Residential Income Property with Resort
For Sale
$400,000
5450 E Deer Valley Dr #3010, Phoenix, AZ 85054
Updated residence with included appliances, resort-style community facilities, and convenient access to everyday services.
Property Size1,246 SF
Price / SF$321.03
Days on Market25
Property Features for 5450 E Deer Valley Dr #3010
General Information
Standard status
Active
Size
1,246 SF
Property subtype
Multi-Family
Additional Details
Multifamily Units
1
Amenities
3 pools (3 spas)
exercise path
two fitness centers
steam rooms
billiards room & library
multiple lounging areas
yoga/stretching studio
game room
three common area kitchens
numerous outdoor grills
business center
EV charging stations
Building Details
Year Built
2008
Listing Agency:
Realty One Group
(480) 285-0000
Listed By:
The Crouch Group · License #8214994
(623) 294-9492
Source:
Crouchgroupaz
Added: Aug 15
Changed: Sep 7
Last Checked: Sep 8 at 5:50AM
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 Realty One Group
Investment Insights
Based on property information with market context.
This 1,246-square-foot residential income property was built in 2008 and features updated interior finishes, including luxury plank vinyl in the main living area, tile in wet areas, fresh paint, and plantation shutters. The kitchen includes stainless steel appliances, while the primary bathroom offers a tiled shower with new glass doors and a soaking tub. A washer, dryer, and refrigerator are included. HVAC was replaced in 2023 and includes a transferable annual maintenance, labor, and parts warranty through 2033.
Community amenities include three pools, three spas, two fitness centers, steam rooms, an exercise path, library, billiards room, yoga and stretching studio, game room, common-area kitchens, outdoor grills, social spaces, a business center, meeting facilities, and EV charging stations. HOA services include common-area maintenance, gas, water, sewer, and garbage.
Community amenities include three pools, three spas, two fitness centers, steam rooms, an exercise path, library, billiards room, yoga and stretching studio, game room, common-area kitchens, outdoor grills, social spaces, a business center, meeting facilities, and EV charging stations. HOA services include common-area maintenance, gas, water, sewer, and garbage.
Key Highlights
- 1,246 SF residential property built in 2008
- HVAC replaced in 2023 with transferable warranty through 2033
- Updated finishes include luxury plank vinyl, fresh paint, tile, and plantation shutters
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
$14,533
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
3.63%
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%
$290,660
$290.7K
Cap Rate 7%
$207,614
$207.6K
Cap Rate 9%
$161,478
$161.5K
Market Conditions
NOI Build-Up for 1,246 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
$28.1K $22.56/SF
− Vacancy
−$1.7K −$1.35/SF
EGI
$26.4K $21.21/SF
− OpEx
−$11.9K −$9.54/SF
NOI
$14.5K $11.66/SF
Area
Phoenix, AZ
Vacancy
6.00%
Lease Rate
$22.56 /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%
$290,660
Cap Rate 7%
$207,614
Cap Rate 9%
$161,478
Alternative Uses
Best Use
Apartment 5plus
$207.6K
$181.7K – $242.2K
NOI $14,533 @ 7.0% cap · market cap 3.63%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$377.4K
$330.3K – $440.3K
NOI $26,420 @ 7.0% cap · market cap 6.60%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
1
Residential units
Location Intelligence
Trade Area within ½ mile
479
Businesses Nearby
Explore this area
Business Placement
Demographics for 85054, AZ
8,849
Population
6,271
Households
1.4
Avg Household Size
39
Median Age
61%
College-Educated
98%
High-School Grad
8.6 sq mi
ZIP Area
1,029
Density / Sq Mi
$89,099
Median Household Income
$64,554
Median Earnings
$2,146
Median Rent
$618,100
Median Home Value
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Residential income property - Updated residence with included appliances, resort-style community facilities, and convenient access to everyday services.
Where is this residential income property located?
The property is located at 5450 E Deer Valley Dr #3010 Phoenix, AZ.
What is the asking price?
The asking price for this property is $400,000.
What are key features of this property?
This property features: 1,246 SF residential property built in 2008; HVAC replaced in 2023 with transferable warranty through 2033; Updated finishes include luxury plank vinyl, fresh paint, tile, and plantation shutters
