Panel vintageSeptember 1, 2026Demonstration data — not live MLS
Parcel
Contact the desk

2044 S Sycamore

West Mesa · Mesa, AZ 85202 · Duplex · 2 doors

Active38 days on marketID P-035
Price
$372,000
Est. rent / mo
$2,980
Est. cap rate
6.08%
Est. cash-on-cash
0.90%
Est. DSCR
1.04
Rent / price
0.801%
$ / sq ft
$216
Est. cash flow / mo
$76

At the baseline set: 25% down, 6.75%, 30-year amortisation. Estimates.

2044 S Sycamore — single-storey duplex elevation with two front doors and a shared drive
2044 S Sycamore — renovated kitchen with quartz counters and vinyl plank flooring
2044 S Sycamore — vacant living area with vinyl plank flooring and a slider to the patio
2044 S Sycamore — renovated bathroom with a tiled tub surround
2044 S Sycamore — exterior condenser units on a gravel pad

Representative stock photography of Phoenix-metro residential product. These images do not depict this address.

The read

Standard Mesa duplex. The low Mesa tax rate and a 2019 condenser are what separate this row from the otherwise-identical Glendale duplex.

  • Two 2/1 units
  • Separately metered electric
  • Shared laundry
  • Fenced yards

Facts

Physical
Property typeDuplex
Units2
Bedrooms / bathrooms2 / 2
Living area1,720 sq ft
Lot8,276 sq ft
Year built1974 (52 yrs)
Stories1
ParkingCarport x2
Coordinates33.4276, -111.8478
Carry — estimated
Property tax / yr$1,930
Insurance / yr$1,430
HOA / moNone
Other fixed / yr$900
Total est. operating / yr$10,983
HVAC installed2019
Roof installed2015
Water providerCity of Mesa
FEMA flood zoneZone 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.

Purchase & financing
Income
Operating expenses

Monthly cash flow

+$76

after debt service, before tax

Cap rate

6.08%

NOI ÷ purchase price

Cash-on-cash

0.90%

cash flow ÷ cash invested

DSCR

1.04

NOI ÷ annual debt service

Where the gross rent goes

  • Vacancy$2,146
  • Operating$10,983
  • Debt service$21,715
  • Cash flow$916
Annual income statement — estimated
Gross scheduled income$35,760
Less vacancy & credit loss−$2,146
Effective gross income$33,614
Less fixed operating−$4,260
Less variable operating−$6,723
Net operating income$22,632
Less annual debt service−$21,715
Pre-tax cash flow$916
Loan amount$279,000
Monthly principal & interest$1,810
Cash invested$102,300
Operating expense ratio32.7%
Break-even occupancy91.4%
Gross rent multiplier10.4
Rent-to-price ratio0.801%

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.

$350,000$375,000$400,000Aug 26Sep 26

List-price events
DateEventPriceChange
July 17, 2026Listed$372,000—

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.

Comparables

Rent is compared per unit, which is the only fair basis across a house and a fourplex. The subject sits 0.3% above the median of its five closest comparables.

Monthly rent per unit

Drawn from the panel itself, ranked by product family, unit size, bedroom count and straight-line distance.

Table
Monthly rent per unit — full data. Drawn from the panel itself, ranked by product family, unit size, bedroom count and straight-line distance.
ComparableDetailRent / unit / mo
2044 S Sycamore (subject)subject · 2/2 · 860 sq ft/unit$1,490
911 W University Dr0.5 mi · 4/4 · 760 sq ft/unit$1,330
1930 W Highland Ave17.1 mi · 2/2 · 880 sq ft/unit$1,540
2201 N 7th St13.5 mi · 6/6 · 697 sq ft/unit$1,400
3122 W Christy Dr16.9 mi · 4/4 · 820 sq ft/unit$1,485
1015 E Hatcher Rd16.7 mi · 2/2 · 1,020 sq ft/unit$1,710
Sale comparables — nearest 3 assets of the same type
AddressSubmarketDistancePriceSq ft$ / sq ft
2044 S Sycamore SubjectWest Mesa—$372,0001,720$216
1015 E Hatcher RdSunnyslope16.7 mi$468,0002,040$229
1930 W Highland AveAlhambra17.1 mi$398,0001,760$226
5539 W Palmaire AveGlendale Central21.8 mi$412,0001,880$219

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.

Cash-on-cash return by purchase price and interest rate
Price \ Rate5.75%6.25%6.75%7.25%7.75%
$342,000−8%5.0%3.9%2.8%1.7%0.6%
$357,000−4%4.0%2.9%1.8%0.7%-0.4%
$372,000ask3.0%2.0%0.9%-0.2%-1.3%
$387,000+4%2.2%1.1%0.0%-1.1%-2.2%
$402,000+8%1.4%0.3%-0.8%-1.9%-3.0%

Cash-on-cash-3.0% → 5.0%

What to check before you commit

  • HVAC

    Condenser installed 2019, 7 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 2015, 11 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.