First-Floor Residential Income
For Sale
$162,000
5525 E THOMAS Road #M16, Phoenix, AZ 85018
Ground-level residence with private patio, tile flooring, and access to community pool and fitness amenities.
Property Size796 SF
Days on Market201
Property Features for 5525 E THOMAS Road #M16
General Information
Standard status
Active
Size
796 SF
Property subtype
Apartment
Units
Unit Mix
1 x 1BR/1BA
Multifamily Units
1
Additional Details
Public Transit
Yes
Amenities
heated pool
gym
community barbecue grills
Fireplace
Central Air
Ceiling Fan(s)
Electric
Refrigerator
Dishwasher
Disposal
Electric Range
Patio, SRP, Foam
Building Details
Building Size
796 SF
Year Built
1974
Stories
2
Listing Agency:
Keller Williams Arizona Realty
Listed By:
Greg Kilroy · License #BR545652000
(480) 235-4312
Source:
Kw
Added: Feb 14
Changed: Sep 1
Last Checked: Sep 3 at 6:00AM
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 Keller Williams Arizona Realty
Investment Insights
Based on property information with market context.
This first-floor, one-bedroom, one-bath residence at 5525 E THOMAS Road #M16 features tile flooring throughout, a private patio, dual-pane windows, and a ceiling fan. Central air, a fireplace, electric range, refrigerator, dishwasher, and disposal are also included. Built in 1974, the home provides a compact residential layout with practical interior finishes.
Community amenities include a heated pool, gym, barbecue grills, grass areas, and mature trees. HOA fees cover sewer, trash, and hot water. The property is near Costco, a library, parks, the botanical garden, Papago, Phoenix Zoo, Camelback Mountain, light rail, and restaurants.
Community amenities include a heated pool, gym, barbecue grills, grass areas, and mature trees. HOA fees cover sewer, trash, and hot water. The property is near Costco, a library, parks, the botanical garden, Papago, Phoenix Zoo, Camelback Mountain, light rail, and restaurants.
Key Highlights
- First‑floor one‑bedroom, one‑bath residence
- Private patio with tile flooring throughout
- Central air, fireplace, dual‑pane windows, and ceiling fan
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
$9,284
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
5.73%
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%
$185,680
$185.7K
Cap Rate 7%
$132,629
$132.6K
Cap Rate 9%
$103,156
$103.2K
Market Conditions
NOI Build-Up for 796 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
$18.0K $22.56/SF
− Vacancy
−$1.1K −$1.35/SF
EGI
$16.9K $21.21/SF
− OpEx
−$7.6K −$9.54/SF
NOI
$9.3K $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%
$185,680
Cap Rate 7%
$132,629
Cap Rate 9%
$103,156
Alternative Uses
Best Use
Apartment 5plus
$132.6K
$116.1K – $154.7K
NOI $9,284 @ 7.0% cap · market cap 5.73%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$241.1K
$211.0K – $281.3K
NOI $16,878 @ 7.0% cap · market cap 10.42%
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
404
Businesses Nearby
Explore this area
Business Placement
Demographics for 85018, AZ
37,944
Population
19,487
Households
1.9
Avg Household Size
40
Median Age
57%
College-Educated
92%
High-School Grad
15.1 sq mi
ZIP Area
2,513
Density / Sq Mi
$87,637
Median Household Income
$58,555
Median Earnings
$1,411
Median Rent
$805,800
Median Home Value
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Residential income property - Ground-level residence with private patio, tile flooring, and access to community pool and fitness amenities.
Where is this residential income property located?
The property is located at 5525 E THOMAS Road #M16 Phoenix, AZ.
What is the asking price?
The asking price for this property is $162,000.
What are key features of this property?
This property features: First‑floor one‑bedroom, one‑bath residence; Private patio with tile flooring throughout; Central air, fireplace, dual‑pane windows, and ceiling fan
