Residential Income Property with Pool
For Sale
$475,000
5450 E DEER VALLEY Drive 3170, Phoenix, AZ 85054
Single-level residence offers two bedrooms, an office, two baths, and furnished or unfurnished flexibility.
Property Size1,435 SF
Price / SF$331.01
Days on Market108
Property Features for 5450 E DEER VALLEY Drive 3170
General Information
Standard status
Active
Size
1,435 SF
Property subtype
Apartment
Units
Unit Mix
1 x 2BR/2BA + office
Multifamily Units
1
Taxes and HOA fees
Annual Taxes
$3,193
Amenities
guard gated
clubhouses
heated resort style pools
spas
fitness centers
steam rooms
billiards and game rooms
social lounges
walking paths
fire features
covered patio
Building Details
Building Size
1,435 SF
Year Built
2014
Listing Agency:
Silverleaf Realty
(602) 617-2772
Listed By:
Shelley Wenzel
(602) 617-2772
Source:
Luxuryhomesdesertmountain
Added: May 8
Changed: Aug 22
Last Checked: Aug 22 at 11:15AM
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 Silverleaf Realty
Investment Insights
Based on property information with market context.
This third-floor, single-level residence at Toscana of Desert Ridge presents a two-bedroom layout with a dedicated office that can serve as an additional bedroom, along with two full baths and split-bedroom separation. The approximately 1,435-square-foot home includes a covered patio oriented toward the community pool and is offered furnished or unfurnished. New AC adds a recent mechanical improvement, while Building 10 permits monthly rentals.
Community amenities include three clubhouses, three heated pools and spas, fitness centers, steam rooms, billiards and game rooms, social lounges, landscaped walking paths, and outdoor fire features. The condominium community is guard gated and positioned near High Street, Desert Ridge Marketplace, and Wildfire Golf Club. The residence is located at 5450 E DEER VALLEY Drive 3170 in Phoenix, Arizona, and was built in 2014.
Community amenities include three clubhouses, three heated pools and spas, fitness centers, steam rooms, billiards and game rooms, social lounges, landscaped walking paths, and outdoor fire features. The condominium community is guard gated and positioned near High Street, Desert Ridge Marketplace, and Wildfire Golf Club. The residence is located at 5450 E DEER VALLEY Drive 3170 in Phoenix, Arizona, and was built in 2014.
Key Highlights
- Approximately 1,435 square feet with 2 bedrooms, dedicated office, and 2 full baths
- Building 10 allows monthly rentals
- Third‑floor covered patio overlooks the resort‑style pool
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
$16,737
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
3.52%
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%
$334,740
$334.7K
Cap Rate 7%
$239,100
$239.1K
Cap Rate 9%
$185,967
$186.0K
Market Conditions
NOI Build-Up for 1,435 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
$32.4K $22.56/SF
− Vacancy
−$1.9K −$1.35/SF
EGI
$30.4K $21.21/SF
− OpEx
−$13.7K −$9.54/SF
NOI
$16.7K $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%
$334,740
Cap Rate 7%
$239,100
Cap Rate 9%
$185,967
Alternative Uses
Best Use
Apartment 5plus
$239.1K
$209.2K – $279.0K
NOI $16,737 @ 7.0% cap · market cap 3.52%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$434.7K
$380.3K – $507.1K
NOI $30,427 @ 7.0% cap · market cap 6.41%
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 - Single-level residence offers two bedrooms, an office, two baths, and furnished or unfurnished flexibility.
Where is this residential income property located?
The property is located at 5450 E DEER VALLEY Drive 3170 Phoenix, AZ.
What is the asking price?
The asking price for this property is $475,000.
What are key features of this property?
This property features: Approximately 1,435 square feet with 2 bedrooms, dedicated office, and 2 full baths; Building 10 allows monthly rentals; Third‑floor covered patio overlooks the resort‑style pool
