Built-Out Office Suites at Corner
For Sale
$250,000
6730 East McDowell Road Suites 134 & 138, Scottsdale, AZ 85257
Two office suites for sale with modern buildout; one suite leased through June 2027.
Property Size1,000 SF
Days on Market53
Property Features for 6730 East McDowell Road Suites 134 & 138
General Information
Standard status
Active
Size
1,000 SF
Class
B
Property subtype
Office
Building Details
Building Size
1,000 SF
Listing Agency:
Cobe Real Estate
(480) 628-6363
Listed By:
TJ Zaharis · License #BR577140000
(480) 628-6363
Source:
Coberealestate
Added: Jun 25
Changed: Aug 10
Last Checked: Aug 16 at 5:06AM
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
Investment Insights
Based on property information with market context.
La Oua Plaza offers office suites for sale, with Units 3 and 7 available (Suites 134 and 138). The suites are built out as offices and total 1,000 SF, with upgraded, modern interiors described as spacious. The overall building size is 5,000 SF, and the property sits on a corner lot.
The location is off 68th and McDowell and is described as being minutes from Loop 101 and Loop 202. The suites are also positioned across the street from the Desert Botanical Garden, with convenient, client-friendly access associated with the corner-lot configuration.
This offering can work for both investors and owner-users, with purchase options to buy both suites as a package or select a single suite. Suite 138 is currently tenant-occupied, with the lease expiring June 2027. Suite 134 is vacant and positioned as a strong fit for an owner-user looking for an immediately available office space within the same building.
The location is off 68th and McDowell and is described as being minutes from Loop 101 and Loop 202. The suites are also positioned across the street from the Desert Botanical Garden, with convenient, client-friendly access associated with the corner-lot configuration.
This offering can work for both investors and owner-users, with purchase options to buy both suites as a package or select a single suite. Suite 138 is currently tenant-occupied, with the lease expiring June 2027. Suite 134 is vacant and positioned as a strong fit for an owner-user looking for an immediately available office space within the same building.
Key Highlights
- La Oua Plaza in Scottsdale, AZ: Units 3 & 7 available for sale (office suites).
- Total 1,000 SF across the suites with modern office buildouts.
- Suite 138 is tenant‑occupied with a lease expiring June 2027.
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
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
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Frequently Asked Questions
What type of property is this?
Office units - Two office suites for sale with modern buildout; one suite leased through June 2027.
Where is this office units located?
The property is located at 6730 East McDowell Road Suites 134 & 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: La Oua Plaza in Scottsdale, AZ: Units 3 & 7 available for sale (office suites).; Total 1,000 SF across the suites with modern office buildouts.; Suite 138 is tenant‑occupied with a lease expiring June 2027.
