Investment Overview
Gerchick Real Estate presents an occupied duplex at 8916 N 11th Street together with the separate rear development parcel at 8918 N 11th Street. Offered at $525,000, this Sunnyslope investment combines current rental income with a four-unit architectural concept for the rear parcel.
The existing duplex contains a 1,066-SF two-bedroom, 1.5-bath residence and a 799-SF one-bedroom, one-bath residence. Both units are reported occupied at $1,200 per month each, providing $2,400 in monthly scheduled rent and $28,800 annually. Tenants pay their separately metered electricity and cable.
The rear parcel has a substantial planning package for a proposed two-story fourplex. Current income and operating figures reflect the existing duplex only; the proposed fourplex has not been constructed and generates no current income.
- Two occupied residences totaling approximately 1,865 SF
- Separate duplex and rear development parcels
- Current NOI of $20,874 and a 3.98% cap rate at the asking price
- Architectural, site, landscape, geotechnical, utility and legal reference materials available
- Established North Phoenix infill location near recreation, services and employment
All occupancy, financial, physical, title, zoning and development information is subject to independent buyer verification.
Virtual Property Tour
Explore the existing duplex and property site through the interactive virtual tour. Review the residences, outdoor areas and overall configuration before arranging an on-site visit. The tour depicts existing conditions; the proposed rear fourplex has not been built.
The duplex is occupied. Please do not disturb residents. Contact Linda Gerchick, CCIM, to arrange access. Select VIEW THE VIRTUAL TOUR to begin.
Separate Rear Parcel & Fourplex Concept
The separate rear parcel at 8918 N 11th Street is identified in the planning materials as APN 160-02-068. The existing duplex parcel is APN 160-02-067. The plans reference R-4 multifamily zoning; recorded parcel information and current zoning must be independently verified.
The conceptual two-story fourplex proposes two two-bedroom/two-bath units and two three-bedroom/2.5-bath units, totaling approximately 3,710 SF. The coordinated site plan shows 10 parking spaces, including ADA parking.
Development status: The architectural set dated October 22, 2024 is marked Not for Construction, its approval-stamp fields are blank, and no active building permit is represented. Referenced variances, the 2024 site plan and the 2021 landscape, geotechnical and utility materials require current professional and City review.
Buyers must verify parcel boundaries, title, easements, access, parking, utilities, drainage, fire protection, zoning, variances, permits, remaining design work, fees and construction costs. Proposed rents, completion dates, construction budgets and development profits are excluded from the current financial presentation.
Location & Market Overview
8916 and 8918 N 11th Street are located in Phoenix’s established Sunnyslope area, near North Mountain recreation, neighborhood shopping, healthcare services and Central Phoenix employment.
- Neighborhood setting: An established infill area with existing residential and multifamily uses.
- Recreation: North Mountain and surrounding desert recreation are nearby.
- Daily needs: Neighborhood retail, dining and services support practical day-to-day living.
- Regional access: Dunlap Avenue, 7th Street and SR-51 connect the area with North and Central Phoenix employment destinations.
The location supports an investment strategy combining existing rental operations with evaluation of the separate rear parcel. Buyers should confirm access, utilities, zoning and development feasibility with the City of Phoenix and their professional advisors.
Current Financial Summary
$525,000
Offering Price
$28,800
Annual Scheduled Duplex Rent
$7,926
Annual Operating Expenses
$20,874
Current Duplex NOI
3.98%
Current Cap Rate
Duplex & Development Summary
2 Units
Existing Duplex
100%
Reported Duplex Occupancy
1,865 SF
Existing Rentable Area
4 Units
Proposed Rear Fourplex
3,710 SF
Proposed Building Area
Current Duplex Operations
Current Rent Schedule
| Unit | Beds / Baths | Approx. SF | Monthly Rent | Status |
|---|---|---|---|---|
| A | 2 / 1.5 | 1,066 | $1,200 | Occupied |
| B | 1 / 1 | 799 | $1,200 | Occupied |
| Total | 2 units | 1,865 | $2,400 | 100% reported occupancy |
The October 12, 2026 rent roll reports that October rent of $2,400 was paid in full on October 1, 2026, with no outstanding balance. Tenants pay individually metered electricity and cable. Tenant names are omitted from public marketing.
