Ground-Level Residential Income
For Sale
$110,000
4423 Plaza Vista #B, Sierra Vista, AZ 85635
Condominium residence with private patio, updated flooring, community pool access, and proximity to Fort Huachuca.
Property Size958 SF
Price / SF$114.82
Days on Market34
Property Features for 4423 Plaza Vista #B
General Information
Standard status
Active
Size
958 SF
Property subtype
Multi-Family
Additional Details
Multifamily Units
1
Amenities
pool
Building Details
Year Built
1973
Listing Agency:
West Usa Realty
(602) 832-7005
Listed By:
The Carin Nguyen Real Estate Network
(602) 832-7005
Source:
Azhomesold
Added: Jul 27
Changed: Aug 28
Last Checked: Aug 28 at 10:13AM
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 ground-floor condominium includes 958 square feet with three bedrooms and one bathroom. The layout provides a living room, separate dining area, and functional kitchen equipped with a new refrigerator, newer gas range, and dishwasher. Wood-plank-look tile flooring has been installed throughout, and the unit has no residence above it. A private patio extends the living area and includes an attached storage closet.
The property is within walking distance of the community pool and is located near Fort Huachuca, shopping, schools, and other everyday services. Built in 1973, the condominium offers a low-maintenance residential configuration with both indoor living space and dedicated outdoor storage.
The property is within walking distance of the community pool and is located near Fort Huachuca, shopping, schools, and other everyday services. Built in 1973, the condominium offers a low-maintenance residential configuration with both indoor living space and dedicated outdoor storage.
Key Highlights
- 958‑square‑foot condominium with 3 bedrooms and 1 bathroom
- Ground‑level unit with no residence above
- Kitchen includes a new refrigerator, newer gas range, and dishwasher
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
$4,552
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
4.14%
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%
$91,040
$91.0K
Cap Rate 7%
$65,029
$65.0K
Cap Rate 9%
$50,578
$50.6K
Market Conditions
NOI Build-Up for 958 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
$10.2K $10.68/SF
− Vacancy
−$2.0K −$2.04/SF
EGI
$8.3K $8.64/SF
− OpEx
−$3.7K −$3.89/SF
NOI
$4.6K $4.75/SF
Area
Cochise County, AZ
Vacancy
19.11%
Lease Rate
$10.68 /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%
$91,040
Cap Rate 7%
$65,029
Cap Rate 9%
$50,578
Alternative Uses
Best Use
Apartment 5plus
$65.0K
$56.9K – $75.9K
NOI $4,552 @ 7.0% cap · market cap 4.14%
Second Best
—
—
no second resolved use
Theoretical Best
Specialty Retail
$142.0K
$124.2K – $165.6K
NOI $9,937 @ 7.0% cap · market cap 9.03%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
1
Residential units
Location Intelligence
Trade Area within ½ mile
292
Businesses Nearby
Explore this area
Business Placement
Demographics for 85635, AZ
35,095
Population
17,138
Households
2
Avg Household Size
41
Median Age
31%
College-Educated
92%
High-School Grad
68.1 sq mi
ZIP Area
515
Density / Sq Mi
$60,822
Median Household Income
$42,247
Median Earnings
$985
Median Rent
$218,100
Median Home Value
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Residential income property - Condominium residence with private patio, updated flooring, community pool access, and proximity to Fort Huachuca.
Where is this residential income property located?
The property is located at 4423 Plaza Vista #B Sierra Vista, AZ.
What is the asking price?
The asking price for this property is $110,000.
What are key features of this property?
This property features: 958‑square‑foot condominium with 3 bedrooms and 1 bathroom; Ground‑level unit with no residence above; Kitchen includes a new refrigerator, newer gas range, and dishwasher
