GLC-03
Glendale Central · Glendale, AZ 85301 · Triplex · 3 doors
- Asking
- $596,000
- Est. rent / mo
- $4,680
- Est. cap rate
- 5.92%
- Est. cash-on-cash
- 0.32%
- Est. DSCR
- 1.01
- Rent / price
- 0.785%
- $ / sq ft
- $216
- Est. cash flow / mo
- $43
At the baseline set: 25% down, 6.75%, 30-year amortisation. Estimates.
Representative stock photography of Phoenix-metro residential product. These are not photographs of this asset — there is no such asset. This panel publishes a code and a submarket and nothing finer, because a plausible house number on a real street is a real house, and putting an invented price under a photograph of one is the thing this whole demonstration exists to avoid.
The read
Legacy triplex on an R-2 parcel. One-bed units turn faster than the panel median but re-lease at market on every turn, which is why the vacancy assumption is set above the SFR default.
- Three 1/1 units
- On-site coin laundry
- Separately metered electric
- Fenced parking court
Facts
| Property type | Triplex |
|---|---|
| Units | 3 |
| Bedrooms / bathrooms | 3 / 3 |
| Living area | 2,760 sq ft |
| Lot | 10,454 sq ft |
| Year built | 1968 (58 yrs) |
| Stories | 1 |
| Parking | Open parking, 5 spaces |
| Panel code | GLC-03 |
| Location | Glendale Central, Glendale 85301 |
| Property tax / yr | $3,340 |
|---|---|
| Insurance / yr | $2,180 |
| HOA / mo | None |
| Other fixed / yr | $1,400 |
| Total est. operating / yr | $17,478 |
| HVAC installed | 2016 |
| Roof installed | 2020 |
| Water provider | City of Glendale |
| FEMA flood zone | Zone X |
Underwrite it
Every figure below recomputes as you move an input. Nothing is rounded until it is printed, and operating expenses never include debt service — that separation is what makes the cap rate a property of the building and the cash-on-cash a property of your deal. All outputs are estimates.
Monthly cash flow
+$43
after debt service, before tax
Cap rate
5.92%
NOI ÷ purchase price
Cash-on-cash
0.32%
cash flow ÷ cash invested
DSCR
1.01
NOI ÷ annual debt service
Where the gross rent goes
- Vacancy$3,370
- Operating$17,478
- Debt service$34,791
- Cash flow$522
| Gross scheduled income | $56,160 |
|---|---|
| Less vacancy & credit loss | −$3,370 |
| Effective gross income | $52,790 |
| Less fixed operating | −$6,920 |
| Less variable operating | −$10,558 |
| Net operating income | $35,312 |
| Less annual debt service | −$34,791 |
| Pre-tax cash flow | $522 |
| Loan amount | $447,000 |
| Monthly principal & interest | $2,899 |
| Cash invested | $163,900 |
| Operating expense ratio | 33.1% |
| Break-even occupancy | 93.1% |
| Gross rent multiplier | 10.6 |
| Rent-to-price ratio | 0.785% |
Estimated figures produced by a model from the assumptions on the left. Not an offer, an appraisal, a loan quote or investment advice. Taxes, insurance and operating expenses are estimates; verify each before you commit capital.
What it would have to cost
The asking price against three solved thresholds
Rent and every operating line held exactly as stated; only the purchase price moves. Each mark is the price that solves one condition. Nothing here is a price history: this asset has none, and inventing one would be the easiest dishonest thing on the page.
| Condition | Price | vs ask | What it means |
|---|---|---|---|
| Current asking price | $596,000 | — | The number on the panel. Everything below is measured against it. |
| DSCR 1.00 | $605,000 | +1.5% | net operating income exactly covers the mortgage; cash flow is zero |
| Submarket median cap (5.84%) | $604,000 | +1.3% | the price at which this asset yields what its submarket already yields |
| Leverage turns (5.84%) | $605,000 | +1.5% | above this cap rate the loan adds to the return instead of subtracting from it |
Asking price carried on the submarket index
The current asking price projected backwards on the Glendale Central median-price index. Arithmetic on two synthetic series — not an appraisal, not a price history and not a record of any transaction.
| Month | Index-adjusted ask |
|---|---|
| Oct 2024 | $573K |
| Nov 2024 | $580K |
| Dec 2024 | $585K |
| Jan 2025 | $588K |
| Feb 2025 | $587K |
| Mar 2025 | $582K |
| Apr 2025 | $574K |
| May 2025 | $565K |
| Jun 2025 | $559K |
| Jul 2025 | $558K |
| Aug 2025 | $561K |
| Sep 2025 | $567K |
| Oct 2025 | $575K |
| Nov 2025 | $580K |
| Dec 2025 | $582K |
| Jan 2026 | $582K |
| Feb 2026 | $578K |
| Mar 2026 | $576K |
| Apr 2026 | $577K |
| May 2026 | $581K |
| Jun 2026 | $588K |
| Jul 2026 | $593K |
| Aug 2026 | $596K |
| Sep 2026 | $596K |
Comparables
Rent is compared per unit, which is the only fair basis across a house and a fourplex. The subject sits 1.3% above the median of its five closest comparables.
| Asset | Submarket | Proximity | Ask | Sq ft | $ / sq ft |
|---|---|---|---|---|---|
| GLC-03 Subject | Glendale Central | — | $596,000 | 2,760 | $216 |
Sensitivity
What a five-percent move in price or fifty basis points on the rate does to the return. Computed at the baseline assumption set, not at whatever you have set the calculator to — it is a fixed reference.
Sensitivity — cash-on-cash by price and rate
Every other assumption held at the baseline set. A fixed reference, not tied to the calculator above. Estimates.
| Price \ Rate | 5.75% | 6.25% | 6.75% | 7.25% | 7.75% |
|---|---|---|---|---|---|
| $548,500−8% | 4.3% | 3.3% | 2.2% | 1.1% | -0.0% |
| $572,000−4% | 3.4% | 2.3% | 1.2% | 0.1% | -1.0% |
| $596,000ask | 2.4% | 1.4% | 0.3% | -0.8% | -1.9% |
| $620,000+4% | 1.6% | 0.6% | -0.5% | -1.6% | -2.7% |
| $643,500+8% | 0.9% | -0.2% | -1.3% | -2.4% | -3.5% |
Cash-on-cash-3.5% → 4.3%
What to check before you commit
HVAC
Condenser installed 2016, 10 years old. Inside normal service life for this climate, so the CapEx reserve carries it rather than a year-one line item.
Roof
Roof dates to 2020, 6 years old — inside the window most carriers will write without a surcharge.
Flood
FEMA Zone X. Outside the mapped special flood hazard area; a lender will not require separate flood coverage.
Water allocation
Served by City of Glendale. Long-run Colorado River and Central Arizona Project allocation is a genuine risk to price on the metro’s growth edges over a 10-to-20 year hold. It is a discount-rate question, not a next-quarter question.
No HOA
No association. Nothing constrains rental use at the community level, and there is no fixed monthly charge in the expense line.