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    Scottsdale Leased Investment Opportunity Title is generated by Realmo AI

    9590 E Ironwood Square Dr. #120/125, Scottsdale, AZ 85258

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    For Sale
    $2,950,000

    Leased to Optum Care with long-term potential in Scottsdale.

    Type:Office
    Property size:
    7,784 SF
    Price / SF:
    $378/SF
    Added:
    Nov 21, 2025
    Days on Market:
    183
    Last Refresh:
    Apr 6 at 12:42 am

    Property Features for 9590 E Ironwood Square Dr. #120/125

    General Information

    Standard status
    Active
    Size
    7,784 SF
    Property subtype
    Office

    Building Details

    Year Built
    2005

    We can help!

    Listing Contact
    Richard Lewis Jr.

    Listing agent Richard Lewis Jr. License #AZ #SA674245000

    Listing office SVN | Desert Commercial Advisors

    Listing date Nov 21, 2025

    Source Svndesertcommercial

    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 SVN | Desert Commercial Advisors

    HighLights

    • Leased to Optum Care (United Health Group subsidiary) through September 2028, ensuring stable income.
    • Significant value‑add opportunity by adjusting rent at lease renewal to reflect gross square footage, boosting net operating income.
    • Priced below replacement cost.
    • Tenant recently completed renovations at their own expense.
    • Excellent location near Loop‑101, retail amenities like Fry's, Sprouts, Home Depot, and lifestyle centers including Fashion Square Mall and Scottsdale Quarter.
    • Located in a medically dense area, walking distance to HonorHealth Scottsdale Shea Medical Center and adjacent to other medical office suites.

    Overview

    This leased investment opportunity is located at 9590 E Ironwood Square Dr #120/125. The property is currently leased to Optum Care on an initial 5-year modified gross lease. Optum Care is a part of Optum, Inc., a subsidiary of United Health Group. The tenant has occupied the space since 2016, originally as 4C Medical Group. The tenant modified and extended the lease to September 2028 and recently completed tenant improvements at their own expense. The landlord is responsible for HVAC, while the tenant reimburses for CAM fees, insurance, taxes, and management fees (up to 4%). The tenant has a termination option with 180-day notice and a penalty equal to 80% of the minimum monthly rent of the current term. The property is a ±7,784 SF condo located off Ironwood Square Dr., at the crossroads of E Mountainview Rd and N 96th St, just east of the Loop-101 in Scottsdale, Arizona. It is located in immediate proximity to retail amenities such as Scottsdale Fiesta Shopping Center, anchored by Fry's, Sprouts, and The Home Depot. Multiple retail lifestyle centers are within a ten-minute drive, including Fashion Square Mall, Scottsdale Pavilions at Indian Bend Rd, Scottsdale Quarter, and Kierland Commons. The property is within walking distance of the HonorHealth Scottsdale Shea Medical Center and adjacent to Ironwood Village and Ironwood Office Suites.
    Property Profile Location Intelligence

    Current Use by Public Records

    Arizona Pharmaceuticals Factory John Larsen - Raymond ... Financial Advisor Cochran Gloria M ... Physician Melanie S. Rich, ... Physician Amanda Keiser, LMFT Crisis Center

    Suggested Use

    Restaurant Real Estate Agency Law Firm Building Supply Spa & Massage Center Dental Office Big Box & Wholesale Store Auto Repair Shop Hair Salon Nail Salon

    Zoning and permitted uses should be independently verified with local authorities.

    Similar Places Nearby

    • Scottsdale Ranch Animal Hospital — 9993 N 95th Way, Scottsdale, AZ 85258
    • Richard Stolper, DVM — 9993 N 95th Way, Scottsdale, AZ 85258
    • Travis Nick - Scottsdale Ranch Animal Hospital — 9993 N 95th Way, Scottsdale, AZ 85258
    • Banfield Pet Hospital — 10030 N 90th St, Scottsdale, AZ 85258
    • Travis Nick — 9993 N 95th Way, Scottsdale, AZ 85258

    Location Insight

    • Map
    • Local Demand
    City
    Scottsdale
    County
    Maricopa
    State
    Arizona
    Longitude
    -111.875
    Latitude
    33.5782

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    FAQs

    What type of property is this?
    Medical Office Space - Leased to Optum Care with long-term potential in Scottsdale.
    Where is this medical office space located?
    The property is located at 9590 E Ironwood Square Dr. #120/125 Scottsdale, AZ.
    What is the asking price?
    The asking price for this property is $2,950,000.
    What are key features of this property?
    This property features: Leased to Optum Care (United Health Group subsidiary) through September 2028, ensuring stable income.; Significant value‑add opportunity by adjusting rent at lease renewal to reflect gross square footage, boosting net operating income.; Priced below replacement cost.
    (480) 425-5536
    We can help!
    Listing Contact
    Richard Lewis Jr.
    Real Estate License ID: AZ #SA674245000
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

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