Listed by Kidder Mathews Los Angeles West
$3,223,000
VCA McCormick Ranch 24/7 Animal Hospital & Emergency Center
Details
APN 175-46-405K, 175-46-405M, 175-46-405N
Property Type Retail, Office
Sub Type Medical Office, Veterinary Hospital
Square Footage 6,403
Cap Rate 5.50%
NOI $177,280
Occupancy 100%
Tenancy Single
Lease Type NNN
Lease Expiration 04/30/2029
Remaining Term 2.8
Rent Bumps Yes
Lease Options NONE
Price per SqFt $503
Year Built 1980
Year Renovated 2010
Investment Type Net Lease
Tenant Credit Corporate Guarantee
Lease Commencement 03/26/1999
Ground Lease No
24/7 VCA Emergency Animal Hospital | No Renewal Options Remaining | Scottsdale, AZ |
Marketing description
The Solomon Healthcare Advisory Team is pleased to present an exclusive opportunity to acquire a fully-leased, NNN veterinary hospital investment in one of Scottsdale's most prestigious neighborhoods. VCA McCormick Ranch 24/7 Animal Hospital & Emergency Center is a critical 24-hour emergency and urgent-care facility serving Scottsdale and the surrounding East Valley communities. Open 24 hours a day, 7 days a week, 365 days a year, the hospital offers comprehensive general practice and emergency services, ensuring continuous care, reinforcing patient loyalty and recurring revenue.
This property is situated in one of Scottsdale's most desirable and established neighborhoods on the west side of Hayden Road, just south of Shea Boulevard, benefiting from outstanding visibility, accessibility, and brand exposure. The hospital is positioned near Scottsdale Seville, McCormick Ranch Golf Club, and HonorHealth Scottsdale Shea Medical Center, contributing to daily visibility, healthcare adjacency, and consistent client flow. The lease is guaranteed by VCA, the nation's largest operator of veterinary hospitals with more than 1,000 locations nationwide under the Mars Veterinary Health umbrella.
With no renewal options remaining, the lease expires in April 2029, creating a valuable opportunity for a future owner. At expiration, ownership may negotiate a new lease at then-prevailing market rents, pursue a long-term extension with one of the world's largest veterinary operators, or reposition the asset to maximize value in a highly desirable Scottsdale location. Current market rents in the submarket are believed to exceed the property's in-place rent, presenting the potential for meaningful increases in rental income, subject to future market conditions and successful lease negotiations.
Investment highlights
- Veterinary Centers Of America (VCA) Corporate Guaranty - Lease guaranteed by VCA, the nation's largest operator of veterinary hospitals with more than 1,000 locations nationwide under the Mars Veterinary Health umbrella.
- 24/7 Emergency Hospital – Regional Referral Center - A critical 24-hour emergency and urgent-care facility serving Scottsdale & the surrounding East Valley communities. Open 24 hours a day, 7 days a week, 365 days a year, the hospital offers comprehensive general practice & emergency services, ensuring continuous care, reinforcing patient loyalty & recurring revenue.
- 30+ Years of Continuous Operation - VCA McCormick Ranch has been providing trusted veterinary care for more than three decades, drawing clients from Scottsdale, Paradise Valley, Tempe, Mesa, and Phoenix, and building an unmatched reputation for quality and compassion.
- AAHA Accredited Facility - Accredited by the American Animal Hospital Association (AAHA), a distinction earned by fewer than 15% of veterinary hospitals nationwide, signifying the highest standards of medicine, safety, & service.
- NNN Lease – Minimal Landlord Responsibilities - Tenant is responsible for taxes, insurance, and maintenance, leaving the landlord with only limited structural obligations.
- Comprehensive Full-Service Facility - The hospital provides wellness, emergency, surgical, diagnostic, medical boarding, and grooming services, offering both convenience and continuity of care for local pet owners. Services include preventive and sick care, early disease detection, vaccinations, dentistry, digital x-rays, parasite control, microchipping, and spay/neuter procedures.
- Global Leader – Mars, Inc. - VCA is wholly owned by Mars, Inc., a privately held multinational company with over $50 billion in annual revenue. Mars operates a diverse global portfolio of veterinary and pet-care brands including Banfield, BluePearl, AniCura, and Royal Canin, and ranks #4 on Forbes' list of America's largest private companies.
