6733 S 16th St
South Mountain · Phoenix, AZ 85042 · Single-family
- Price
- $384,000
- Est. rent / mo
- $2,240
- Est. cap rate
- 4.13%
- Est. cash-on-cash
- -6.20%
- Est. DSCR
- 0.71
- Rent / price
- 0.583%
- $ / sq ft
- $220
- Est. cash flow / mo
- -$546
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
Lot size is the story: 10,454 sq ft with an RV gate on a corner. Detached-unit potential under the current accessory-dwelling ordinance.
- Quarter-acre lot
- RV gate and slab
- Covered patio
- No HOA
Facts
| Property type | Single-family |
|---|---|
| Units | 1 |
| Bedrooms / bathrooms | 4 / 2 |
| Living area | 1,745 sq ft |
| Lot | 10,454 sq ft |
| Year built | 1985 (41 yrs) |
| Stories | 1 |
| Parking | 2-car garage |
| Coordinates | 33.3942, -112.0639 |
| Property tax / yr | $2,230 |
|---|---|
| Insurance / yr | $1,760 |
| HOA / mo | None |
| Other fixed / yr | $360 |
| Total est. operating / yr | $9,403 |
| HVAC installed | 2020 |
| Roof installed | 2017 |
| 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
−$546
after debt service, before tax
Cap rate
4.13%
NOI ÷ purchase price
Cash-on-cash
-6.20%
cash flow ÷ cash invested
DSCR
0.71
NOI ÷ annual debt service
Where the gross rent goes
- Vacancy$1,613
- Operating$9,403
- Debt service$22,416
- Cash flow$0
| Gross scheduled income | $26,880 |
|---|---|
| Less vacancy & credit loss | −$1,613 |
| Effective gross income | $25,267 |
| Less fixed operating | −$4,350 |
| Less variable operating | −$5,053 |
| Net operating income | $15,864 |
| Less annual debt service | −$22,416 |
| Pre-tax cash flow | -$6,552 |
| Loan amount | $288,000 |
| Monthly principal & interest | $1,868 |
| Cash invested | $105,600 |
| Operating expense ratio | 37.2% |
| Break-even occupancy | 118.4% |
| Gross rent multiplier | 14.3 |
| Rent-to-price ratio | 0.583% |
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 24, 2026 | Listed | $384,000 | — |
Estimated value, indexed to the submarket
The current price carried backwards on the South Mountain median-price index. An index adjustment, not an appraisal and not a record of transactions.
| Month | Estimated value |
|---|---|
| Oct 2024 | $369K |
| Nov 2024 | $374K |
| Dec 2024 | $377K |
| Jan 2025 | $379K |
| Feb 2025 | $378K |
| Mar 2025 | $375K |
| Apr 2025 | $370K |
| May 2025 | $364K |
| Jun 2025 | $360K |
| Jul 2025 | $359K |
| Aug 2025 | $362K |
| Sep 2025 | $366K |
| Oct 2025 | $370K |
| Nov 2025 | $374K |
| Dec 2025 | $375K |
| Jan 2026 | $375K |
| Feb 2026 | $373K |
| Mar 2026 | $371K |
| Apr 2026 | $372K |
| May 2026 | $374K |
| Jun 2026 | $379K |
| Jul 2026 | $382K |
| Aug 2026 | $384K |
| Sep 2026 | $384K |
Comparables
Rent is compared per unit, which is the only fair basis across a house and a fourplex. The subject sits 2.8% above the median of its five closest comparables.
| Address | Submarket | Distance | Price | Sq ft | $ / sq ft |
|---|---|---|---|---|---|
| 6733 S 16th St Subject | South Mountain | — | $384,000 | 1,745 | $220 |
| 4507 E South Mountain Ave | South Mountain | 0.5 mi | $429,000 | 1,610 | $266 |
| 3320 W Southern Ave | South Mountain | 1.2 mi | $336,000 | 1,355 | $248 |
| 2214 W Beautiful Ln | Laveen | 5.8 mi | $372,000 | 1,622 | $229 |
| 4433 W Baseline Rd | Laveen | 6.2 mi | $396,000 | 1,780 | $222 |
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% |
|---|---|---|---|---|---|
| $353,500−8% | -2.8% | -3.8% | -4.9% | -6.0% | -7.1% |
| $368,500−4% | -3.4% | -4.5% | -5.6% | -6.7% | -7.8% |
| $384,000ask | -4.1% | -5.1% | -6.2% | -7.3% | -8.4% |
| $399,500+4% | -4.7% | -5.7% | -6.8% | -7.9% | -9.0% |
| $414,500+8% | -5.2% | -6.2% | -7.3% | -8.4% | -9.5% |
Cash-on-cash-9.5% → -2.8%
What to check before you commit
HVAC
Condenser installed 2020, 6 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 2017, 9 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.
No HOA
No association. Nothing constrains rental use at the community level, and there is no fixed monthly charge in the expense line.