180 & 182 N Miami Ave · Miami, AZ 85539

$179,900

None bd · None ba · 748 sqft · SingleFamily public records · 137 Days on market

Built 1950 Poor condition

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Why this score? — see what drove the D+ grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +19.5/30.0
• ARV discount +7.5/15.0
• DSCR +6.1/10.0
• 1% rule +4.2/10.0
• Appreciation +3.5/10.0
• Livability +2.7/5.0
• Rent growth +2.5/5.0
• Schools +1.1/10.0
• Condition / age +1.0/5.0

Listing remarks MLS

Prime Opportunity on Miami Ave! Grab this historic gem—former Deanda's Grocery Store—on bustling Miami Avenue! Ideal for new business, duplex + storefront, or mixed-use. Charming facade leads to large open retail/office space, plus flexible rear quarters for housing or expansion. Separate rented home adds instant income or extra business potential. In a high-growth area next to thriving, well-kept businesses. Endless possibilities for entrepreneurs and investors! 180 N Miami Ave (Commercial Building) 182 N Miami Ave (Residence).

Key facts

• Historic gem
• Separate rented home
• High-growth area

Tags

• HISTORIC GEM
• LARGE OPEN RETAIL SPACE
• FLEXIBLE REAR QUARTERS
• SEPARATE RENTED HOME
• HIGH-GROWTH AREA

What this means for you Summary

Snapshot

• This is a single-family listed at $180k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $203 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $165k (8.3% below list).
• Recommended offer: $158k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 53/100 on livability (#289 in AZ) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A, crime B+; Watch: schools F, amenities F, commute F.
• Miami Unified District (4211) (rural): math 8% / reading 19% proficiency, ranked #221 of 249 in AZ (top 89%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 31 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 217 units permitted in Gila County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-2.9%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• Gila County population projected at -18% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 137 days — a 12% lower offer ($158k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 2y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $158,312 (12.0% below list)

Questions for the listing agent

1. It's been on market 137 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
7. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
8. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
9. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
10. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 0.92% ✗
• Cap rate: 7.65%
• Cash-on-cash: 4.83%
• DSCR: 1.21
• GRM: 9.1

CMA / ARV

• ARV (median comp): $83,998
• List price: $179,900
• Delta: 114.17%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
239 S Latham Blvd	0.33mi	2/1.0	816 (+9%)	17mo	$45,000	$55	56
909 W Keegan St	0.45mi	2/1.0	640 (-14%)	10mo	$136,500	$213	47

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-2.92% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -8.4%
• Equity multiple: 0.69×
• Total profit: $-15,728
• Equity at exit: $27,431

10-year hold

• IRR: 0.9%
• Equity multiple: 1.06×
• Total profit: $3,166
• Equity at exit: $16,600

Cash invested: $50,372 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 87 Strongly Landlord-Friendly
• State Arizona: 87 Strongly Landlord-Friendly · R+3
• County: — inherits STATE
• City: — inherits STATE

5-day pay-or-quit; AZ courts known for speed; no state rent control; cities preempted by state law.

Methodology + full state rankings →

ZIP-level market 85539

• Home prices YoY: -1.4%
• Active inventory: 31
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $1,650 medium
• Mortgage (P&I): −$943
• Tax from tax record: −$82 /mo · $988/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$346
• Net cashflow: $203

Break-even live

Break-even rent $1,393

Max offer price $179,900

Occupancy floor 83%

Sensitivity live

Price	-10% $305	-5% $254	+0% $203	+5% $152	+10% $101
Rent	-10% $72	-5% $138	+0% $203	+5% $268	+10% $333
Rate	-1.0pp $293	-0.5pp $249	base $203	+0.5pp $156	+1.0pp $109

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $44,975
• Closing costs: $5,397
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
188 S Adonis Ave Miami, AZ	1.0	1.0	645	$1,650	$2.56	25d	1	0.18mi

Listing history 27 events

1. 2026-06-19
   days on market $179,900 Active 137 DOM
2. 2026-06-18
   days on market $179,900 Active 136 DOM
3. 2026-06-17
   days on market $179,900 Active 135 DOM
4. 2026-06-16
   days on market $179,900 Active 134 DOM
5. 2026-06-15
   days on market $179,900 Active 133 DOM
6. 2026-06-14
   days on market $179,900 Active 131 DOM
7. 2026-06-12
   days on market $179,900 Active 130 DOM
8. 2026-06-09
   days on market $179,900 Active 127 DOM
9. 2026-06-08
   days on market $179,900 Active 126 DOM
10. 2026-06-07
    days on market $179,900 Active 125 DOM
11. 2026-06-07
    days on market $179,900 Active 124 DOM
12. 2026-06-04
    days on market $179,900 Active 121 DOM
13. 2026-06-02
    days on market $179,900 Active 120 DOM
14. 2026-06-01
    days on market $179,900 Active 119 DOM
15. 2026-05-31
    days on market $179,900 Active 118 DOM
16. 2026-05-31
    days on market $179,900 Active 117 DOM
17. 2026-02-28
    price $179,900 546-char remark

    Show marketing remark (546 chars)

    Prime Opportunity on Miami Ave! Grab this historic gem—former Deanda's Grocery Store—on bustling Miami Avenue! Ideal for new business, duplex + storefront, or mixed-use. Charming facade leads to large open retail/office space, plus flexible rear quarters for housing or expansion. Separate rented home adds instant income or extra business potential. In a high-growth area next to thriving, well-kept businesses. Endless possibilities for entrepreneurs and investors! 180 N Miami Ave (Commercial Building) 182 N Miami Ave (Residence).

