Duplex With Separate
For Sale
$370,000
Pending
630 S Grand, Mesa, AZ 85210
A two-residence layout places distinct living spaces on one parcel.
Property Size1,784 SF
Days on Market69
Property Features for 630 S Grand
General Information
Standard status
Pending
Size
1,784 SF
Property subtype
Residential Income
Additional Details
Multifamily Units
2
Taxes and HOA fees
Annual Taxes
$958
Building Details
Buildings
2
Listing Agency:
My Rental Superstore
(480) 273-6442
Listed By:
Justin A Blinson
(480) 273-6442
Source:
Exprealty
Added: Jun 23
Changed: Aug 27
Last Checked: Aug 29 at 1:15PM
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 My Rental Superstore
Investment Insights
Based on property information with market context.
This duplex includes two independent homes on a single lot, combining 6 bedrooms, 2 bathrooms, and approximately 1,784 square feet of living area. The arrangement provides separate residential spaces within one property rather than a shared interior layout.
Located at 630 S Grand in Mesa, Arizona, the front and rear homes are occupied. The property is offered for sale and supports the multi-generational living, owner-occupant, and rental-income applications identified in the property information. Buyers should independently verify all listing details, including school information.
Located at 630 S Grand in Mesa, Arizona, the front and rear homes are occupied. The property is offered for sale and supports the multi-generational living, owner-occupant, and rental-income applications identified in the property information. Buyers should independently verify all listing details, including school information.
Key Highlights
- Two separate homes situated on one lot
- Combined total of 6 bedrooms and 2 bathrooms
- Approximately 1,784 square feet of living space
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
$15,855
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
4.29%
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%
$317,100
$317.1K
Cap Rate 7%
$226,500
$226.5K
Cap Rate 9%
$176,167
$176.2K
Market Conditions
NOI Build-Up for 1,784 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
$24.2K $13.56/SF
− Vacancy
−$1.5K −$0.86/SF
EGI
$22.7K $12.70/SF
− OpEx
−$6.8K −$3.81/SF
NOI
$15.9K $8.89/SF
Area
Mesa, AZ
Vacancy
6.37%
Lease Rate
$13.56 /SF/Yr
Expense Ratio
30.00%
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%
$317,100
Cap Rate 7%
$226,500
Cap Rate 9%
$176,167
Alternative Uses
Best Use
Multifamily LT 5
$226.5K
$198.2K – $264.3K
NOI $15,855 @ 7.0% cap · market cap 4.29%
Second Best
Apartment 5plus
$199.3K
$174.4K – $232.5K
NOI $13,952 @ 7.0% cap · market cap 3.77%
Theoretical Best
Office A
$489.0K
$427.9K – $570.5K
NOI $34,231 @ 7.0% cap · market cap 9.25%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
979
Businesses Nearby
Explore this area
Business Placement
Demographics for 85210, AZ
40,351
Population
16,292
Households
2.5
Avg Household Size
32
Median Age
25%
College-Educated
84%
High-School Grad
6.7 sq mi
ZIP Area
6,023
Density / Sq Mi
$59,680
Median Household Income
$38,479
Median Earnings
$1,383
Median Rent
$301,600
Median Home Value
Market
Vacancy Rate% for Multifamily in West region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Duplex - A two-residence layout places distinct living spaces on one parcel.
Where is this duplex located?
The property is located at 630 S Grand Mesa, AZ.
What is the asking price?
The asking price for this property is $370,000.
What are key features of this property?
This property features: Two separate homes situated on one lot; Combined total of 6 bedrooms and 2 bathrooms; Approximately 1,784 square feet of living space