- No Remaining Renewal Options – Future Upside for Investors - VCA has no renewal options remaining, providing a future landlord with the ability to negotiate new lease terms at market rent upon expiration. This creates an attractive opportunity for value enhancement and long-term income growth in a premier Scottsdale location.
- Top-Performing Arizona Location - Among VCA's highest-producing hospitals in the state of Arizona, demonstrating exceptional revenue performance and long-term operational stability.
- 24-Hour Emergency and General Care Facility - One of the few 24/7 veterinary hospitals in Scottsdale, offering continuous care and after-hours emergency response for referring practices throughout the metro area.
- Multi-Doctor Practice With Skilled Support Team - Staffed by multiple DVMs, licensed technicians, and certified veterinary assistants who deliver coordinated care across general and emergency services.
- Deep Community Loyalty - With decades of continuous operation, VCA McCormick Ranch has become an anchor for pet owners throughout central Scottsdale and the East Valley. The hospital's longstanding team and AAHA accreditation have fostered extraordinary patient retention.
- Veterinary Real Estate Resilience - Veterinary tenants invest heavily in specialized build-outs and cultivate high-trust client bases, creating long-term occupancy stability and resistance to economic fluctuations.
- Expanding Pet-Care Industry - The U.S. pet industry exceeded $150 billion in 2024, with spending growing year-over-year and a forecast 7.45% CAGR through 2030 (APPA / MarketWatch Guides, 2024).
- Exclusive McCormick Ranch Location - Situated in one of Scottsdale's most desirable & established neighborhoods on the west side of Hayden Road, just south of Shea Boulevard, the property benefits from outstanding visibility, accessibility, & brand exposure.
- Adjacent To Paradise Valley, Arizona's Wealthiest Municipality - Immediately bordering Paradise Valley, consistently ranked as Arizona's wealthiest community, with a median household income over $200,000. The area is known for luxury estates, private golf clubs, resorts, and a concentration of high income residents, supporting an exceptionally affluent pet-owning demographic.
- Located In The Phoenix MSA – One of the Fastest-Growing Metros in the U.S. - Scottsdale is part of the Phoenix MSA, one of the fastest-growing large metros in the nation, supported by exceptional population growth and expanding healthcare, technology, and professional sectors that continue to drive strong demand for medical and veterinary services.
- Affluent Demographics - Over 182,000 residents within a 5-mile radius with average household incomes exceeding $147,000 within a 2-mile radius, far above state and national averages.
- Central Accessibility - Directly connected to Loop 101 and major arterials, the property serves pet owners across Scottsdale, Paradise Valley, Tempe, Mesa, and Phoenix, benefiting from strong daily traffic along Hayden Road.
- Supply-Constrained Property - Zoning restrictions, limited medical-use parcels, and high construction costs across Scottsdale and the Phoenix MSA create significant barriers to new veterinary development, making existing hospitals like VCA McCormick Ranch irreplaceable.
- Dense Community & Medical Synergy - The hospital is positioned near Scottsdale Seville, McCormick Ranch Golf Club, and HonorHealth Scottsdale Shea Medical Center, contributing to daily visibility, healthcare adjacency, and consistent client flow.
- Continued Investment Along Hayden Road Corridor - The property also benefits from the McCormick Ranch Property Owners Association's ongoing Hayden Road landscape improvement project, which includes new trees, upgraded irrigation, enhanced landscaping, and streetscape improvements designed to preserve and elevate one of Scottsdale's premier corridors.
- Located in One of Scottsdale's Most Affluent Communities - Positioned in the heart of McCormick Ranch, the property is surrounded by multimillion-dollar residences, luxury resorts, championship golf courses, and some of Arizona's highest household incomes. The area continues to benefit from corporate migration and growth in Scottsdale's technology and business sectors, supporting a wealthy, stable customer base with significant spending on premium pet care.
Listing Contacts
Listed by Kidder Mathews Los Angeles West
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Loan Amount
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Annual Debt Service
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Annual Cash Flow
$177,280.00
$14,773.33/mo
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DSCR
5.5%
Cap Rate
5.5%
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