HomeDaddy AI · J.D., MBA · Licensed Arizona REALTOR® (ADRE #SA713873000 · HomeSmart LLC)
Multi-Unit Acquisition, Cap-Rate & Net Operating Income (NOI) Deal Analyzer
Advisor Takeaway: In Greater Phoenix and Scottsdale, 1–4 unit properties and small multifamily assets (5–16 units in Arcadia Lite, Tempe, and Midtown Phoenix) are valued on stabilized Net Operating Income (NOI), price-per-square-foot replacement cost, and ADU expansion upside under Arizona HB 2720.
2026 Scottsdale & Greater Phoenix Sub-Market Benchmarks
| Sub-Market | ZIP Codes | Median Price | Price / SqFt | Avg DOM |
|---|---|---|---|---|
| North Scottsdale (Pinnacle Peak, Troon & Grayhawk) | 85255, 85262, 85266 | $1,485,000 | $465 / sq ft | 48 days |
| Silverleaf & DC Ranch | 85255 | $2,950,000 | $690 / sq ft | 54 days |
| McCormick Ranch | 85258 | $1,120,000 | $435 / sq ft | 34 days |
| The "Magic 85254" & Kierland Corridor | 85254 | $1,195,000 | $445 / sq ft | 31 days |
| Old Town Scottsdale & South Scottsdale (85251 / 85257) | 85251, 85257 | $785,000 | $420 / sq ft | 36 days |
| Town of Paradise Valley (85253) | 85253 | $4,250,000 | $780 / sq ft | 68 days |
| Arcadia & Arcadia Lite (85018) | 85018 | $1,650,000 | $540 / sq ft | 33 days |
| Arizona Biltmore & Camelback Corridor (85016) | 85016 | $960,000 | $410 / sq ft | 39 days |
| Gainey Ranch | 85258 | $1,550,000 | $525 / sq ft | 42 days |
| Cave Creek & Carefree | 85331, 85377 | $1,080,000 | $385 / sq ft | 52 days |
Stephen R. Mannenbach is a Licensed Real Estate Salesperson / REALTOR® in the State of Arizona (ADRE #SA713873000), brokered by HomeSmart LLC. Equal Housing Opportunity. All property square footage, HOA fees, school boundaries, business financials, and market statistics are deemed reliable but not guaranteed and should be independently verified through ARMLS and Maricopa County records.