Updated One-Bedroom
New
For Sale
$289,000
5335 E Shea Blvd #2090, Scottsdale, AZ 85254
Second-floor residence with vaulted ceilings, a private patio, and assigned covered parking.
Property Size794 SF
Price / SF$363.98
Days on Market2
Property Features for 5335 E Shea Blvd #2090
General Information
Standard status
Active
Size
794 SF
Property subtype
Multi-Family
Additional Details
Highway Access
Yes
Amenities
pool
spa
clubhouse
fitness center
Building Details
Year Built
1993
Listing Agency:
Hometown Advantage, Inc
(928) 329-7275
Listed By:
AZ & Associates
(602) 456-7600
Source:
Azandassociates
Added: Sep 11
Last Checked: Sep 12 at 7:40AM
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 Hometown Advantage, Inc
Investment Insights
Based on property information with market context.
This 794 SF, second-floor condo at 5335 E Shea Blvd #2090 offers one bedroom, vaulted ceilings, and an open living and dining arrangement. The interior has updated carpet, fresh paint, new blinds, ceiling fans, tile flooring, granite tile countertops, and stainless steel appliances. The kitchen includes a side-by-side refrigerator with in-door water and ice and a range with convection oven. A walk-in closet, full-size washer and dryer, energy-efficient AC, private patio, and assigned covered parking add practical functionality. Built in 1993, the residence is the larger of two Bella Terra floor plans and has no unit above.
Key Highlights
- 794 SF one‑bedroom condo in Bella Terra
- Second‑floor setting with no unit above and vaulted ceilings
- Updated carpet, fresh paint, new blinds, and ceiling fans
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
$9,187
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
3.18%
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%
$183,740
$183.7K
Cap Rate 7%
$131,243
$131.2K
Cap Rate 9%
$102,078
$102.1K
Market Conditions
NOI Build-Up for 794 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
$17.4K $21.96/SF
− Vacancy
−$732 −$0.92/SF
EGI
$16.7K $21.04/SF
− OpEx
−$7.5K −$9.47/SF
NOI
$9.2K $11.57/SF
Area
Scottsdale, AZ
Vacancy
4.20%
Lease Rate
$21.96 /SF/Yr
Expense Ratio
45.00%
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%
$183,740
Cap Rate 7%
$131,243
Cap Rate 9%
$102,078
Alternative Uses
Best Use
Apartment 5plus
$131.2K
$114.8K – $153.1K
NOI $9,187 @ 7.0% cap · market cap 3.18%
Second Best
—
—
no second resolved use
Theoretical Best
Retail
$260.6K
$228.1K – $304.1K
NOI $18,245 @ 7.0% cap · market cap 6.31%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
629
Businesses Nearby
Explore this area
Business Placement
Demographics for 85254, AZ
46,352
Population
21,469
Households
2.2
Avg Household Size
45
Median Age
60%
College-Educated
97%
High-School Grad
13.7 sq mi
ZIP Area
3,383
Density / Sq Mi
$120,885
Median Household Income
$61,953
Median Earnings
$1,954
Median Rent
$701,900
Median Home Value
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Frequently Asked Questions
What type of property is this?
Residential income property - Second-floor residence with vaulted ceilings, a private patio, and assigned covered parking.
Where is this residential income property located?
The property is located at 5335 E Shea Blvd #2090 Scottsdale, AZ.
What is the asking price?
The asking price for this property is $289,000.
What are key features of this property?
This property features: 794 SF one‑bedroom condo in Bella Terra; Second‑floor setting with no unit above and vaulted ceilings; Updated carpet, fresh paint, new blinds, and ceiling fans
