, private restrooms, monument signage, and on-site parking.
Where is this office building located?
The property is located at 919925 919 & 925 N Stapley Dr Mesa, AZ.
What is the asking price?
The asking price for this property is $2,049,000.
What are key features of this property?
This property features: Two freestanding masonry office buildings totaling 9,216 SF; 0.90‑acre lot with 45 parking spaces; Fully occupied by professional office tenants
