5902 W Vineyard Rd
Laveen · Phoenix, AZ 85339 · Single-family
- Price
- $458,000
- Est. rent / mo
- $2,650
- Est. cap rate
- 3.83%
- Est. cash-on-cash
- -7.28%
- Est. DSCR
- 0.66
- Rent / price
- 0.579%
- $ / sq ft
- $173
- Est. cash flow / mo
- -$764
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
The solar is leased, not owned; the payment transfers with the property and is carried in the expense line below rather than netted against utilities.
- Five bedrooms
- HOA $105/mo
- Loft
- Solar lease — assumable
Facts
| Property type | Single-family |
|---|---|
| Units | 1 |
| Bedrooms / bathrooms | 5 / 3 |
| Living area | 2,640 sq ft |
| Lot | 6,534 sq ft |
| Year built | 2019 (7 yrs) |
| Stories | 2 |
| Parking | 2-car garage |
| Coordinates | 33.3566, -112.1700 |
| Property tax / yr | $2,660 |
|---|---|
| Insurance / yr | $2,070 |
| HOA / mo | $105 |
| Other fixed / yr | $360 |
| Total est. operating / yr | $12,328 |
| HVAC installed | 2019 |
| Roof installed | 2019 |
| Water provider | City of Phoenix |
| 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
−$764
after debt service, before tax
Cap rate
3.83%
NOI ÷ purchase price
Cash-on-cash
-7.28%
cash flow ÷ cash invested
DSCR
0.66
NOI ÷ annual debt service
Where the gross rent goes
- Vacancy$1,908
- Operating$12,328
- Debt service$26,735
- Cash flow$0
| Gross scheduled income | $31,800 |
|---|---|
| Less vacancy & credit loss | −$1,908 |
| Effective gross income | $29,892 |
| Less fixed operating | −$6,350 |
| Less variable operating | −$5,978 |
| Net operating income | $17,564 |
| Less annual debt service | −$26,735 |
| Pre-tax cash flow | -$9,172 |
| Loan amount | $343,500 |
| Monthly principal & interest | $2,228 |
| Cash invested | $125,950 |
| Operating expense ratio | 41.2% |
| Break-even occupancy | 122.8% |
| Gross rent multiplier | 14.4 |
| Rent-to-price ratio | 0.579% |
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 |
|---|---|---|---|
| June 30, 2026 | Listed | $458,000 | — |
Estimated value, indexed to the submarket
The current price carried backwards on the Laveen median-price index. An index adjustment, not an appraisal and not a record of transactions.
| Month | Estimated value |
|---|---|
| Oct 2024 | $434K |
| Nov 2024 | $435K |
| Dec 2024 | $437K |
| Jan 2025 | $441K |
| Feb 2025 | $443K |
| Mar 2025 | $445K |
| Apr 2025 | $444K |
| May 2025 | $442K |
| Jun 2025 | $439K |
| Jul 2025 | $437K |
| Aug 2025 | $438K |
| Sep 2025 | $441K |
| Oct 2025 | $445K |
| Nov 2025 | $448K |
| Dec 2025 | $450K |
| Jan 2026 | $450K |
| Feb 2026 | $448K |
| Mar 2026 | $445K |
| Apr 2026 | $445K |
| May 2026 | $447K |
| Jun 2026 | $451K |
| Jul 2026 | $455K |
| Aug 2026 | $457K |
| Sep 2026 | $458K |
Comparables
Rent is compared per unit, which is the only fair basis across a house and a fourplex. The subject sits 19.9% above the median of its five closest comparables.
| Address | Submarket | Distance | Price | Sq ft | $ / sq ft |
|---|---|---|---|---|---|
| 5902 W Vineyard Rd Subject | Laveen | — | $458,000 | 2,640 | $173 |
| 7118 S 41st Dr | Laveen | 0.5 mi | $431,000 | 2,185 | $197 |
| 4433 W Baseline Rd | Laveen | 0.5 mi | $396,000 | 1,780 | $222 |
| 2214 W Beautiful Ln | Laveen | 0.9 mi | $372,000 | 1,622 | $229 |
| 3320 W Southern Ave | South Mountain | 6 mi | $336,000 | 1,355 | $248 |
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% |
|---|---|---|---|---|---|
| $421,500−8% | -3.9% | -5.0% | -6.1% | -7.2% | -8.3% |
| $439,500−4% | -4.6% | -5.6% | -6.7% | -7.8% | -8.9% |
| $458,000ask | -5.2% | -6.2% | -7.3% | -8.4% | -9.5% |
| $476,500+4% | -5.7% | -6.7% | -7.8% | -8.9% | -10.0% |
| $494,500+8% | -6.2% | -7.2% | -8.3% | -9.4% | -10.5% |
Cash-on-cash-10.5% → -3.9%
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 2019, 7 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 Phoenix. 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.
HOA
$105 a month, $1,260 a year, payable whether or not the unit is occupied. Read the CC&Rs for rental caps and minimum lease terms before you underwrite a lease-up.