Residential Income Property with
New
For Sale
$250,000
17026 N Pinion Ln, Sun City, AZ 85373
End-unit patio home with updated finishes, flexible office space, and a covered outdoor living area.
Property Size1,429 SF
Price / SF$174.95
Days on Market3
Property Features for 17026 N Pinion Ln
General Information
Standard status
Active
Size
1,429 SF
Property subtype
Multi-Family
Units
Unit Mix
1 x 2BR/2BA
Multifamily Units
1
Amenities
covered patio
recreation centers
pools
pickleball
golf
Building Details
Year Built
1978
Listing Agency:
West Usa Realty
(602) 942-4200
Listed By:
Ryan Bieber
(623) 323-9559
Source:
Searcharizonahomesforsale
Added: Sep 2
Changed: Sep 3
Last Checked: Sep 4 at 5:42AM
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 West Usa Realty
Investment Insights
Based on property information with market context.
This 2-bedroom, 2-bath residential income property is configured as an end-unit patio home with 1,429 square feet, including an enclosed patio addition. The interior combines stainless steel appliances, white cabinetry, luxury vinyl flooring, and a primary suite with a walk-in shower. The guest bathroom includes a step-in tub, while the second bedroom is equipped with a built-in desk and office cabinetry. Air conditioning was replaced in 2021, and the home includes a covered patio plus a spacious 1.5-car garage for parking and storage.
The property is located in Sun City, Arizona, within a community offering 8 recreation centers, pools, pickleball, golf, crafts, music, dancing, and social activities. Built in 1978, it provides a residential layout with adaptable space for office use and indoor-outdoor living.
The property is located in Sun City, Arizona, within a community offering 8 recreation centers, pools, pickleball, golf, crafts, music, dancing, and social activities. Built in 1978, it provides a residential layout with adaptable space for office use and indoor-outdoor living.
Key Highlights
- 2‑bedroom, 2‑bath end‑unit patio home with 1,429 square feet
- Enclosed patio addition expands the home from 1,221 to 1,429 sq. ft.
- Air conditioning replaced in 2021
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
$16,128
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
6.45%
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%
$322,560
$322.6K
Cap Rate 7%
$230,400
$230.4K
Cap Rate 9%
$179,200
$179.2K
Market Conditions
NOI Build-Up for 1,429 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
$30.9K $21.60/SF
− Vacancy
−$1.5K −$1.08/SF
EGI
$29.3K $20.52/SF
− OpEx
−$13.2K −$9.23/SF
NOI
$16.1K $11.29/SF
Area
Maricopa County, AZ
Vacancy
5.00%
Lease Rate
$21.60 /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%
$322,560
Cap Rate 7%
$230,400
Cap Rate 9%
$179,200
Alternative Uses
Best Use
Apartment 5plus
$230.4K
$201.6K – $268.8K
NOI $16,128 @ 7.0% cap · market cap 6.45%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$442.0K
$386.8K – $515.7K
NOI $30,942 @ 7.0% cap · market cap 12.38%
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
413
Businesses Nearby
Explore this area
Business Placement
Demographics for 85373, AZ
19,629
Population
10,749
Households
1.8
Avg Household Size
64
Median Age
31%
College-Educated
95%
High-School Grad
11.3 sq mi
ZIP Area
1,737
Density / Sq Mi
$68,445
Median Household Income
$42,133
Median Earnings
$1,950
Median Rent
$317,100
Median Home Value
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Residential income property - End-unit patio home with updated finishes, flexible office space, and a covered outdoor living area.
Where is this residential income property located?
The property is located at 17026 N Pinion Ln Sun City, AZ.
What is the asking price?
The asking price for this property is $250,000.
What are key features of this property?
This property features: 2‑bedroom, 2‑bath end‑unit patio home with 1,429 square feet; Enclosed patio addition expands the home from 1,221 to 1,429 sq. ft.; Air conditioning replaced in 2021
