Ground-Level Residential Income
New
For Sale
$374,900
5450 E Deer Valley Dr #1199, Phoenix, AZ 85054
Two-bedroom unit with private patio, one-car garage, and access to extensive community amenities.
Property Size1,246 SF
Price / SF$300.88
Days on Market2
Property Features for 5450 E Deer Valley Dr #1199
General Information
Standard status
Active
Size
1,246 SF
Total Parking Spaces
1
Property subtype
Multi-Family
Units
Unit Mix
1 x 2BR/2BA
Multifamily Units
1
Amenities
guard gate entry
gym
heated pool
hot tub
media room
clubhouse
Building Details
Year Built
2008
Listing Agency:
Better Choice Homes, LLC
(602) 492-9242
Listed By:
House of AZ
(602) 353-7034
Source:
Houseofarizona
Added: Sep 1
Last Checked: Sep 1 at 5:49PM
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 Better Choice Homes, LLC
Investment Insights
Based on property information with market context.
Ground-level residential income property offering 1,246 square feet with 2 bedrooms, 2 bathrooms, and a 1-car garage. Interior features include granite kitchen countertops, cabinetry, stainless steel appliances, and an inside laundry area with washer and dryer. A separate office area includes a built-in desk and upper cabinets. Tile flooring extends through the main living areas, while the bedrooms are carpeted. The unit also includes a private rear patio and generous living space.
Community amenities include guard-gated entry, 2 gyms, 3 heated pools, hot tubs, a media room, and a clubhouse. The property is located at 5450 E Deer Valley Dr #1199 in Phoenix, near High Street and Desert Ridge, with restaurants and shopping in the surrounding area. Built in 2008.
Community amenities include guard-gated entry, 2 gyms, 3 heated pools, hot tubs, a media room, and a clubhouse. The property is located at 5450 E Deer Valley Dr #1199 in Phoenix, near High Street and Desert Ridge, with restaurants and shopping in the surrounding area. Built in 2008.
Key Highlights
- 1,246‑square‑foot ground‑level unit with 2 bedrooms and 2 bathrooms
- 1‑car garage and private rear patio
- Granite countertops, cabinetry, and stainless steel appliances
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
3.88%
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 3.88%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$377.4K
$330.3K – $440.3K
NOI $26,420 @ 7.0% cap · market cap 7.05%
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 - Two-bedroom unit with private patio, one-car garage, and access to extensive community amenities.
Where is this residential income property located?
The property is located at 5450 E Deer Valley Dr #1199 Phoenix, AZ.
What is the asking price?
The asking price for this property is $374,900.
What are key features of this property?
This property features: 1,246‑square‑foot ground‑level unit with 2 bedrooms and 2 bathrooms; 1‑car garage and private rear patio; Granite countertops, cabinetry, and stainless steel appliances
