Two-Unit Office
New
For Sale
$1,580,000
5425 E Bell Rd. #141-142, Scottsdale, AZ 85254
Separately parceled suites can be acquired individually or as a combined office property.
Property Size4,157 SF
Days on Market3
Property Features for 5425 E Bell Rd. #141-142
General Information
Standard status
Active
Size
4,157 SF
Class
B
Property subtype
Office
Building Details
Building Size
4,157 SF
Listed By:
Justin Horwitz, SIOR
(480) 220-2674
Source:
Svndesertcommercial
Added: Sep 30
Last Checked: Oct 1 at 8:39AM
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 Justin Horwitz, SIOR
Investment Insights
Based on property information with market context.
Bell Professional Center includes two office condominium units at 5425 E. Bell Rd. Unit 141 contains ±2,354 SF, and Unit 142 contains ±1,803 SF, bringing the combined area to ±4,157 SF. Each suite has a reception area, conference room, private offices, open work space, kitchen and two restrooms. The units are available separately or as a pair.
The property fronts E. Bell Road, with access to SR-51 and Loop 101. Nearby destinations include Kierland Commons, Scottsdale Quarter, The Promenade, Desert Ridge Marketplace and Scottsdale 101. The Scottsdale Airpark, Mayo Clinic and Abrazo Scottsdale Campus are also in the surrounding employment area.
The property fronts E. Bell Road, with access to SR-51 and Loop 101. Nearby destinations include Kierland Commons, Scottsdale Quarter, The Promenade, Desert Ridge Marketplace and Scottsdale 101. The Scottsdale Airpark, Mayo Clinic and Abrazo Scottsdale Campus are also in the surrounding employment area.
Key Highlights
- Two separately parceled office condominium units, offered individually or together
- Unit 141: ±2,354 SF; Unit 142: ±1,803 SF; combined area: ±4,157 SF
- Each unit includes a reception area, conference room, private offices and open work space
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
$65,812
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
4.17%
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%
$1,316,240
$1.3M
Cap Rate 7%
$940,171
$940.2K
Cap Rate 9%
$731,244
$731.2K
Market Conditions
NOI Build-Up for 4,157 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
$106.8K $25.68/SF
− Vacancy
−$19.0K −$4.57/SF
EGI
$87.7K $21.11/SF
− OpEx
−$21.9K −$5.28/SF
NOI
$65.8K $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%
$1,316,240
Cap Rate 7%
$940,171
Cap Rate 9%
$731,244
Alternative Uses
Best Use
Office B
$940.2K
$822.7K – $1.10M
NOI $65,812 @ 7.0% cap · market cap 4.17%
Second Best
—
—
no second resolved use
Theoretical Best
Retail
$1.36M
$1.19M – $1.59M
NOI $95,524 @ 7.0% cap · market cap 6.05%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
575
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
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 units - Separately parceled suites can be acquired individually or as a combined office property.
Where is this office units located?
The property is located at 5425 E Bell Rd. #141-142 Scottsdale, AZ.
What is the asking price?
The asking price for this property is $1,580,000.
What are key features of this property?
This property features: Two separately parceled office condominium units, offered individually or together; Unit 141: ±2,354 SF; Unit 142: ±1,803 SF; combined area: ±4,157 SF; Each unit includes a reception area, conference room, private offices and open work space
