Two-Unit Office
For Sale
$250,000
6730 E McDowell Road #138, Scottsdale, AZ 85257
Two office suites are built out and leased month to month, with C-3 zoning and conversion potential for other uses.
Property Size1,000 SF
Price / SF$250
Days on Market80
Property Features for 6730 E McDowell Road #138
General Information
Standard status
Active
Size
1,000 SF
Property subtype
Commercial
Zoning
C-3
Site & Location
Highway Access
Yes
Road Access
Yes
Additional Details
Office Units
2
Taxes and HOA fees
Annual Taxes
$725
Building Details
Building Size
1,000 SF
Year Built
1974
Buildings
1
Stories
1
Owner Occupied
No
Listing Agency:
COBE Real Estate, Inc.
(480) 628-6363
Listed By:
Timothy Zaharis · License #BR577140000
(480) 628-6363
Source:
Sunhaven-realestate
Added: Jun 11
Changed: Aug 28
Last Checked: Aug 28 at 7:05PM
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 COBE Real Estate, Inc.
Investment Insights
Based on property information with market context.
La Oua Plaza includes two office units, 134 and 138, totaling 1,000 square feet with 500 square feet in each suite. Both spaces are currently configured as offices and may be converted for other uses. A month-to-month lease is in place, supporting either an investment or owner-user purchase. The property was built in 1974 and carries C-3 zoning.
The corner-lot location is at 6730 E McDowell Road in Scottsdale, near 68th St and McDowell Rd. Loop 101 and Loop 202 are minutes away, while the property sits across the street from Desert Botanical Garden. More than 34,000 VPD pass along 68th St and McDowell Rd, providing substantial exposure and convenient access for tenants and clients.
The corner-lot location is at 6730 E McDowell Road in Scottsdale, near 68th St and McDowell Rd. Loop 101 and Loop 202 are minutes away, while the property sits across the street from Desert Botanical Garden. More than 34,000 VPD pass along 68th St and McDowell Rd, providing substantial exposure and convenient access for tenants and clients.
Key Highlights
- Two office units, 134 and 138, totaling 1,000 SF
- Each suite contains 500 SF
- Currently built out as office space with potential conversion for other 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
$15,832
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
6.33%
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%
$316,640
$316.6K
Cap Rate 7%
$226,171
$226.2K
Cap Rate 9%
$175,911
$175.9K
Market Conditions
NOI Build-Up for 1,000 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
$25.7K $25.68/SF
− Vacancy
−$4.6K −$4.57/SF
EGI
$21.1K $21.11/SF
− OpEx
−$5.3K −$5.28/SF
NOI
$15.8K $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%
$316,640
Cap Rate 7%
$226,171
Cap Rate 9%
$175,911
Alternative Uses
Best Use
Office B
$226.2K
$197.9K – $263.9K
NOI $15,832 @ 7.0% cap · market cap 6.33%
Second Best
—
—
no second resolved use
Theoretical Best
Retail
$328.3K
$287.2K – $383.0K
NOI $22,979 @ 7.0% cap · market cap 9.19%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Office units
Yes
Highway access
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
678
Businesses Nearby
Explore this area
Business Placement
Demographics for 85257, AZ
29,187
Population
16,392
Households
1.8
Avg Household Size
39
Median Age
46%
College-Educated
95%
High-School Grad
6.9 sq mi
ZIP Area
4,230
Density / Sq Mi
$79,828
Median Household Income
$54,580
Median Earnings
$1,812
Median Rent
$453,200
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 - Two office suites are built out and leased month to month, with C-3 zoning and conversion potential for other uses.
Where is this office units located?
The property is located at 6730 E McDowell Road #138 Scottsdale, AZ.
What is the asking price?
The asking price for this property is $250,000.
What are key features of this property?
This property features: Two office units, 134 and 138, totaling 1,000 SF; Each suite contains 500 SF; Currently built out as office space with potential conversion for other uses
