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    9590 E Ironwood Square Dr. #120/125 Scottsdale, AZ 85258

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    Sponsored
    Source: https://svn.com
    For Sale
    $2,950,000

    Ironwood Courtyard - Unit 120/125 For Sale

    Property size:
    7,784 SF

    Property Features for 9590 E Ironwood Square Dr. #120/125

    General Information

    Property type
    Office buildings
    Square Feet
    7,784 SF
    Price / Square Foot
    $378
    Class
    B
    Elevators
    N/A

    Building Details

    Year Built
    2005
    Buildings
    1
    Stories
    2

    Overview

    Scottsdale Investment Opportunity with Tenant

    Located at 9590 E Ironwood Square Dr #120/125 in Scottsdale, Arizona, this ±7,784 SF condo presents a leased investment opportunity. The property is currently leased to Optum Care on an initial 5-year MG lease. Optum Care, a part of Optum, Inc., a subsidiary of United Health Group, has occupied the space since 2016, initially as 4C Medical Group. The tenant modified and extended the lease to September 2028. The tenant reimburses for CAM fees, insurance, taxes, and management (up to 4%), while the landlord is responsible for HVAC. The tenant recently completed tenant improvements to the property at their own cost and expense. Situated off Ironwood Square Dr., at the crossroads of E Mountainview Rd and N 96th St, the property is located just east of the Loop-101. It is in immediate proximity to retail amenities such as Scottsdale Fiesta Shopping Center, anchored by Fry's, Sprouts, and The Home Depot. Multiple retail lifestyle centers are within a ten-minute drive, including Fashion Square Mall, Scottsdale Pavilions at Indian Bend Rd, Scottsdale Quarter, and Kierland Commons. The property is also walking distance from the HonorHealth Scottsdale Shea Medical Center in the medically dense Ironwood Courtyard development and directly adjacent to Ironwood Village and Ironwood Office Suites, both of which contain multiple similar medical tenants.

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    Listing Contact
    Richard Lewis Jr.

    Learn more

    Property Insight Report

    HighLights

    • Tenant has been in place since 2016 4C Medical Group was bought out by Optum Inc in 2019 Tenant modified and extended lease to September 2028 Tenant just finished Tenant Improvements to property, at their own cost and expense Tenant reimburses for CAM, Insurance, Taxes, and Management (Up to 4%) Landlord responsible for HVAC Tenant has termination option with 180 Day notice to landlord and penalty equal to 80% of minimum monthly rent of the current term.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Arizona Pharmaceuticals Factory John Larsen - Raymond ... Financial Advisor Cochran Gloria M ... Physician Melanie S. Rich, ... Physician Amanda Keiser, LMFT Crisis Center

    Suggested Use

    Restaurant Real Estate Agency Law Firm Building Supply Spa & Massage Center Dental Office Big Box & Wholesale Store Auto Repair Shop Hair Salon Nail Salon

    Zoning and permitted uses should be independently verified with local authorities.

    Location Insight

    • Map
    • Local Demand
    City
    Scottsdale
    State
    Arizona
    Longitude
    -84.987029
    Latitude
    32.468087

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    FAQs

    What type of property is this?
    Office building - Ironwood Courtyard - Unit 120/125 For Sale
    Where is this office building located?
    The property is located at 9590 E Ironwood Square Dr. #120/125 Scottsdale, AZ.
    What is the asking price?
    The asking price for this property is $2,950,000.
    What are key features of this property?
    This property features: Tenant has been in place since 2016 4C Medical Group was bought out by Optum Inc in 2019 Tenant modified and extended lease to September 2028 Tenant just finished Tenant Improvements to property, at their own cost and expense Tenant reimburses for CAM, Insurance, Taxes, and Management (Up to 4%) Landlord responsible for HVAC Tenant has termination option with 180 Day notice to landlord and penalty equal to 80% of minimum monthly rent of the current term.
    (602) 327-0064
    Request Owner's contact information
    9590 E Ironwood Square Dr. #120/125 Scottsdale, AZ 85258
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

    More about this property
    9590 E Ironwood Square Dr. #120/125 Scottsdale, AZ 85258
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    We can help!
    Listing Contact
    Richard Lewis Jr.
    (602) 327-0064
    Learn more
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