Two-Bedroom Residential Income
For Sale
$307,900
10136 E SOUTHERN Avenue 2090, Mesa, AZ 85209
2018 home in a gated community with mountain views, private patios, and access to shared recreational amenities.
Property Size1,107 SF
Days on Market8
Property Features for 10136 E SOUTHERN Avenue 2090
General Information
Standard status
Active
Size
1,107 SF
Total Parking Spaces
1
Property subtype
Apartment
Units
Unit Mix
1 x 2BR/2BA
Multifamily Units
1
Taxes and HOA fees
Annual Taxes
$1,370
Amenities
gated community
pool
spa
fitness center
Building Details
Building Size
1,107 SF
Year Built
2018
Listing Agency:
Century 21 Arizona Foothills
Listed By:
David M Veals
(602) 319-8881
Source:
Lostdutchmanrealty
Added: Sep 3
Changed: Sep 6
Last Checked: Sep 9 at 8:58AM
Displayed information is deemed reliable but is not guaranteed and should be independently verified. All listing content including descriptions, pricing, images are the copyrighted material of Century 21 Arizona Foothills
Investment Insights
Based on property information with market context.
Built in 2018, this two-bedroom, two-bath residence offers a practical layout with a primary suite, updated kitchen and bathroom cabinetry, and granite countertops. Two patios extend the living space and capture views of the McDowell and Superstition Mountains. A nearby one-car garage provides dedicated parking and storage.
The home is located within the gated Coyote Landing community, which includes two pools, spas, and a fitness center. Its East Mesa setting places the property near Mountain Vista Medical Center, Mesa Gateway Airport, shopping, dining, golf, and hiking destinations. The residence is classified as a residential income property and may also serve as a personal home or seasonal retreat.
The home is located within the gated Coyote Landing community, which includes two pools, spas, and a fitness center. Its East Mesa setting places the property near Mountain Vista Medical Center, Mesa Gateway Airport, shopping, dining, golf, and hiking destinations. The residence is classified as a residential income property and may also serve as a personal home or seasonal retreat.
Key Highlights
- Two‑bedroom, two‑bath home built in 2018
- Granite countertops and soft‑close cabinetry in the kitchen and bathrooms
- Two patios with views of the McDowell and Superstition Mountains
Financial Insights
Estimated NOI and Cap Rate
NOI = area × lease_rate × (100 − vacancy) / 100 × (1 − expense_ratio). Net Operating Income — what the owner takes home each year before mortgage payments and income tax. Effective rent (asking rent minus vacancy losses) minus operating costs (taxes, insurance, maintenance, management).
NOI / Yr
$11,272
Cap rate = NOI / list price × 100. Capitalization rate — annual return on a fully cash purchase, before financing. NOI divided by price. Higher means more income per dollar invested, but usually also more risk or older condition. 5–8% is typical for stabilized commercial property; double digits often signal distressed deals.
Cap Rate
3.66%
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$225,440
$225.4K
Cap Rate 7%
$161,029
$161.0K
Cap Rate 9%
$125,244
$125.2K
Market Conditions
NOI Build-Up for 1,107 SF
Vacancy — income lost from leasable area expected to sit empty during the year, subtracted from gross rent.
EGI (Effective Gross Income) — gross rent minus vacancy losses, the realistic income before paying operating costs.
OpEx (Operating Expenses) — recurring costs to operate the property (property tax, insurance, utilities, maintenance, management); excludes financing and capital improvements.
NOI (Net Operating Income) — income a property generates after operating costs but before financing and taxes.
Gross rent
$21.9K $19.80/SF
− Vacancy
−$1.4K −$1.29/SF
EGI
$20.5K $18.51/SF
− OpEx
−$9.2K −$8.33/SF
NOI
$11.3K $10.18/SF
Area
ZIP 85209
Vacancy
6.50%
Lease Rate
$19.80 /SF/Yr
Expense Ratio
45.00%
Simulate Cap Rate and NOI
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$225,440
Cap Rate 7%
$161,029
Cap Rate 9%
$125,244
Alternative Uses
Best Use
Apartment 5plus
$161.0K
$140.9K – $187.9K
NOI $11,272 @ 7.0% cap · market cap 3.66%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$367.6K
$321.6K – $428.8K
NOI $25,730 @ 7.0% cap · market cap 8.36%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
1
Residential units
Location Intelligence
Trade Area within ½ mile
620
Businesses Nearby
Explore this area
Business Placement
Demographics for 85209, AZ
44,192
Population
21,921
Households
2
Avg Household Size
44
Median Age
33%
College-Educated
93%
High-School Grad
11.8 sq mi
ZIP Area
3,745
Density / Sq Mi
$80,498
Median Household Income
$46,682
Median Earnings
$1,798
Median Rent
$363,800
Median Home Value
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Frequently Asked Questions
What type of property is this?
Residential income property - 2018 home in a gated community with mountain views, private patios, and access to shared recreational amenities.
Where is this residential income property located?
The property is located at 10136 E SOUTHERN Avenue 2090 Mesa, AZ.
What is the asking price?
The asking price for this property is $307,900.
What are key features of this property?
This property features: Two‑bedroom, two‑bath home built in 2018; Granite countertops and soft‑close cabinetry in the kitchen and bathrooms; Two patios with views of the McDowell and Superstition Mountains
