ALH-04
Alhambra · Phoenix, AZ 85015 · Duplex · 2 doors
- Asking
- $398,000
- Est. rent / mo
- $3,080
- Est. cap rate
- 5.82%
- Est. cash-on-cash
- -0.08%
- Est. DSCR
- 1.00
- Rent / price
- 0.774%
- $ / sq ft
- $226
- Est. cash flow / mo
- -$7
At the baseline set: 25% down, 6.75%, 30-year amortisation. Estimates.
Representative stock photography of Phoenix-metro residential product. These are not photographs of this asset — there is no such asset. This panel publishes a code and a submarket and nothing finer, because a plausible house number on a real street is a real house, and putting an invented price under a photograph of one is the thing this whole demonstration exists to avoid.
The read
Both units were taken to the studs in 2023. Priced accordingly — this is a stabilised-yield row, not a value-add.
- Two 2/1 units
- Both units renovated 2023
- Separately metered
- Shared laundry room
Facts
| Property type | Duplex |
|---|---|
| Units | 2 |
| Bedrooms / bathrooms | 2 / 2 |
| Living area | 1,760 sq ft |
| Lot | 7,405 sq ft |
| Year built | 1959 (67 yrs) |
| Stories | 1 |
| Parking | Carport x2 |
| Panel code | ALH-04 |
| Location | Alhambra, Phoenix 85015 |
| Property tax / yr | $2,310 |
|---|---|
| Insurance / yr | $1,440 |
| HOA / mo | None |
| Other fixed / yr | $900 |
| Total est. operating / yr | $11,598 |
| HVAC installed | 2020 |
| Roof installed | 2018 |
| 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
−$7
after debt service, before tax
Cap rate
5.82%
NOI ÷ purchase price
Cash-on-cash
-0.08%
cash flow ÷ cash invested
DSCR
1.00
NOI ÷ annual debt service
Where the gross rent goes
- Vacancy$2,218
- Operating$11,598
- Debt service$23,233
- Cash flow$0
| Gross scheduled income | $36,960 |
|---|---|
| Less vacancy & credit loss | −$2,218 |
| Effective gross income | $34,742 |
| Less fixed operating | −$4,650 |
| Less variable operating | −$6,948 |
| Net operating income | $23,144 |
| Less annual debt service | −$23,233 |
| Pre-tax cash flow | -$89 |
| Loan amount | $298,500 |
| Monthly principal & interest | $1,936 |
| Cash invested | $109,450 |
| Operating expense ratio | 33.4% |
| Break-even occupancy | 94.2% |
| Gross rent multiplier | 10.8 |
| Rent-to-price ratio | 0.774% |
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.
What it would have to cost
The asking price against three solved thresholds
Rent and every operating line held exactly as stated; only the purchase price moves. Each mark is the price that solves one condition. Nothing here is a price history: this asset has none, and inventing one would be the easiest dishonest thing on the page.
| Condition | Price | vs ask | What it means |
|---|---|---|---|
| Current asking price | $398,000 | — | The number on the panel. Everything below is measured against it. |
| DSCR 1.00 | $396,500 | −0.4% | net operating income exactly covers the mortgage; cash flow is zero |
| Submarket median cap (5.82%) | $397,500 | −0.1% | the price at which this asset yields what its submarket already yields |
| Leverage turns (5.84%) | $396,500 | −0.4% | above this cap rate the loan adds to the return instead of subtracting from it |
Asking price carried on the submarket index
The current asking price projected backwards on the Alhambra median-price index. Arithmetic on two synthetic series — not an appraisal, not a price history and not a record of any transaction.
| Month | Index-adjusted ask |
|---|---|
| Oct 2024 | $385K |
| Nov 2024 | $389K |
| Dec 2024 | $393K |
| Jan 2025 | $396K |
| Feb 2025 | $396K |
| Mar 2025 | $395K |
| Apr 2025 | $391K |
| May 2025 | $387K |
| Jun 2025 | $385K |
| Jul 2025 | $385K |
| Aug 2025 | $387K |
| Sep 2025 | $390K |
| Oct 2025 | $392K |
| Nov 2025 | $394K |
| Dec 2025 | $393K |
| Jan 2026 | $390K |
| Feb 2026 | $388K |
| Mar 2026 | $389K |
| Apr 2026 | $391K |
| May 2026 | $395K |
| Jun 2026 | $397K |
| Jul 2026 | $399K |
| Aug 2026 | $399K |
| Sep 2026 | $398K |
Comparables
Rent is compared per unit, which is the only fair basis across a house and a fourplex. The subject sits 3.7% above the median of its five closest comparables.
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% |
|---|---|---|---|---|---|
| $366,000−8% | 3.9% | 2.8% | 1.8% | 0.7% | -0.5% |
| $382,000−4% | 2.9% | 1.9% | 0.8% | -0.3% | -1.4% |
| $398,000ask | 2.0% | 1.0% | -0.1% | -1.2% | -2.3% |
| $414,000+4% | 1.2% | 0.2% | -0.9% | -2.0% | -3.1% |
| $430,000+8% | 0.5% | -0.6% | -1.7% | -2.8% | -3.9% |
Cash-on-cash-3.9% → 3.9%
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 2018, 8 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.