20470 N Tammy St · Maricopa, AZ 85138

$300,000

4 bd · 3.0 ba · 2,528 sqft · SingleFamily public records · 1 Days on market

Built 2007 5,298 sqft lot Est $397k · 24% under $65/mo HOA · 3% of rent

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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).

• ARV discount +15.0/15.0
• Cash flow +11.5/30.0
• Appreciation +4.6/10.0
• Livability +3.6/5.0
• DSCR +3.4/10.0
• 1% rule +2.9/10.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0

Listing remarks MLS

Welcome to this beautiful two-story home. Highly desirable floor plan features a ground-floor bedroom and full bathroom, perfect for guests, multi-generational living, or a private home office. Nestled on a premium cul-de-sac lot, this property offers privacy, minimal traffic, and a spacious setting ideal for everyday living. The main living areas are open and inviting, showcasing granite countertops, espresso cabinetry, and a functional kitchen layout that flows seamlessly into the living and dining spaces. Large backyard perfect for a pool. This Home is a MUST SEE and WON'T LAST!!!

Key facts

• Full bathroom
• Espresso cabinetry
• Expansive backyard

Tags

• GROUND-FLOOR BEDROOM
• FULL BATHROOM
• PREMIUM CUL-DE-SAC LOT
• EXPANSIVE BACKYARD
• GRANITE COUNTERTOPS
• ESPRESSO CABINETRY

Property features AI

Finance

• Financial info: Current financing: Private
• HOA & community: Community association present; Association fee $65 monthly; Association covers grounds maintenance and trash; Community amenities include lake, playground, and biking/walking path

Exterior

• Parking: 2 covered parking spaces; 2-car garage
• Utilities: City water; Public sewer
• Home design: Single family residence; Fee simple ownership
• Construction: Stucco and wood frame construction; Tile roof
• Exterior features: Balcony; Sprinklers in front and rear; Corner lot; Desert front and back landscaping; Block fencing

Interior

• Kitchen: Kitchen island; Pantry; Eat-in kitchen; Breakfast bar; Refrigerator; Dishwasher; Disposal
• Bedrooms: Up to 4 bedrooms (possible)
• Flooring: Carpet; Tile
• Bathrooms: 3 full bathrooms; Double vanity in bathroom; Separate shower and tub; Tub with jets
• Heating & cooling: Natural gas heating; Central air; Ceiling fans; Multi-zone cooling/heating
• Interior features: High-speed internet; Double vanity; Upstairs area; Eat-in kitchen; Breakfast bar; 9+ foot flat ceilings; Kitchen island; Pantry; Primary bedroom with full bath; Separate shower and tub; Tub with jets; Solar screens; Dual-pane windows; Multi-zone energy systems
• Laundry & utility: Has heating and cooling systems

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $300k.

Deal economics

• At list price, monthly cash flow is $-97 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $283k (5.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $236k (21.3% below list).
• Recommended offer: $236k (21.3% below list) — sets the bar for 1% rule.
• Cap rate 5.9% vs local median 3.7% in Maricopa — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 72/100 on livability (#28 in AZ) — a middle-class / working-renter tenant base. Strengths: housing A+, employment A-, crime B+; Watch: amenities F, commute F, health & safety F.
• Maricopa Unified School District (4441) (town): math 20% / reading 29% proficiency, ranked #128 of 249 in AZ (top 51%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Pima Butte Elementary School (math 42% / reading 49%, grade D-, #333 of 1,109 statewide, top 30%, 428 students, 40% FRL); Maricopa Wells Middle School (math 13% / reading 23%, grade F, #143 of 218 statewide, top 66%, 934 students, 57% FRL); Maricopa High School (math 12% / reading 19%, grade F, #262 of 381 statewide, top 69%, 2,188 students, 46% FRL) — zoned schools at 48% FRL track the district average.
• Market conditions: Rents rising (+1.8%/yr); 862 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 19d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 9,504 units permitted in Pinal County in 2024 (776 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-0.9%/yr); year-one equity from $2k of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 7 sale attempts since 19y 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.
• Current owner paid $218k; 38% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $236,114 (21.3% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
5. 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?
6. 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.
7. 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.
8. 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: 0.79% ✗
• Cap rate: 5.91%
• Cash-on-cash: -1.38%
• DSCR: 0.94
• GRM: 10.6

CMA / ARV

• ARV (on-the-fly): $396,896
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
20470 N Tammy St	0.00mi	4/3.0	2,529 (0%)	3mo	$217,500	$86	98
41285 W Pryor Ln	0.13mi	4/2.5	2,482 (-2%)	2mo	$358,750	$145	88
20475 N Herbert Ave	0.18mi	3/2.5 (-1)	2,530 (+0%)	3mo	$300,000	$119	82
41623 W Springtime Rd	0.42mi	3/3.0 (-1)	2,605 (+3%)	1mo	$440,000	$169	69
41709 W Springtime Rd	0.43mi	3/2.5 (-1)	2,435 (-4%)	2mo	$540,000	$222	65
21388 N Liles Ln	0.58mi	4/3.0	2,655 (+5%)	1mo	$416,000	$157	64
20745 N Verbena Ln	0.38mi	3/2.5 (-1)	2,700 (+7%)	3mo	$655,000	$243	62
41413 W Novak Ln	0.22mi	3/2.5 (-1)	2,192 (-13%)	0mo	$325,000	$148	61
40954 W Brandt Dr	0.32mi	3/2.0 (-1)	2,263 (-10%)	1mo	$398,000	$176	58
41744 W Cribbage Rd	0.47mi	3/2.5 (-1)	2,325 (-8%)	3mo	$624,900	$269	55
40871 W Thornberry Ln	0.54mi	4/2.5	2,276 (-10%)	2mo	$310,000	$136	54
21046 N Madeline St	0.50mi	4/2.5	2,151 (-15%)	0mo	$315,000	$146	50

