Panel vintageSeptember 1, 2026Demonstration data — not live MLS
Parcel
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7712 W Cactus Rd

Peoria South · Peoria, AZ 85381 · Fourplex · 4 doors

Active42 days on marketID P-031
Price
$612,000
Est. rent / mo
$5,480
Est. cap rate
6.71%
Est. cash-on-cash
3.18%
Est. DSCR
1.15
Rent / price
0.895%
$ / sq ft
$196
Est. cash flow / mo
$446

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

7712 W Cactus Rd — two-storey walk-up elevation with an exterior stair
7712 W Cactus Rd — renovated kitchen with quartz counters and vinyl plank flooring
7712 W Cactus Rd — vacant living area with vinyl plank flooring and a slider to the patio
7712 W Cactus Rd — renovated bathroom with a tiled tub surround
7712 W Cactus Rd — exterior condenser units on a gravel pad

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

The read

Four 2/1 doors at roughly 780 sq ft. Updated in 2021, which pushes the rehab reserve down and the going-in yield up relative to the untouched fourplex rows.

  • Four 2/1 units
  • All units updated 2021
  • Owner-paid water and trash
  • Separately metered electric

Facts

Physical
Property typeFourplex
Units4
Bedrooms / bathrooms4 / 4
Living area3,120 sq ft
Lot11,326 sq ft
Year built1978 (48 yrs)
Stories1
ParkingCovered, 6 spaces
Coordinates33.5758, -112.2472
Carry — estimated
Property tax / yr$3,670
Insurance / yr$2,800
HOA / moNone
Other fixed / yr$1,900
Total est. operating / yr$20,733
HVAC installed2017
Roof installed2020
Water providerCity of Peoria
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

+$446

after debt service, before tax

Cap rate

6.71%

NOI ÷ purchase price

Cash-on-cash

3.18%

cash flow ÷ cash invested

DSCR

1.15

NOI ÷ annual debt service

Where the gross rent goes

  • Vacancy$3,946
  • Operating$20,733
  • Debt service$35,725
  • Cash flow$5,357
Annual income statement — estimated
Gross scheduled income$65,760
Less vacancy & credit loss−$3,946
Effective gross income$61,814
Less fixed operating−$8,370
Less variable operating−$12,363
Net operating income$41,082
Less annual debt service−$35,725
Pre-tax cash flow$5,357
Loan amount$459,000
Monthly principal & interest$2,977
Cash invested$168,300
Operating expense ratio33.5%
Break-even occupancy85.9%
Gross rent multiplier9.3
Rent-to-price ratio0.895%

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.

$600,000$650,000Aug 26Sep 26

List-price events
DateEventPriceChange
July 14, 2026Listed$612,000—

Estimated value, indexed to the submarket

The current price carried backwards on the Peoria South 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 11.3% below 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
7712 W Cactus Rd (subject)subject · 4/4 · 780 sq ft/unit$1,370
7220 N 56th Ave5 mi · 4/4 · 880 sq ft/unit$1,545
4411 W Ocotillo Rd3.6 mi · 3/3 · 920 sq ft/unit$1,560
5539 W Palmaire Ave3.5 mi · 2/2 · 940 sq ft/unit$1,575
4720 W Northern Ave4.4 mi · 8/8 · 640 sq ft/unit$1,120
3122 W Christy Dr8.5 mi · 4/4 · 820 sq ft/unit$1,485
Sale comparables — nearest 4 assets of the same type
AddressSubmarketDistancePriceSq ft$ / sq ft
7712 W Cactus Rd SubjectPeoria South—$612,0003,120$196
7220 N 56th AveGlendale Central5 mi$706,0003,520$201
4102 N 27th DrAlhambra8 mi$512,0002,440$210
3122 W Christy DrAlhambra8.5 mi$674,0003,280$205
911 W University DrWest Mesa25 mi$552,0003,040$182

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%
$563,000−8%7.4%6.4%5.3%4.2%3.1%
$587,500−4%6.3%5.3%4.2%3.1%2.0%
$612,000ask5.3%4.3%3.2%2.1%1.0%
$636,500+4%4.4%3.3%2.2%1.1%0.0%
$661,000+8%3.5%2.4%1.4%0.3%-0.8%

Cash-on-cash-0.8% → 7.4%

What to check before you commit

  • HVAC

    Condenser installed 2017, 9 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 2020, 6 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 Peoria. 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.