Panel vintageSeptember 1, 202653 synthetic assetsDemonstration data — no real listings, no addresses
Parcel
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GLC-05

Glendale Central · Glendale, AZ 85301 · Single-family

ActiveSingle-familyBuilt 1954
Asking
$268,000
Est. rent / mo
$1,610
Est. cap rate
4.17%
Est. cash-on-cash
-6.05%
Est. DSCR
0.72
Rent / price
0.601%
$ / sq ft
$285
Est. cash flow / mo
-$371

At the baseline set: 25% down, 6.75%, 30-year amortisation. Estimates.

Representative stock photograph — two-storey tract elevation with stone veneer and a wide driveway. Not a photograph of any asset in this panel.
Representative stock photograph — renovated kitchen with quartz counters and vinyl plank flooring. Not a photograph of any asset in this panel.
Representative stock photograph — vacant living area with vinyl plank flooring and a slider to the patio. Not a photograph of any asset in this panel.
Representative stock photograph — renovated bathroom with a tiled tub surround. Not a photograph of any asset in this panel.
Representative stock photograph — exterior condenser units on a gravel pad. Not a photograph of any asset in this panel.

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

The cheapest door in the panel. Small two-bed plans have real rent depth in this submarket and the lowest absolute capital exposure of anything on this list.

  • Lowest price in the panel
  • Block construction
  • Alley access
  • No HOA

Facts

Physical
Property typeSingle-family
Units1
Bedrooms / bathrooms2 / 1
Living area940 sq ft
Lot6,098 sq ft
Year built1954 (72 yrs)
Stories1
ParkingOff-street pad
Panel codeGLC-05
LocationGlendale Central, Glendale 85301
Carry — estimated
Property tax / yr$1,500
Insurance / yr$1,480
HOA / moNone
Other fixed / yr$360
Total est. operating / yr$6,972
HVAC installed2015
Roof installed2018
Water providerCity of Glendale
FEMA flood zoneZone 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.

Purchase & financing
Income
Operating expenses

Monthly cash flow

−$371

after debt service, before tax

Cap rate

4.17%

NOI ÷ purchase price

Cash-on-cash

-6.05%

cash flow ÷ cash invested

DSCR

0.72

NOI ÷ annual debt service

Where the gross rent goes

  • Vacancy$1,159
  • Operating$6,972
  • Debt service$15,644
  • Cash flow$0
Annual income statement — estimated
Gross scheduled income$19,320
Less vacancy & credit loss−$1,159
Effective gross income$18,161
Less fixed operating−$3,340
Less variable operating−$3,632
Net operating income$11,189
Less annual debt service−$15,644
Pre-tax cash flow-$4,456
Loan amount$201,000
Monthly principal & interest$1,304
Cash invested$73,700
Operating expense ratio38.4%
Break-even occupancy117.1%
Gross rent multiplier13.9
Rent-to-price ratio0.601%

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.

Solved prices, holding rent and operating expenses fixed. At the asking price this asset computes to a 4.17% cap rate, -6.05% cash-on-cash and a DSCR of 0.72.
ConditionPricevs askWhat it means
Current asking price$268,000—The number on the panel. Everything below is measured against it.
DSCR 1.00$191,500−28.5%net operating income exactly covers the mortgage; cash flow is zero
Submarket median cap (5.84%)$191,500−28.5%the price at which this asset yields what its submarket already yields
Leverage turns (5.84%)$191,500−28.5%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.

Comparables

Rent is compared per unit, which is the only fair basis across a house and a fourplex. The subject sits 13.4% below the median of its five closest comparables.

Monthly rent per unit

Drawn from the panel itself, ranked by product family, unit size, bedroom count and proximity at the resolution this data has: same submarket, then same city.

  • GLC-05Subjectsubject · 2/1 · 940 sq ft/unit
    $1,610
  • GLC-01Same submarket · 3/2 · 1,420 sq ft/unit
    $2,050
  • ENC-02Elsewhere in metro · 2/2 · 1,310 sq ft/unit
    $2,380
  • MRV-02Elsewhere in metro · 3/1 · 1,092 sq ft/unit
    $1,725
  • MRV-04Elsewhere in metro · 3/2 · 1,146 sq ft/unit
    $1,790
  • EMS-02Elsewhere in metro · 2/2 · 1,290 sq ft/unit
    $1,860
Table
Monthly rent per unit — full data. Drawn from the panel itself, ranked by product family, unit size, bedroom count and proximity at the resolution this data has: same submarket, then same city.
ComparableDetailRent / unit / mo
GLC-05 (subject)subject · 2/1 · 940 sq ft/unit$1,610
GLC-01Same submarket · 3/2 · 1,420 sq ft/unit$2,050
ENC-02Elsewhere in metro · 2/2 · 1,310 sq ft/unit$2,380
MRV-02Elsewhere in metro · 3/1 · 1,092 sq ft/unit$1,725
MRV-04Elsewhere in metro · 3/2 · 1,146 sq ft/unit$1,790
EMS-02Elsewhere in metro · 2/2 · 1,290 sq ft/unit$1,860
Price comparables — 4 nearest assets of the same product type
AssetSubmarketProximityAskSq ft$ / sq ft
GLC-05 SubjectGlendale Central—$268,000940$285
GLC-01Glendale CentralSame submarket$358,0001,420$252
SNY-02SunnyslopeElsewhere in metro$355,0001,288$276
SNY-01SunnyslopeElsewhere in metro$436,0001,595$273
TMP-02Tempe SouthElsewhere in metro$542,0001,985$273

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.

Cash-on-cash return by purchase price and interest rate
Price \ Rate5.75%6.25%6.75%7.25%7.75%
$246,500−8%-2.6%-3.6%-4.7%-5.8%-6.9%
$257,500−4%-3.3%-4.4%-5.4%-6.5%-7.6%
$268,000ask-3.9%-5.0%-6.0%-7.1%-8.3%
$278,500+4%-4.5%-5.5%-6.6%-7.7%-8.8%
$289,500+8%-5.0%-6.1%-7.2%-8.3%-9.4%

Cash-on-cash-9.4% → -2.6%

What to check before you commit

  • HVAC

    Condenser installed 2015, 11 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 2018, 8 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.