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    Phoenix Multifamily Investment Opportunity Title is generated by Realmo AI

    7537 North 21st Avenue, Phoenix, AZ 85021

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    For Sale
    $1,700,000

    Eleven-unit apartment community near revitalizing Metrocenter Mall.

    Type:Sale / Residential / Building / 5
    Property size:
    859 SF
    Price / SF:
    $1,979/SF
    Added:
    May 23, 2024
    Days on Market:
    747
    Last Refresh:
    May 13 at 9:12 pm

    Property Features for 7537 North 21st Avenue

    General Information

    Standard status
    Active
    Size
    859 SF
    Property subtype
    Sale / Residential / Building / 5

    Building Details

    Year Built
    1961

    We can help!

    Listing Contact
    Christopher Paul Bay

    Listing agent Christopher Paul Bay License #SA671037000

    Listing office Marcus & Millichap

    Listing date May 23, 2024

    Source Compass

    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 Marcus & Millichap

    HighLights

    • Located in a gentrifying area near the North Mountain Redevelopment Area with $179M capital investment.
    • Proximity to the I‑17 Employment Corridor with over 43,000 employees and 1,200 businesses.
    • Mix of one and two‑bedroom units averaging ±859 square feet.
    • All units include direct access car‑ports and private back patios.
    • In‑suite (2011 Built) or back‑patio washer/dryers in all units.
    • Opportunity to renovate classic units and increase rents.

    Overview

    Rose Vista is an 11-unit apartment community located east of the I-17 Freeway, north of Central Phoenix's employment corridor, and south of the 19th Avenue and Northern Avenue intersection. It is situated in a residential neighborhood near the North Mountain Preserve. The property is located near the city-endorsed North Mountain Redevelopment Area, which is undergoing gentrification efforts with a current capital investment of $179M. This area aims to improve the region through property advancement, infrastructure expansion, and job creation, led by the revitalization of the Metrocenter Mall. The I-17 Employment Corridor, with over 43,000 employees across approximately 1,200 businesses, including employers like BlueCross BlueShield, Wells Fargo, and Waste Management, provides ample employment opportunities. Constructed in 1961 and 2011, Rose Vista features 4 one-bedroom (36%) and 7 two-bedroom (64%) floorplans, averaging approximately 859 square feet. All units include direct access car-ports, private back patios and in-suite (2011 Built) or back-patio washer/ dryers. There is an opportunity to renovate the 9 classic units and capitalize on rent premiums based on the current market and achieved rents by similar properties in the area.
    Location Intelligence

    Current Use by Public Records

    Apartment buildings

    Suggested Use

    Real Estate Agency Law Firm Restaurant Spa & Massage Center Dental Office Hair Salon Nail Salon Building Supply Gym & Fitness Center Daycare Center

    Zoning and permitted uses should be independently verified with local authorities.

    Location Insight

    • Map
    • Local Demand
    City
    Phoenix
    County
    Maricopa
    State
    Arizona
    Longitude
    -112.1037162
    Latitude
    33.5471812

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    FAQs

    What type of property is this?
    Apartment building - Eleven-unit apartment community near revitalizing Metrocenter Mall.
    Where is this apartment building located?
    The property is located at 7537 North 21st Avenue Phoenix, AZ.
    What is the asking price?
    The asking price for this property is $1,700,000.
    What are key features of this property?
    This property features: Located in a gentrifying area near the North Mountain Redevelopment Area with $179M capital investment.; Proximity to the I‑17 Employment Corridor with over 43,000 employees and 1,200 businesses.; Mix of one and two‑bedroom units averaging ±859 square feet.
    (602) 320-8126
    We can help!
    Listing Contact
    Christopher Paul Bay
    Real Estate License ID: SA671037000
    Learn More
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

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