Ground-Floor Residential Income
For Sale
$449,500
5450 E Deer Valley Dr #1020, Phoenix, AZ 85054
Two-bedroom, two-bath residence with upgraded flooring, added storage, and a private patio.
Property Size1,246 SF
Price / SF$360.75
Days on Market10
Property Features for 5450 E Deer Valley Dr #1020
General Information
Standard status
Active
Size
1,246 SF
Total Parking Spaces
2
Elevators
Yes
Property subtype
Multi-Family
Additional Details
Highway Access
Yes
Multifamily Units
1
Amenities
multiple clubhouses
heated pools & spas
fitness clubs w/steam rooms and lockers
tennis
EV chargers
Building Details
Year Built
2008
Listing Agency:
Lunt Realty Group
(928) 358-0654
Listed By:
The Crouch Group · License #8214994
(623) 294-9492
Source:
Crouchgroupaz
Added: Sep 8
Changed: Sep 15
Last Checked: Sep 16 at 6:47PM
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 Lunt Realty Group
Investment Insights
Based on property information with market context.
Located within Toscana at Desert Ridge, this ground-floor residence offers a two-bedroom, two-bath layout with two underground parking spaces and patio sunset views. Improvements include custom Ralph Lauren paint, tile and luxury vinyl plank flooring, and additional storage. Built in 2008, the property provides direct convenience from parking to the elevator and front door.
Toscana is a 24/7 guard-gated community near Desert Ridge Marketplace, High Street, and the J.W. Marriott Resort. Community amenities include multiple clubhouses, heated pools and spas, fitness clubs with steam rooms and lockers, tennis facilities, and EV chargers. Restaurants, shopping, entertainment, golf, Mayo Hospital, and freeway access are also nearby.
Toscana is a 24/7 guard-gated community near Desert Ridge Marketplace, High Street, and the J.W. Marriott Resort. Community amenities include multiple clubhouses, heated pools and spas, fitness clubs with steam rooms and lockers, tennis facilities, and EV chargers. Restaurants, shopping, entertainment, golf, Mayo Hospital, and freeway access are also nearby.
Key Highlights
- Two‑bedroom, two‑bath ground‑floor residence
- Two underground parking spaces with elevator access to the residence
- Patio with sunset 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
$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
3.23%
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 3.23%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$377.4K
$330.3K – $440.3K
NOI $26,420 @ 7.0% cap · market cap 5.88%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
1
Residential units
Yes
Highway access
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
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Frequently Asked Questions
What type of property is this?
Residential income property - Two-bedroom, two-bath residence with upgraded flooring, added storage, and a private patio.
Where is this residential income property located?
The property is located at 5450 E Deer Valley Dr #1020 Phoenix, AZ.
What is the asking price?
The asking price for this property is $449,500.
What are key features of this property?
This property features: Two‑bedroom, two‑bath ground‑floor residence; Two underground parking spaces with elevator access to the residence; Patio with sunset views
