LVN-04
Laveen · Phoenix, AZ 85041 · Single-family
- Asking
- $372,000
- Est. rent / mo
- $2,095
- Est. cap rate
- 3.49%
- Est. cash-on-cash
- -8.55%
- Est. DSCR
- 0.60
- Rent / price
- 0.563%
- $ / sq ft
- $229
- Est. cash flow / mo
- -$728
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
In a mapped AE flood zone. Flood coverage is a required, separate policy and is included in the insurance estimate — a line many screens miss entirely.
- HOA $76/mo
- Flood Zone AE — insurance required
- North/south exposure
- Covered patio
Facts
| Property type | Single-family |
|---|---|
| Units | 1 |
| Bedrooms / bathrooms | 3 / 2 |
| Living area | 1,622 sq ft |
| Lot | 6,970 sq ft |
| Year built | 2008 (18 yrs) |
| Stories | 1 |
| Parking | 2-car garage |
| Panel code | LVN-04 |
| Location | Laveen, Phoenix 85041 |
| Property tax / yr | $2,160 |
|---|---|
| Insurance / yr | $2,500 |
| HOA / mo | $76 |
| Other fixed / yr | $360 |
| Total est. operating / yr | $10,658 |
| HVAC installed | 2008 |
| Roof installed | 2008 |
| Water provider | City of Phoenix |
| FEMA flood zone | Zone AE |
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
−$728
after debt service, before tax
Cap rate
3.49%
NOI ÷ purchase price
Cash-on-cash
-8.55%
cash flow ÷ cash invested
DSCR
0.60
NOI ÷ annual debt service
Where the gross rent goes
- Vacancy$1,508
- Operating$10,658
- Debt service$21,715
- Cash flow$0
| Gross scheduled income | $25,140 |
|---|---|
| Less vacancy & credit loss | −$1,508 |
| Effective gross income | $23,632 |
| Less fixed operating | −$5,932 |
| Less variable operating | −$4,726 |
| Net operating income | $12,973 |
| Less annual debt service | −$21,715 |
| Pre-tax cash flow | -$8,742 |
| Loan amount | $279,000 |
| Monthly principal & interest | $1,810 |
| Cash invested | $102,300 |
| Operating expense ratio | 45.1% |
| Break-even occupancy | 128.8% |
| Gross rent multiplier | 14.8 |
| Rent-to-price ratio | 0.563% |
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 | $372,000 | — | The number on the panel. Everything below is measured against it. |
| DSCR 1.00 | $222,000 | −40.3% | net operating income exactly covers the mortgage; cash flow is zero |
| Submarket median cap (3.65%) | $355,500 | −4.4% | the price at which this asset yields what its submarket already yields |
| Leverage turns (5.84%) | $222,000 | −40.3% | 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 Laveen 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 | $353K |
| Nov 2024 | $353K |
| Dec 2024 | $355K |
| Jan 2025 | $358K |
| Feb 2025 | $360K |
| Mar 2025 | $361K |
| Apr 2025 | $361K |
| May 2025 | $359K |
| Jun 2025 | $356K |
| Jul 2025 | $355K |
| Aug 2025 | $356K |
| Sep 2025 | $358K |
| Oct 2025 | $362K |
| Nov 2025 | $364K |
| Dec 2025 | $365K |
| Jan 2026 | $365K |
| Feb 2026 | $364K |
| Mar 2026 | $362K |
| Apr 2026 | $361K |
| May 2026 | $363K |
| Jun 2026 | $366K |
| Jul 2026 | $369K |
| Aug 2026 | $371K |
| Sep 2026 | $372K |
Comparables
Rent is compared per unit, which is the only fair basis across a house and a fourplex. The subject sits 5.2% below the median of its five closest comparables.
| Asset | Submarket | Proximity | Ask | Sq ft | $ / sq ft |
|---|---|---|---|---|---|
| LVN-04 Subject | Laveen | — | $372,000 | 1,622 | $229 |
| LVN-03 | Laveen | Same submarket | $396,000 | 1,780 | $222 |
| LVN-01 | Laveen | Same submarket | $431,000 | 2,185 | $197 |
| LVN-02 | Laveen | Same submarket | $458,000 | 2,640 | $173 |
| DVY-01 | Deer Valley | Same city | $452,000 | 1,960 | $231 |
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% |
|---|---|---|---|---|---|
| $342,000−8% | -5.3% | -6.4% | -7.4% | -8.5% | -9.7% |
| $357,000−4% | -5.9% | -6.9% | -8.0% | -9.1% | -10.2% |
| $372,000ask | -6.4% | -7.5% | -8.5% | -9.6% | -10.8% |
| $387,000+4% | -6.9% | -8.0% | -9.0% | -10.1% | -11.3% |
| $402,000+8% | -7.4% | -8.4% | -9.5% | -10.6% | -11.7% |
Cash-on-cash-11.7% → -5.3%
What to check before you commit
HVAC replacement
The condenser dates to 2008 — 18 years old. Phoenix cooling loads shorten service life; a single-system replacement at current pricing is roughly $8,500. Reserve for it or price it into the offer.
Roof
Roof dates to 2008, 18 years old — inside the window most carriers will write without a surcharge.
Mapped flood zone
This asset is modelled in FEMA Zone AE. Flood coverage is a separate required policy and is already carried in the insurance estimate. Confirm the elevation certificate before you quote it.
Water allocation
Served by City of Phoenix. 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.
HOA
$76 a month, $912 a year, payable whether or not the unit is occupied. Read the CC&Rs for rental caps and minimum lease terms before you underwrite a lease-up.