Mountain-View Short-Term Rental
For Sale
$419,800
9555 E RAINTREE Drive 2055, Scottsdale, AZ 85260
Gated-community condominium with raised ceilings, dual air-conditioning systems, and shorter-term rentals allowed.
Property Size1,298 SF
Days on Market202
Property Features for 9555 E RAINTREE Drive 2055
General Information
Standard status
Active
Size
1,298 SF
Property subtype
Apartment
Taxes and HOA fees
Annual Taxes
$1,448
Building Details
Building Size
1,298 SF
Year Built
2000
Listing Agency:
eXp Realty
(602) 402-5122
Listed By:
Sherrie Travers
(602) 402-5122
Source:
Jcluxuryresidential
Added: Jan 30
Changed: Aug 18
Last Checked: Aug 20 at 12:18PM
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 eXp Realty
Investment Insights
Based on property information with market context.
This condominium offers a two-bedroom layout with two full bathrooms, including a tub in each bathroom. Raised ceilings add vertical openness, while two air-conditioning systems support climate control. Mountain views are a defining feature of the residence, and shorter-term rentals are allowed within the gated community.
The property is located at 9555 E Raintree Drive in Scottsdale, Arizona, near WestWorld of Scottsdale and TPC Scottsdale. It also provides access to Loop 101 and is minutes from Desert Ridge Marketplace, Fashion Square, and Old Town. The condominium was built in 2000.
The property is located at 9555 E Raintree Drive in Scottsdale, Arizona, near WestWorld of Scottsdale and TPC Scottsdale. It also provides access to Loop 101 and is minutes from Desert Ridge Marketplace, Fashion Square, and Old Town. The condominium was built in 2000.
Key Highlights
- Shorter‑term rentals allowed
- Two bedrooms and two full bathrooms
- Tub in both bathrooms
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
$15,019
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
3.58%
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%
$300,380
$300.4K
Cap Rate 7%
$214,557
$214.6K
Cap Rate 9%
$166,878
$166.9K
Market Conditions
NOI Build-Up for 1,298 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
$28.5K $21.96/SF
− Vacancy
−$1.2K −$0.92/SF
EGI
$27.3K $21.04/SF
− OpEx
−$12.3K −$9.47/SF
NOI
$15.0K $11.57/SF
Area
Scottsdale, AZ
Vacancy
4.20%
Lease Rate
$21.96 /SF/Yr
Expense Ratio
45.00%
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%
$300,380
Cap Rate 7%
$214,557
Cap Rate 9%
$166,878
Alternative Uses
Best Use
Apartment 5plus
$214.6K
$187.7K – $250.3K
NOI $15,019 @ 7.0% cap · market cap 3.58%
Second Best
—
—
no second resolved use
Theoretical Best
Retail
$426.1K
$372.8K – $497.1K
NOI $29,827 @ 7.0% cap · market cap 7.11%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1,153
Businesses Nearby
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 Multifamily in West region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Short term rental property - Gated-community condominium with raised ceilings, dual air-conditioning systems, and shorter-term rentals allowed.
Where is this short term rental property located?
The property is located at 9555 E RAINTREE Drive 2055 Scottsdale, AZ.
What is the asking price?
The asking price for this property is $419,800.
What are key features of this property?
This property features: Shorter‑term rentals allowed; Two bedrooms and two full bathrooms; Tub in both bathrooms