18. 2026-02-02
    listed $185,000 Active 546-char remark

    Show marketing remark (546 chars)

    Prime Opportunity on Miami Ave! Grab this historic gem—former Deanda's Grocery Store—on bustling Miami Avenue! Ideal for new business, duplex + storefront, or mixed-use. Charming facade leads to large open retail/office space, plus flexible rear quarters for housing or expansion. Separate rented home adds instant income or extra business potential. In a high-growth area next to thriving, well-kept businesses. Endless possibilities for entrepreneurs and investors! 180 N Miami Ave (Commercial Building) 182 N Miami Ave (Residence).

19. 2025-11-03
    historical
20. 2025-09-04
    price $185,000
21. 2025-04-22
    price $190,000
22. 2025-04-05
    status Active
23. 2025-04-01
    historical
24. 2024-12-17
    historical
25. 2024-12-03
    price $195,000
26. 2024-12-02
    listed $19,500 Active
27. 2024-12-02
    listed $195,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast AZ · Resets to sale price

• Current annual tax: $988 · $82/mo
• Projected year-2 tax: $1,187 · $99/mo
• Expected delta: +$199/yr (+$17/mo · 20.2%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $19,800
• − Mortgage interest: −$10,077
• − Property taxes: −$988
• − Insurance: −$900
• − Repairs & maintenance: −$1,584
• − Management: −$1,584
• − Depreciation: −$5,233
• Taxable loss: −$566
• Est. tax savings @ 24.0%: +$136
• After-tax cash flow: $2,569/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Condition & rehab AI · 8 photos

Poor 20/100 Extensive rehab

This property requires extensive repairs and updates to bring it up to current standards, significantly impacting its resale and rental value.

Repairs flagged

• Major Exterior paint — Peeling and weathered
• Major Windows — Old and possibly broken
• Major HVAC system — Likely outdated and inefficient
• Major Landscaping — Overgrown and cluttered

Value-add opportunities

• Both Exterior paint — Enhances curb appeal and property value
• Both Windows — Improves property value and energy efficiency
• Both HVAC system — Reduces energy costs and improves comfort
• Both Landscaping — Enhances curb appeal and property value

Renovation cost estimate screening

Repair item	Severity	Est. cost
Exterior paint · Peeling and weathered	Major	$15,000–50,000
Windows · Old and possibly broken	Major	$15,000–50,000
HVAC system · Likely outdated and inefficient	Major	$15,000–50,000
Landscaping · Overgrown and cluttered	Major	$15,000–50,000
Total estimated repair cost · 4 items		$60,000–200,000

Value-add ROI direction

• Both Exterior paint — Enhances curb appeal and property value ↑
• Both Windows — Improves property value and energy efficiency ↑
• Both HVAC system — Reduces energy costs and improves comfort ↑
• Both Landscaping — Enhances curb appeal and property value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Miami Unified District (4211)
• NCES district ID: 0405030
• Math proficiency: 8% ▼ -17.00%
• Reading proficiency: 19% ▼ -5.00%
• Median HH income: $33,063
• Composite: 10.86/100
• National rank: #9760
• State rank: #221 of 249 in AZ

Livability — Miami

• Score: 53/100
• State rank: #289
• US rank: #24461

Category grades

Amenities F Commute F Cost of living A+ Crime B+ Employment F Housing A Health & safety F User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Miami, AZ
• Population (ZIP): 3,066

Population outlook (Gila County) Hauer SSP2

• Today (2025): 50,229 people
• By 2030: 48,202 · -4.0%
• By 2040: 44,101 · -12.2%
• By 2050: 41,041 · -18.3%
• By 2075: 37,536 · -25.3%
• By 2100: 32,485 · -35.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.63)
• Race & ethnicity: Hispanic / Latino 47% White 39% Two or more races 33% Native American 5%
• Hispanic origin (detail): Mexican 44%
• Common ancestry: Slovak 6% Italian 2% Romanian 2%
• Foreign-born: 4% · Canada
• Languages at home: 85% English-only · Spanish 12%

Political lean MEDSL · Gila

• 2024 margin: Solid R (+37.6) · D 30.8% · R 68.4%
• 2008→2024 swing: -9.8pp toward R · 2008: -27.8pp · 2024: -37.6pp
• All cycles: 2024: R+37.6 2020: R+34.1 2016: R+32.4 2012: R+26.4 2008: R+27.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -2.92%
• Current HPI: 207.4672
• Rent YoY: —
• Metro: —
• State GDP YoY: ▲ 4.54%
• F500 in state: 20

Industry mix (Fortune 500 HQ in AZ)

Industry	F500 HQs	Revenue
▸Technology	2	$13B
▸Mining / Metals	1	$23B
▸Environmental Services	1	$16B
▸Metals / Steel	1	$14B
▸Technology Distribution	1	$9B
▸Homebuilding	1	$8B

Price history

+822.6% since first listed

11 events — show timeline

• 2026-02-28 Price Changed $179,900 ARMLS
• 2026-02-02 Listed $185,000 ARMLS
• 2025-11-03 Listing Removed — ARMLS
• 2025-09-04 Price Changed $185,000 ARMLS
• 2025-04-22 Price Changed $190,000 ARMLS
• 2025-04-05 Relisted — ARMLS
• 2025-04-01 Listing Removed — ARMLS
• 2024-12-17 Listing Removed — ARMLS
• 2024-12-03 Price Changed $195,000 ARMLS
• 2024-12-02 Listed $195,000 ARMLS
• 2024-12-02 Listed $19,500 ARMLS