Professional Office Condo
For Sale
$124,900
118-6730 E Mcdowell Rd, Scottsdale, AZ 85256
Open-concept office condo with corner location and C-3 zoning for a wide range of business uses.
Property Size300 SF
Price / SF$416.33
Days on Market130
Property Features for 118-6730 E Mcdowell Rd
General Information
Standard status
Active
Size
300 SF
Taxes and HOA fees
Annual Taxes
$450
Listing Agency:
West USA Realty
(480) 323-5462
Listed By:
James Wehner · License #BR557829000
(480) 323-5462
Source:
Exprealty
Added: Apr 15
Changed: Aug 20
Last Checked: Aug 21 at 11:46AM
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 West USA Realty
Investment Insights
Based on property information with market context.
This professional office condo offers an open-concept layout in a 300 sq ft unit. The space is positioned as a corner suite, intended to support flexible business use under C-3 general commercial zoning.
The property is located at the high-visibility corner of 68th St and McDowell Rd. Public remarks indicate abundant parking and easy access to the 101 and 202 freeways.
The listing describes the condo as suitable for professional services, medical offices, creative studios, consulting, or small retail, with proximity to Sky Harbor Airport, Arizona State University (ASU), and Tempe Town Lake.
The property is located at the high-visibility corner of 68th St and McDowell Rd. Public remarks indicate abundant parking and easy access to the 101 and 202 freeways.
The listing describes the condo as suitable for professional services, medical offices, creative studios, consulting, or small retail, with proximity to Sky Harbor Airport, Arizona State University (ASU), and Tempe Town Lake.
Key Highlights
- 300 SF open‑concept professional office condo
- High‑visibility corner location at 68th St & McDowell Rd
- C‑3 general commercial zoning allows a wide variety of business uses
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
$4,750
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
3.80%
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%
$95,000
$95.0K
Cap Rate 7%
$67,857
$67.9K
Cap Rate 9%
$52,778
$52.8K
Market Conditions
NOI Build-Up for 300 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
$7.7K $25.68/SF
− Vacancy
−$1.4K −$4.57/SF
EGI
$6.3K $21.11/SF
− OpEx
−$1.6K −$5.28/SF
NOI
$4.7K $15.83/SF
Area
Scottsdale, AZ
Vacancy
17.80%
Lease Rate
$25.68 /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%
$95,000
Cap Rate 7%
$67,857
Cap Rate 9%
$52,778
Alternative Uses
Best Use
Office B
$67.9K
$59.4K – $79.2K
NOI $4,750 @ 7.0% cap · market cap 3.80%
Second Best
Healthcare Medical
$61.1K
$53.5K – $71.3K
NOI $4,277 @ 7.0% cap · market cap 3.42%
Theoretical Best
Retail
$98.5K
$86.2K – $114.9K
NOI $6,894 @ 7.0% cap · market cap 5.52%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
3,708
Businesses Nearby
Explore this area
Business Placement
Demographics for 85256, AZ
4,857
Population
1,120
Households
4.3
Avg Household Size
28
Median Age
9%
College-Educated
78%
High-School Grad
34.2 sq mi
ZIP Area
142
Density / Sq Mi
$51,469
Median Household Income
$35,156
Median Earnings
$561
Median Rent
$132,400
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 units - Open-concept office condo with corner location and C-3 zoning for a wide range of business uses.
Where is this office units located?
The property is located at 118-6730 E Mcdowell Rd Scottsdale, AZ.
What is the asking price?
The asking price for this property is $124,900.
What are key features of this property?
This property features: 300 SF open‑concept professional office condo; High‑visibility corner location at 68th St & McDowell Rd; C‑3 general commercial zoning allows a wide variety of business uses
