Office Condominium with Reserved
New
For Sale
$685,000
9965 N 95th St. #101, Scottsdale, AZ 85258
Configured with reception, private offices, a kitchen, and a restroom for professional or medical office use.
Property Size1,649 SF
Price / SF$415.40
Days on Market2
Property Features for 9965 N 95th St. #101
General Information
Standard status
Active
Size
1,649 SF
Class
B
Total Parking Spaces
2
Property subtype
Office
Additional Details
Highway Access
Yes
Amenities
building signage
monument signage
Building Details
Building Size
1,649 SF
Listed By:
Justin Horwitz, SIOR
(480) 220-2674
Source:
Svndesertcommercial
Added: Sep 22
Last Checked: Sep 22 at 1:52PM
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 Justin Horwitz, SIOR
Investment Insights
Based on property information with market context.
This 1,649 SF office condominium at 9965 N. 95th St. #101 in Scottsdale provides a practical layout for an owner-user or investor. The suite includes a reception area, multiple private offices, a kitchen, and a private restroom, supporting administrative, professional, and medical office operations. Two covered, reserved parking spaces are included with the sale.
The unit is part of the Ironwood Village office condominium complex within an established medical area near HonorHealth Scottsdale Shea Medical Center. Building signage is positioned along Ironwood Square Drive, with additional monument signage at the parking entrance. The property is also minutes from the Loop 101 Freeway and surrounded by retail, dining, and service amenities.
The unit is part of the Ironwood Village office condominium complex within an established medical area near HonorHealth Scottsdale Shea Medical Center. Building signage is positioned along Ironwood Square Drive, with additional monument signage at the parking entrance. The property is also minutes from the Loop 101 Freeway and surrounded by retail, dining, and service amenities.
Key Highlights
- 1,649 SF office condominium at 9965 N. 95th St. #101 in Scottsdale
- Reception area, multiple private offices, kitchen, and private restroom
- Two covered, reserved parking spaces included with the sale
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
$26,107
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
3.81%
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%
$522,140
$522.1K
Cap Rate 7%
$372,957
$373.0K
Cap Rate 9%
$290,078
$290.1K
Market Conditions
NOI Build-Up for 1,649 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
$42.3K $25.68/SF
− Vacancy
−$7.5K −$4.57/SF
EGI
$34.8K $21.11/SF
− OpEx
−$8.7K −$5.28/SF
NOI
$26.1K $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%
$522,140
Cap Rate 7%
$372,957
Cap Rate 9%
$290,078
Alternative Uses
Best Use
Office B
$373.0K
$326.3K – $435.1K
NOI $26,107 @ 7.0% cap · market cap 3.81%
Second Best
Healthcare Medical
$335.8K
$293.9K – $391.8K
NOI $23,508 @ 7.0% cap · market cap 3.43%
Theoretical Best
Retail
$541.3K
$473.7K – $631.5K
NOI $37,892 @ 7.0% cap · market cap 5.53%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
3,086
Businesses Nearby
Explore this area
Business Placement
Demographics for 85258, AZ
25,203
Population
15,566
Households
1.6
Avg Household Size
55
Median Age
63%
College-Educated
99%
High-School Grad
10.3 sq mi
ZIP Area
2,447
Density / Sq Mi
$105,171
Median Household Income
$68,184
Median Earnings
$1,945
Median Rent
$744,600
Median Home Value
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Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Office in West region
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Frequently Asked Questions
What type of property is this?
Office units - Configured with reception, private offices, a kitchen, and a restroom for professional or medical office use.
Where is this office units located?
The property is located at 9965 N 95th St. #101 Scottsdale, AZ.
What is the asking price?
The asking price for this property is $685,000.
What are key features of this property?
This property features: 1,649 SF office condominium at 9965 N. 95th St. #101 in Scottsdale; Reception area, multiple private offices, kitchen, and private restroom; Two covered, reserved parking spaces included with the sale
