8420 W Peoria Ave
Peoria South · Peoria, AZ 85345 · Single-family
- Price
- $355,000
- Est. rent / mo
- $2,020
- Est. cap rate
- 3.97%
- Est. cash-on-cash
- -6.79%
- Est. DSCR
- 0.68
- Rent / price
- 0.569%
- $ / sq ft
- $252
- Est. cash flow / mo
- -$552
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
Both cuts came in the first 60 days. At the current ask the yield finally clears the submarket median — which is the only reason it is still on this list.
- Two price cuts
- Original baths
- Large rear yard
- No HOA
Facts
| Property type | Single-family |
|---|---|
| Units | 1 |
| Bedrooms / bathrooms | 3 / 2 |
| Living area | 1,408 sq ft |
| Lot | 7,405 sq ft |
| Year built | 1981 (45 yrs) |
| Stories | 1 |
| Parking | 2-car carport |
| Coordinates | 33.5716, -112.2228 |
| Property tax / yr | $2,130 |
|---|---|
| Insurance / yr | $1,640 |
| HOA / mo | None |
| Other fixed / yr | $360 |
| Total est. operating / yr | $8,687 |
| HVAC installed | 2011 |
| Roof installed | 2013 |
| Water provider | City of Peoria |
| 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
−$552
after debt service, before tax
Cap rate
3.97%
NOI ÷ purchase price
Cash-on-cash
-6.79%
cash flow ÷ cash invested
DSCR
0.68
NOI ÷ annual debt service
Where the gross rent goes
- Vacancy$1,454
- Operating$8,687
- Debt service$20,723
- Cash flow$0
| Gross scheduled income | $24,240 |
|---|---|
| Less vacancy & credit loss | −$1,454 |
| Effective gross income | $22,786 |
| Less fixed operating | −$4,130 |
| Less variable operating | −$4,557 |
| Net operating income | $14,098 |
| Less annual debt service | −$20,723 |
| Pre-tax cash flow | -$6,624 |
| Loan amount | $266,250 |
| Monthly principal & interest | $1,727 |
| Cash invested | $97,625 |
| Operating expense ratio | 38.1% |
| Break-even occupancy | 121.3% |
| Gross rent multiplier | 14.6 |
| Rent-to-price ratio | 0.569% |
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. $17,000 off the original ask, 4.6%.
| Date | Event | Price | Change |
|---|---|---|---|
| June 18, 2026 | Listed | $372,000 | — |
| July 18, 2026 | Price cut | $363,500 | −8,500 |
| August 18, 2026 | Price cut | $355,000 | −8,500 |
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.
| Month | Estimated value |
|---|---|
| Oct 2024 | $344K |
| Nov 2024 | $347K |
| Dec 2024 | $350K |
| Jan 2025 | $353K |
| Feb 2025 | $354K |
| Mar 2025 | $352K |
| Apr 2025 | $349K |
| May 2025 | $345K |
| Jun 2025 | $343K |
| Jul 2025 | $343K |
| Aug 2025 | $345K |
| Sep 2025 | $348K |
| Oct 2025 | $350K |
| Nov 2025 | $351K |
| Dec 2025 | $350K |
| Jan 2026 | $348K |
| Feb 2026 | $346K |
| Mar 2026 | $347K |
| Apr 2026 | $349K |
| May 2026 | $352K |
| Jun 2026 | $355K |
| Jul 2026 | $356K |
| Aug 2026 | $356K |
| Sep 2026 | $355K |
Comparables
Rent is compared per unit, which is the only fair basis across a house and a fourplex. The subject sits 0.5% above the median of its five closest comparables.
| Address | Submarket | Distance | Price | Sq ft | $ / sq ft |
|---|---|---|---|---|---|
| 8420 W Peoria Ave Subject | Peoria South | — | $355,000 | 1,408 | $252 |
| 9911 W Cinnabar Ave | Peoria South | 0.5 mi | $402,000 | 1,685 | $239 |
| 5310 N 63rd Ave | Glendale Central | 3.2 mi | $268,000 | 940 | $285 |
| 6015 W Missouri Ave | Glendale Central | 3.5 mi | $358,000 | 1,420 | $252 |
| 2840 N 63rd Dr | Maryvale | 6.6 mi | $268,000 | 1,146 | $234 |
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% |
|---|---|---|---|---|---|
| $326,500−8% | -3.4% | -4.4% | -5.5% | -6.6% | -7.7% |
| $341,000−4% | -4.1% | -5.1% | -6.2% | -7.3% | -8.4% |
| $355,000ask | -4.7% | -5.7% | -6.8% | -7.9% | -9.0% |
| $369,000+4% | -5.2% | -6.3% | -7.3% | -8.4% | -9.6% |
| $383,500+8% | -5.7% | -6.8% | -7.9% | -9.0% | -10.1% |
Cash-on-cash-10.1% → -3.4%
What to check before you commit
HVAC replacement
The condenser dates to 2011 — 15 years old. Phoenix cooling loads shorten service life; a single-system replacement at current pricing is roughly $8,500. Reserve for it or price it into the offer.
Roof
Roof dates to 2013, 13 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.