420 S Ellsworth Rd
Mesa, AZ 85208 East Mesa

Rate Upon Request

Land For Lease • 1+ SF

Property Details

Property Type Land
Zoning C-2

0 Transit Score

40 Walk Score

1 Space Available

Name

Space Use

Size

Rent

Details

Unkwn Floor Ste

0.64 AC

Rate Upon Request

Flexible commercial pad within East Mesa Crossroads, a two-tenant development at the southwest corner of Ellsworth and Broadway. The available southern pad is immediately adjacent to the existing Jack in the Box and benefits from internal connectivity to the development’s Broadway and Ellsworth access points.

The owner has prepared four use-specific development-readiness synopses to help prospective tenants evaluate the property:
- A ±2,500-square-foot drive-through QSR concept
- A compact drive-through coffee concept
- An express oil-change concept benchmarked against compact Take 5 and Valvoline formats
- A ±6,900-square-foot auto-parts/general retail concept consistent with the typical building ranges published by O’Reilly Auto Parts and AutoZone

The historical property file includes prior commercial development plans, civil engineering, drainage analysis, utilities, fireline and hydrant planning, traffic materials and shared-development records. These materials offer a strong diligence and design baseline while allowing the selected operator to adapt the site to its current prototype and operational requirements.

All proposed concepts remain subject to current site planning, engineering, agency review and final governmental approval. Brand references describe comparable prototype formats only and do not imply affiliation or approval.

Property Overview
East Mesa Crossroads offers a flexible commercial development opportunity at the southwest corner of Ellsworth Road and Broadway Road in East Mesa. The available approximately 0.64-acre pad is positioned immediately south of an operating Jack in the Box and across from a Fry’s-anchored shopping center, Circle K and Fry’s Fuel Center, with CVS located on the northeast corner.

The location provides strong visibility and access within an established commercial intersection. Broadway Road carries 25,681 vehicles per day according to the City of Mesa’s 2023 count, before accounting for additional traffic on Ellsworth. Ellsworth also provides regional connectivity toward Loop 202 and serves traffic moving between established East Mesa neighborhoods, Main Street, Broadway and the freeway corridor. City of Mesa Traffic Counts
Maricopa County C-2 zoning accommodates a broad range of commercial uses. The owner has developed preliminary readiness materials for four particularly suitable formats:
- Drive-Through QSR: A concept based on an approximately 2,500-square-foot restaurant with drive-through service, parking and stacking designed around the combined development.
- Drive-Through Coffee: A compact coffee format with efficient queuing, service circulation and potential shared-parking coordination.
- Express Oil Change: A small-footprint automotive-service concept comparable in scale to modern Take 5 and Valvoline facilities.
- Auto-Parts or General Retail: An approximately 6,900-square-foot building based on the property’s historical auto-parts plan. That footprint falls within O’Reilly’s published 6,800–7,225-square-foot prototype range and AutoZone’s typical 6,500–8,000-square-foot range. O’Reilly real-estate criteria · AutoZone real-estate criteria

The existing development history—including zoning, civil design, drainage, access, utility and fire-service planning—can materially accelerate a prospective tenant’s initial evaluation. Final site configuration, parking, drive-through equipment, utilities and agency requirements will be determined for the selected operator’s prototype.
Available for ground lease, build-to-suit or reverse build-to-suit with flexible business terms. Detailed concept-specific development-readiness synopses are available upon request.

Full Architect Due-Diligence Files with Index
https://www.dropbox.com/scl/fo/1lsvv6rgo0roc41mf6zvs/AEVlfsaUvyUGtfenSqKedKw?rlkey=7emrv36gq6dmvmmtkeeawivzd&st=te3w7krp&dl=0

Date available: Now
Lease term: Negotiable
Service type: None
Space Type: Relet

Description

Existing C-2 zoning permits restaurant and café uses with drive-through service through Maricopa County’s Plan of Development process. Accordingly, the property is being offered as a drive-through-entitled commercial pad; a new use entitlement is not required merely to operate a drive-through restaurant or coffee concept.
The primary drive-through-specific issue identified for the southern pad concerns the speaker-equipped ordering board. The current County ordinance generally requires a menu board containing speakers to remain at least 200 feet from Rural or Residential zoning. However, the ordinance now expressly authorizes the Zoning Inspector or designee to grant an administrative exception when appropriate soundproofing or sound-absorption measures demonstrate that the speaker system will not create a nuisance.

A prospective operator would still submit its project-specific site plan for customary review of parking, queuing, circulation, drainage, utilities, access and building design. Those development reviews should not be confused with obtaining permission for the underlying drive-through use.
The current ordinance supports this distinction: restaurants and cafés with drive-through service are permitted through a POD, while the 200-foot rule specifically regulates menu boards containing speakers and provides an administrative exception. Maricopa County Zoning Ordinance, §§603.2 and 1103.2.4

Full Architect Due-Diligence Files with Index
https://www.dropbox.com/scl/fo/1lsvv6rgo0roc41mf6zvs/AEVlfsaUvyUGtfenSqKedKw?rlkey=yr8igzn8oxm9tpsf6qerkp0or&dl=0

                
                    Highlights
                
                                Flexible 0.64-acre C-2 commercial pad entitled for drive-through, automotive-service and retail concepts.
                            
                                Four owner-prepared development-readiness concepts available: ±2,500 SF drive-through QSR, compact drive-through coffee, express oil change, 7k Retail
                            
                                Part of an established two-pad development with Jack in the Box and shared internal access to Broadway Road and Ellsworth Road.
                            
                                Broadway itself carries 25,681 vehicles per day based on the City of Mesa’s 2023 traffic count, with additional exposure from Ellsworth traffic.
                            
                                Historical civil, drainage, utility, fire-service and traffic materials provide a substantial starting point for tenant-specific design.
                            
                                Ground lease, build-to-suit or reverse build-to-suit structures considered; negotiable terms and 4% co-broker fee offered.