Annual Income and Expenses
| Gross scheduled duplex rent | $28,800 |
|---|---|
| Property management — 8% | $2,304 |
| Water / sewer / trash | $1,500 |
| Insurance | $900 |
| General maintenance | $500 |
| Landscaping | $600 |
| Property taxes | $2,122 |
| Total operating expenses | $7,926 |
| Net operating income | $20,874 |
The 3.98% current cap rate is calculated from $20,874 NOI divided by the $525,000 asking price. Figures reflect reported occupied duplex operations with no vacancy allowance deducted. Debt service, replacement reserves, capital expenditures and all proposed fourplex income, development costs and fees are excluded. This is an operating snapshot, not a forecast; buyers must independently verify all figures and assumptions.
Offering Memorandum & Property Flyer
Review the Offering Memorandum and one-page flyer for the occupied duplex, current rent roll, income and expense analysis, separate rear parcel, fourplex concept, photographs and development-plan status. The current financial analysis excludes future fourplex income and development costs.
Select a document below to view or download the PDF.
Property Documents & Due Diligence
The following documents support review of the existing duplex and the separate rear parcel. Historical and preliminary documents retain their dates so buyers can identify items that may require updating, renewal or professional review. A planning document does not establish current permit or approval status.
Tenant leases are not publicly posted and will be provided only after the property is under contract to protect tenant privacy.
Current Duplex Operations
- 8916 N 11 St – Rent Roll — Paid Through October 1, 2026
- 8916 N 11th St – One-Bedroom Rental Comparables
- 8916 N 11th St – Two-Bedroom Rental Comparables
- 8916 N 11th St – 2023 General Ledger
- 8916 N 11th St – 2022 General Ledger
- 8916 N 11th St – Floor Plans and Appraiser Measurements
- 8916 N 11th St – Schedule of Personal Property
Rear Parcel and Development Planning
- Rear Parcel Legal Description
- Fourplex Site Plan — August 28, 2024
- Fourplex Architectural Plans — Not for Construction
- 8916-8918 N 11th St – Fourplex Landscape Plan L1.0 – 03-19-2021
- 8916-8918 N 11th St – Fourplex Landscape Plan L2.0 – 03-19-2021
- 8918 N 11th St – Geotechnical Investigation Report
- 8918 N 11th St – City Geotechnical Special-Inspection Forms
- 8918 N 11th St – Water and Sewer Engineering Estimate
- 8918 N 11th St – Sidewalk Easement Documents
Disclosures and Supporting Documents
- 8916 N 11th St – Seller Property Disclosure Statement
- 8916 N 11th St – Residential Seller Property Disclosure – 1-4 Units
- Historical Home Warranty Document — Verify Current Status
- 8916 N 11th St – Insurance Loss Run
- 8916 N 11th St – Market Conditions Advisory
- 8916 N 11th St – Lead-Based Paint Disclosure
- 8916 N 11th St – Federal Fair Housing Disclosure
- 8916 N 11th St – Residential Purchase Contract Addendum – 1-4 Units
Browse photographs of the existing duplex, residential interiors, outdoor areas and property site. The gallery shows current improvements and site conditions; the proposed four-unit concept has not been constructed. Contact Linda Gerchick, CCIM, at 602-688-9279 to arrange an on-site property tour.
Commercial Real Estate Investor Education
Linda Gerchick’s Practical Guide to Commercial Real Estate
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Queen of Fourplexes: Outrageous, Hilarious Stories of Real Estate
Explore Linda Gerchick’s entertaining collection of true real estate stories and practical lessons gathered throughout her more than 30 years in the business.
Practical Guide to Commercial Real Estate
A straightforward resource for investors seeking to better understand commercial real estate opportunities, terminology, property analysis and investment decision-making.
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