Raintree Circle Office Investment
For Sale
Contact for pricing
8950 E Raintree Cir Dr, Scottsdale, AZ
Multi-tenant office building in Raintree Office Park, 100% leased.
Property Size7,477 SF
Lot Size0.23 Acres
Price / SF$210.51
Days on Market450
Property Features for 8950 E Raintree Cir Dr
General Information
Standard status
Active
Size
7,477 SF
Lot size
0.23 Acres
Property subtype
OFFICE
Listing Agency:
Kidder Mathews | Phoenix
(602) 300-4112
Listed By:
Bret Isbell · License #BR549336000
(602) 300-4112
Source:
Moodyscre
Added: Jun 2, 2025
Changed: Aug 10
Last Checked: Aug 24 at 2:23PM
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 multi-tenant office building presents an investment opportunity. The property is located within the Raintree Office Park, offering freeway access and nearby amenities. This single-story building includes central common area restrooms, a kitchen, and a conference room for tenant use. The building also features prominent signage. The property has a size of 7477 square feet and is currently 100% leased with income.
Key Highlights
- 100% Leased with Income: Start generating revenue immediately.
- Owner/User Price: Occupy space while benefiting from existing tenant income.
- Class‑A Raintree Office Park Location: Benefit from a prestigious business address.
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
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
299
Businesses Nearby
Explore this area
Business Placement
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 building - Multi-tenant office building in Raintree Office Park, 100% leased.
Where is this office building located?
The property is located at 8950 E Raintree Cir 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: 100% Leased with Income: Start generating revenue immediately.; Owner/User Price: Occupy space while benefiting from existing tenant income.; Class‑A Raintree Office Park Location: Benefit from a prestigious business address.
