Second-Floor Condo Income
For Sale
$135,800
3270 S GOLDFIELD Road 716, Apache Junction, AZ 85119
Gated 55+ community with a heated pool, spa, clubhouse, fitness center, and pickleball facilities.
Property Size756 SF
Days on Market168
Property Features for 3270 S GOLDFIELD Road 716
General Information
Standard status
Active
Size
756 SF
Property subtype
Apartment
Units
Unit Mix
1 x 1BR/1BA
Multifamily Units
1
Additional Details
Highway Access
Yes
Taxes and HOA fees
Annual Taxes
$691
Amenities
heated pool/spa
pickleball
clubhouse
fitness center
Building Details
Building Size
756 SF
Year Built
1984
Listing Agency:
AZ Key LLC
Listed By:
Kathleen Taylor Banister · License #BR679929000
(602) 471-3058
Source:
Lostdutchmanrealty
Added: Apr 4
Changed: Sep 13
Last Checked: Sep 17 at 12:58AM
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 AZ Key LLC
Investment Insights
Based on property information with market context.
This second-floor, one-bedroom, one-bath residential income property is located within Desert Sun Condominiums, a gated 55+ community. The condo features tile flooring, newer carpet in the bedroom, neutral paint, and stainless-steel appliances. A great room lined with windows includes a bay window along the north side, bringing natural light into the living area and framing expansive Superstition Mountain views. The property also received a new roof in May 2026.
Community amenities include a heated pool and spa, pickleball facilities, a clubhouse, a fitness center, and a full calendar of activities. The property offers access to shopping and the 60 fwy, with a setting in the East Valley near Apache Junction.
Community amenities include a heated pool and spa, pickleball facilities, a clubhouse, a fitness center, and a full calendar of activities. The property offers access to shopping and the 60 fwy, with a setting in the East Valley near Apache Junction.
Key Highlights
- Second‑floor condo with 1 bed and 1 bath
- New roof installed in May 2026
- Great room with bay window and expansive Superstition Mountain views
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
$5,948
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
4.38%
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%
$118,960
$119.0K
Cap Rate 7%
$84,971
$85.0K
Cap Rate 9%
$66,089
$66.1K
Market Conditions
NOI Build-Up for 756 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
$12.2K $16.20/SF
− Vacancy
−$1.4K −$1.90/SF
EGI
$10.8K $14.30/SF
− OpEx
−$4.9K −$6.44/SF
NOI
$5.9K $7.87/SF
Area
Pinal County, AZ
Vacancy
11.70%
Lease Rate
$16.20 /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%
$118,960
Cap Rate 7%
$84,971
Cap Rate 9%
$66,089
Alternative Uses
Best Use
Apartment 5plus
$85.0K
$74.4K – $99.1K
NOI $5,948 @ 7.0% cap · market cap 4.38%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$209.0K
$182.9K – $243.8K
NOI $14,630 @ 7.0% cap · market cap 10.77%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
1
Residential units
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
46
Businesses Nearby
Explore this area
Business Placement
Demographics for 85119, AZ
22,069
Population
13,462
Households
1.6
Avg Household Size
56
Median Age
23%
College-Educated
92%
High-School Grad
45.8 sq mi
ZIP Area
482
Density / Sq Mi
$69,949
Median Household Income
$44,223
Median Earnings
$1,365
Median Rent
$259,100
Median Home Value
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Residential income property - Gated 55+ community with a heated pool, spa, clubhouse, fitness center, and pickleball facilities.
Where is this residential income property located?
The property is located at 3270 S GOLDFIELD Road 716 Apache Junction, AZ.
What is the asking price?
The asking price for this property is $135,800.
What are key features of this property?
This property features: Second‑floor condo with 1 bed and 1 bath; New roof installed in May 2026; Great room with bay window and expansive Superstition Mountain views
