Comparable Market Analysis
8741 N 7th St
Arcadia · Phoenix, AZ 85017
Lotline
Prepared by Lotline
Tax year of record 2025 · Report ID P-003
Demo data — every figure in this report is synthetic and generated for demonstration. It is not a real listing, appraisal, MLS record, or parcel. Connect a live data source (MLS, PropertyRadar, ATTOM, RentCast) to produce a report from real records.
Subject property
List / est. value
$674,000
List price/sqft
$213/sqft
Configuration
3 bd · 3.5 ba · 3,040 sqft
Lot size
9,100 sqft
Property type
Single Family
Year built
1975
Condition
Distressed
Stories · parking
2 · 2
Value-add single-family home in Arcadia, Phoenix. 3 bed / 3.5 bath across 3,040 sqft on a 9.1k sqft lot, built in 1975. Two-car garage, Chef's kitchen, Walk-in closets.
Comparable sales (7)
Recent nearby sales, each adjusted to the subject for differences in size, condition, and features. Ranked by similarity.
| Address | Dist. | Sold | Bd/Ba | Sqft | Sold price | $/sqft | Adj. | Adj. price |
|---|---|---|---|---|---|---|---|---|
4100 E Cambridge Ave Phoenix, AZ · 90% match | 1.2 mi | Jun 18, 2025 | 4/4.5 | 2,975 | $701,000 | $236 | -$6,500 | $694,500 |
9120 E Coronado Rd Phoenix, AZ · 86% match | 1.6 mi | Sep 21, 2025 | 2/3.5 | 3,072 | $673,000 | $219 | -$11,500 | $661,500 |
5264 E Coronado Rd Phoenix, AZ · 86% match | 1.3 mi | Oct 10, 2025 | 3/4.5 | 2,845 | $581,000 | $204 | +$17,000 | $598,000 |
7757 W Palm Ln Phoenix, AZ · 83% match | 0.5 mi | Mar 21, 2025 | 4/3.5 | 3,377 | $734,000 | $217 | -$63,500 | $670,500 |
8148 E Coronado Rd Phoenix, AZ · 80% match | 0.6 mi | Apr 9, 2025 | 4/4 | 3,532 | $757,000 | $214 | -$78,500 | $678,500 |
4422 N 7th St Phoenix, AZ · 77% match | 0.4 mi | Apr 21, 2025 | 4/4.5 | 3,478 | $705,000 | $203 | -$91,500 | $613,500 |
3033 W Palm Ln Phoenix, AZ · 76% match | 0.6 mi | Jan 16, 2025 | 2/4.5 | 3,531 | $770,000 | $218 | -$101,500 | $668,500 |
| Average | $216 | $655,000 | ||||||
Adjustments — 4100 E Cambridge Ave: Size +65 sqft +$11,500 · Age newer 2y +$2,000 · Baths -1 -$12,000 · Lot -1.4k sqft -$8,000
Reconciled opinion of value
$655,362
Likely range $629,147 – $681,576
Implied $/sqft
$216
Avg comp $/sqft
$216
Median $/sqft
$217
Value reconciled from 7 adjusted comparables, weighted by similarity to the subject. Range reflects the dispersion of adjusted sale prices ($203–$236 per sqft).
Property tax snapshot
- Assessed value (2025)
- $542,793
- Annual tax bill (2025)
- $3,528
- Effective rate
- 0.65%
- vs. state median
- +3%
- Monthly escrow
- $294
- Projected next bill
- $3,835
Investment snapshot
Thin deal25% down · 7.00% · 30-yr · rent $3,150/mo
- Cap rate
- 3.03%
- Monthly cash flow
- -$1,664
- Cash-on-cash
- -10.6%
- Net operating income
- $20,392/yr
- 1% rule
- 0.47%
- DSCR
- 0.51