WMS-04
West Mesa · Mesa, AZ 85202 · Duplex · 2 doors
- Asking
- $372,000
- Est. rent / mo
- $2,980
- Est. cap rate
- 6.08%
- Est. cash-on-cash
- 0.90%
- Est. DSCR
- 1.04
- Rent / price
- 0.801%
- $ / sq ft
- $216
- Est. cash flow / mo
- $76
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
Standard Mesa duplex. The low Mesa tax rate and a 2019 condenser are what separate this row from the otherwise-identical Glendale duplex.
- Two 2/1 units
- Separately metered electric
- Shared laundry
- Fenced yards
Facts
| Property type | Duplex |
|---|---|
| Units | 2 |
| Bedrooms / bathrooms | 2 / 2 |
| Living area | 1,720 sq ft |
| Lot | 8,276 sq ft |
| Year built | 1974 (52 yrs) |
| Stories | 1 |
| Parking | Carport x2 |
| Panel code | WMS-04 |
| Location | West Mesa, Mesa 85202 |
| Property tax / yr | $1,930 |
|---|---|
| Insurance / yr | $1,430 |
| HOA / mo | None |
| Other fixed / yr | $900 |
| Total est. operating / yr | $10,983 |
| HVAC installed | 2019 |
| Roof installed | 2015 |
| Water provider | City of Mesa |
| 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
+$76
after debt service, before tax
Cap rate
6.08%
NOI ÷ purchase price
Cash-on-cash
0.90%
cash flow ÷ cash invested
DSCR
1.04
NOI ÷ annual debt service
Where the gross rent goes
- Vacancy$2,146
- Operating$10,983
- Debt service$21,715
- Cash flow$916
| Gross scheduled income | $35,760 |
|---|---|
| Less vacancy & credit loss | −$2,146 |
| Effective gross income | $33,614 |
| Less fixed operating | −$4,260 |
| Less variable operating | −$6,723 |
| Net operating income | $22,632 |
| Less annual debt service | −$21,715 |
| Pre-tax cash flow | $916 |
| Loan amount | $279,000 |
| Monthly principal & interest | $1,810 |
| Cash invested | $102,300 |
| Operating expense ratio | 32.7% |
| Break-even occupancy | 91.4% |
| Gross rent multiplier | 10.4 |
| Rent-to-price ratio | 0.801% |
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 | $387,500 | +4.2% | net operating income exactly covers the mortgage; cash flow is zero |
| Submarket median cap (5.17%) | $437,500 | +17.6% | the price at which this asset yields what its submarket already yields |
| Leverage turns (5.84%) | $387,500 | +4.2% | 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 West Mesa 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 | $358K |
| Nov 2024 | $362K |
| Dec 2024 | $366K |
| Jan 2025 | $367K |
| Feb 2025 | $366K |
| Mar 2025 | $363K |
| Apr 2025 | $358K |
| May 2025 | $353K |
| Jun 2025 | $349K |
| Jul 2025 | $348K |
| Aug 2025 | $350K |
| Sep 2025 | $354K |
| Oct 2025 | $359K |
| Nov 2025 | $362K |
| Dec 2025 | $363K |
| Jan 2026 | $363K |
| Feb 2026 | $361K |
| Mar 2026 | $359K |
| Apr 2026 | $360K |
| May 2026 | $363K |
| Jun 2026 | $367K |
| Jul 2026 | $370K |
| Aug 2026 | $372K |
| Sep 2026 | $372K |
Comparables
Rent is compared per unit, which is the only fair basis across a house and a fourplex. The subject sits 3.2% below the median of its five closest comparables.
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% | 5.0% | 3.9% | 2.8% | 1.7% | 0.6% |
| $357,000−4% | 4.0% | 2.9% | 1.8% | 0.7% | -0.4% |
| $372,000ask | 3.0% | 2.0% | 0.9% | -0.2% | -1.3% |
| $387,000+4% | 2.2% | 1.1% | 0.0% | -1.1% | -2.2% |
| $402,000+8% | 1.4% | 0.3% | -0.8% | -1.9% | -3.0% |
Cash-on-cash-3.0% → 5.0%
What to check before you commit
HVAC
Condenser installed 2019, 7 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 2015, 11 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 Mesa. 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.