1240 W 8th Pl
West Mesa · Mesa, AZ 85201 · Single-family
- Price
- $318,000
- Est. rent / mo
- $1,905
- Est. cap rate
- 4.27%
- Est. cash-on-cash
- -5.71%
- Est. DSCR
- 0.73
- Rent / price
- 0.599%
- $ / sq ft
- $243
- Est. cash flow / mo
- -$416
At the baseline set: 25% down, 6.75%, 30-year amortisation. Estimates.
Representative stock photography of Phoenix-metro residential product. These images do not depict this address.
The read
Mesa carries the lowest effective tax rate in this panel — roughly 0.52% against Phoenix at 0.58%, worth about $190 a year of NOI at this price.
- Mesa tax rate
- Block construction
- Alley access
- No HOA
Facts
| Property type | Single-family |
|---|---|
| Units | 1 |
| Bedrooms / bathrooms | 3 / 2 |
| Living area | 1,310 sq ft |
| Lot | 6,970 sq ft |
| Year built | 1972 (54 yrs) |
| Stories | 1 |
| Parking | 1-car carport |
| Coordinates | 33.4150, -111.8661 |
| Property tax / yr | $1,650 |
|---|---|
| Insurance / yr | $1,610 |
| HOA / mo | None |
| Other fixed / yr | $360 |
| Total est. operating / yr | $7,918 |
| HVAC installed | 2014 |
| Roof installed | 2016 |
| Water provider | City of Mesa |
| FEMA flood zone | Zone X |
Underwrite it
Every figure below recomputes as you move an input. Nothing is rounded until it is printed, and operating expenses never include debt service — that separation is what makes the cap rate a property of the building and the cash-on-cash a property of your deal. All outputs are estimates.
Monthly cash flow
−$416
after debt service, before tax
Cap rate
4.27%
NOI ÷ purchase price
Cash-on-cash
-5.71%
cash flow ÷ cash invested
DSCR
0.73
NOI ÷ annual debt service
Where the gross rent goes
- Vacancy$1,372
- Operating$7,918
- Debt service$18,563
- Cash flow$0
| Gross scheduled income | $22,860 |
|---|---|
| Less vacancy & credit loss | −$1,372 |
| Effective gross income | $21,488 |
| Less fixed operating | −$3,620 |
| Less variable operating | −$4,298 |
| Net operating income | $13,571 |
| Less annual debt service | −$18,563 |
| Pre-tax cash flow | -$4,992 |
| Loan amount | $238,500 |
| Monthly principal & interest | $1,547 |
| Cash invested | $87,450 |
| Operating expense ratio | 36.8% |
| Break-even occupancy | 115.8% |
| Gross rent multiplier | 13.9 |
| Rent-to-price ratio | 0.599% |
Estimated figures produced by a model from the assumptions on the left. Not an offer, an appraisal, a loan quote or investment advice. Taxes, insurance and operating expenses are estimates; verify each before you commit capital.
Price history
List-price history
Plotted on a true time axis — the horizontal distance between two points is how long that price actually stood. The asking price has not moved since listing.
| Date | Event | Price | Change |
|---|---|---|---|
| July 2, 2026 | Listed | $318,000 | — |
Estimated value, indexed to the submarket
The current price carried backwards on the West Mesa median-price index. An index adjustment, not an appraisal and not a record of transactions.
| Month | Estimated value |
|---|---|
| Oct 2024 | $306K |
| Nov 2024 | $310K |
| Dec 2024 | $313K |
| Jan 2025 | $314K |
| Feb 2025 | $313K |
| Mar 2025 | $311K |
| Apr 2025 | $306K |
| May 2025 | $301K |
| Jun 2025 | $298K |
| Jul 2025 | $298K |
| Aug 2025 | $300K |
| Sep 2025 | $303K |
| Oct 2025 | $307K |
| Nov 2025 | $310K |
| Dec 2025 | $311K |
| Jan 2026 | $310K |
| Feb 2026 | $309K |
| Mar 2026 | $307K |
| Apr 2026 | $308K |
| May 2026 | $310K |
| Jun 2026 | $314K |
| Jul 2026 | $317K |
| Aug 2026 | $318K |
| Sep 2026 | $318K |
Comparables
Rent is compared per unit, which is the only fair basis across a house and a fourplex. The subject sits 9.9% below the median of its five closest comparables.
| Address | Submarket | Distance | Price | Sq ft | $ / sq ft |
|---|---|---|---|---|---|
| 1240 W 8th Pl Subject | West Mesa | — | $318,000 | 1,310 | $243 |
| 638 S Extension Rd | West Mesa | 0.5 mi | $349,000 | 1,465 | $238 |
| 525 W Baseline Rd | Tempe South | 4.4 mi | $542,000 | 1,985 | $273 |
| 1907 E Watson Dr | Tempe South | 4.9 mi | $496,000 | 1,620 | $306 |
| 3440 W Chandler Blvd | Chandler West | 6.9 mi | $468,000 | 1,780 | $263 |
Sensitivity
What a five-percent move in price or fifty basis points on the rate does to the return. Computed at the baseline assumption set, not at whatever you have set the calculator to — it is a fixed reference.
Sensitivity — cash-on-cash by price and rate
Every other assumption held at the baseline set. A fixed reference, not tied to the calculator above. Estimates.
| Price \ Rate | 5.75% | 6.25% | 6.75% | 7.25% | 7.75% |
|---|---|---|---|---|---|
| $292,500−8% | -2.2% | -3.3% | -4.4% | -5.5% | -6.6% |
| $305,500−4% | -2.9% | -4.0% | -5.1% | -6.2% | -7.3% |
| $318,000ask | -3.6% | -4.6% | -5.7% | -6.8% | -7.9% |
| $330,500+4% | -4.2% | -5.2% | -6.3% | -7.4% | -8.5% |
| $343,500+8% | -4.7% | -5.8% | -6.9% | -8.0% | -9.1% |
Cash-on-cash-9.1% → -2.2%
What to check before you commit
HVAC
Condenser installed 2014, 12 years old. Inside normal service life for this climate, so the CapEx reserve carries it rather than a year-one line item.
Roof
Roof dates to 2016, 10 years old — inside the window most carriers will write without a surcharge.
Flood
FEMA Zone X. Outside the mapped special flood hazard area; a lender will not require separate flood coverage.
Water allocation
Served by City of Mesa. Long-run Colorado River and Central Arizona Project allocation is a genuine risk to price on the metro’s growth edges over a 10-to-20 year hold. It is a discount-rate question, not a next-quarter question.
No HOA
No association. Nothing constrains rental use at the community level, and there is no fixed monthly charge in the expense line.