Office Building for
For Sale
$1,574,000
8950 E Raintree Dr, Scottsdale, AZ 85260
For sale office building in Scottsdale, Arizona, offering commercial workspace within a standalone property.
Property Size7,477 SF
Price / SF$210.51
Days on Market152
Property Features for 8950 E Raintree Dr
General Information
Standard status
Active
Size
7,477 SF
Property subtype
Office
Building Details
Year Built
1999
Listing Agency:
Kidder Mathews - Phoenix
(602) 513-5155
Listed By:
Bret Isbell · License #BR549336000
(602) 513-5155
Source:
Kidder
Added: Mar 7
Changed: Jul 21
Last Checked: Jul 21 at 12:35AM
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 Kidder Mathews - Phoenix
Investment Insights
Based on property information with market context.
This office building is offered for sale. The property is listed under commercial real estate categories including office buildings and office spaces.
The building is located at 8950 E Raintree Dr in Scottsdale, AZ 85260. It is presented as a dedicated commercial asset for buyers seeking an office-focused property in that area.
The building is located at 8950 E Raintree Dr in Scottsdale, AZ 85260. It is presented as a dedicated commercial asset for buyers seeking an office-focused property in that area.
Key Highlights
- Standalone office building in Scottsdale, Arizona
- Built in 1999
- Commercial workspace office building
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
$118,374
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
7.52%
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%
$2,367,480
$2.4M
Cap Rate 7%
$1,691,057
$1.7M
Cap Rate 9%
$1,315,267
$1.3M
Market Conditions
NOI Build-Up for 7,477 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
$192.0K $25.68/SF
− Vacancy
−$34.2K −$4.57/SF
EGI
$157.8K $21.11/SF
− OpEx
−$39.5K −$5.28/SF
NOI
$118.4K $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%
$2,367,480
Cap Rate 7%
$1,691,057
Cap Rate 9%
$1,315,267
Alternative Uses
Best Use
Office B
$1.69M
$1.48M – $1.97M
NOI $118,374 @ 7.0% cap · market cap 7.52%
Second Best
—
—
no second resolved use
Theoretical Best
Retail
$2.45M
$2.15M – $2.86M
NOI $171,814 @ 7.0% cap · market cap 10.92%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
3,018
Businesses Nearby
Explore this area
Business Placement
Demographics for 85260, AZ
37,967
Population
21,072
Households
1.8
Avg Household Size
47
Median Age
59%
College-Educated
97%
High-School Grad
14.2 sq mi
ZIP Area
2,674
Density / Sq Mi
$103,854
Median Household Income
$62,835
Median Earnings
$1,969
Median Rent
$637,000
Median Home Value
Market
Vacancy Rate% for Office in West region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Office building - For sale office building in Scottsdale, Arizona, offering commercial workspace within a standalone property.
Where is this office building located?
The property is located at 8950 E Raintree Dr Scottsdale, AZ.
What is the asking price?
The asking price for this property is $1,574,000.
What are key features of this property?
This property features: Standalone office building in Scottsdale, Arizona; Built in 1999; Commercial workspace office building
