Scottsdale Office/Medical Property For
For Sale
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9362 E Raintree Dr, Scottsdale, AZ 85260
Free-standing 12,521 SF office/medical property in North Scottsdale.
Property Size12,521 SF
Price / SF$342.01
Days on Market633
Property Features for 9362 E Raintree Dr
General Information
Standard status
Active
Size
12,521 SF
Class
B
Property subtype
Office
Lease Type
NNN
Investment Type
Owner/User
Building Details
Year Built
2001
Year Renovated
2016
Stories
1
Tenancy
Single
Listing Agency:
Kidder Mathews
(602) 330-4468
Listed By:
Tim Dulany · License #BR508225000
Source:
Crexi
Added: Nov 14, 2024
Changed: Aug 8
Last Checked: Aug 8 at 4:17AM
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
Investment Insights
Based on property information with market context.
This free-standing office and medical property offers a blend of convenience, modern amenities, and a professional environment. The property is located in the North Scottsdale submarket of Arizona. The building has a size of approximately 12,521 square feet. It is currently vacant and ready for occupancy. The property is available for sale or lease and is suitable for an owner or user.
Key Highlights
- Freestanding ±12,521 SF office/medical property.
- Located in the prestigious North Scottsdale, Arizona submarket.
- Currently vacant and ready for occupancy.
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
$198,229
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
4.63%
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%
$3,964,580
$4.0M
Cap Rate 7%
$2,831,843
$2.8M
Cap Rate 9%
$2,202,544
$2.2M
Market Conditions
NOI Build-Up for 12,521 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
$321.5K $25.68/SF
− Vacancy
−$57.2K −$4.57/SF
EGI
$264.3K $21.11/SF
− OpEx
−$66.1K −$5.28/SF
NOI
$198.2K $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%
$3,964,580
Cap Rate 7%
$2,831,843
Cap Rate 9%
$2,202,544
Alternative Uses
Best Use
Office B
$2.83M
$2.48M – $3.30M
NOI $198,229 @ 7.0% cap · market cap 4.63%
Second Best
Healthcare Medical
$2.55M
$2.23M – $2.97M
NOI $178,499 @ 7.0% cap · market cap 4.17%
Theoretical Best
Retail
$4.11M
$3.60M – $4.80M
NOI $287,721 @ 7.0% cap · market cap 6.72%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1,520
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 85260, AZ
37,967
Population
21,072
Households
1.8
Avg Household Size
47
Median Age
59%
College-Educated
97%
High-School Grad
14.2 sq mi
ZIP Area
2,674
Density / Sq Mi
$103,854
Median Household Income
$62,835
Median Earnings
$1,969
Median Rent
$637,000
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?
Medical Office Space - Free-standing 12,521 SF office/medical property in North Scottsdale.
Where is this medical office space located?
The property is located at 9362 E Raintree Dr Scottsdale, AZ.
What is the asking price?
The asking price for this property is $4,282,350.
What are key features of this property?
This property features: Freestanding ±12,521 SF office/medical property.; Located in the prestigious North Scottsdale, Arizona submarket.; Currently vacant and ready for occupancy.