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

Projected returns pro-forma

-0.89% appreciation · 1.78% rent growth · sell at horizon

5-year hold

• IRR: -8.3%
• Equity multiple: 0.64×
• Total profit: $-30,127
• Equity at exit: $74,037

10-year hold

• IRR: -2.6%
• Equity multiple: 0.76×
• Total profit: $-19,757
• Equity at exit: $79,133

Cash invested: $84,000 (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 85138

• Home prices YoY: -0.3%
• Rents YoY: 1.8%
• Active inventory: 862
• Price-to-rent: 10.6×

Monthly cashflow live

• Estimated rent: $2,361 high
• Mortgage (P&I): −$1,573
• Tax from tax record: −$199 /mo · $2,386/yr
• Insurance: −$125
• HOA: −$65
• Vacancy / Maint / Mgmt: −$496
• Net cashflow: $-97

Break-even live

Break-even rent $2,484

Max offer price $282,899

Occupancy floor 99%

Sensitivity live

Price	-10% $73	-5% $-12	+0% $-97	+5% $-182	+10% $-267
Rent	-10% $-283	-5% $-190	+0% $-97	+5% $-4	+10% $90
Rate	-1.0pp $54	-0.5pp $-21	base $-97	+0.5pp $-175	+1.0pp $-254

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: $75,000
• Closing costs: $9,000
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
41057 W Ganley Way Maricopa, AZ	4.0	2.5	1908	$1,925	$1.01	0d	1	0.31mi
40907 W Robbins Dr Maricopa, AZ	4.0	2.0	1891	$1,749	$0.92	23d	1	0.43mi
41209 W Hayden Dr Maricopa, AZ	4.0	3.0	2837	$3,500	$1.23	45d	1	0.47mi
41334 W Hayden Dr Maricopa, AZ	3.0	2.0	2150	$1,689	$0.79	45d	1	0.48mi
21357 N Liles Ln Maricopa, AZ	4.0	3.0	2635	$2,300	$0.87	13d	1	0.55mi
19488 N Falcon Ln Maricopa, AZ	4.0	3.0	1836	$2,300	$1.25	13d	1	0.64mi
40893 W Bedford Dr Maricopa, AZ	5.0	3.0	2748	$2,750	$1.00	7d	1	0.69mi
40481 W Jenna Ln Maricopa, AZ	4.0	2.0	1819	$1,785	$0.98	0d	1	0.75mi
41192 W Rio Bravo Dr Maricopa, AZ	3.0	2.5	1774	$1,789	$1.01	21d	1	0.76mi
21657 N Dietz Dr Maricopa, AZ	4.0	2.0	2151	$1,899	$0.88	45d	1	0.76mi
40174 W Brandt Dr Maricopa, AZ	3.0	2.0	2115	$1,849	$0.87	6d	1	0.78mi
42187 W Chisholm Dr Maricopa, AZ	3.0	2.0	2312	$5,500	$2.38	45d	1	0.82mi
21619 N Van Loo Dr Maricopa, AZ	3.0	2.0	1938	$3,500	$1.81	5d	1	0.84mi
42376 W Chisholm Dr Maricopa, AZ	3.0	2.0	2312	$2,000	$0.87	7d	1	0.90mi
41298 W Parkhill Dr Maricopa, AZ	4.0	2.5	2037	$2,000	$0.98	45d	1	0.91mi
20791 N Grantham Rd Maricopa, AZ	5.0	3.0	3266	$2,675	$0.82	7d	1	0.96mi
40010 W Thornberry Ln Maricopa, AZ	3.0	2.5	2157	$1,795	$0.83	45d	1	0.98mi
43205 W Roth Rd Maricopa, AZ	4.0	2.0	2216	$2,100	$0.95	12d	1	1.10mi
43205 W Roth Rd Maricopa, AZ	4.0	2.0	2215	$2,200	$0.99	45d	1	1.10mi
42735 W Arizona Ave Maricopa, AZ	5.0	3.0	3735	$2,495	$0.67	0d	1	1.12mi
21061 N Bustos Way Maricopa, AZ	3.0	2.0	1907	$1,749	$0.92	45d	1	1.13mi
40515 W Chambers Dr Maricopa, AZ	4.0	3.0	1978	$1,795	$0.91	16d	1	1.16mi
43207 W Lindgren Dr Maricopa, AZ	3.0	2.0	1907	$1,699	$0.89	45d	1	1.17mi
43332 W Griffis Dr Maricopa, AZ	4.0	2.0	2235	$4,200	$1.88	45d	1	1.18mi
19696 N Madison Dr Maricopa, AZ	4.0	2.5	2219	$3,400	$1.53	26d	1	1.19mi
43223 W Neely Dr Maricopa, AZ	4.0	2.0	2223	$2,900	$1.30	18d	1	1.20mi
41177 W Lucera Ln Maricopa, AZ	3.0	2.0	1838	$1,875	$1.02	7d	1	1.24mi
22427 N Vanderveen Way Maricopa, AZ	3.0	2.5	2855	$1,936	$0.68	7d	1	1.25mi
43368 W Palmen Dr Maricopa, AZ	4.0	2.5	2200	$1,889	$0.86	45d	1	1.26mi
22306 N Van Loo Dr Maricopa, AZ	3.0	2.0	1918	$2,100	$1.09	6d	1	1.26mi
42309 W Desert Fairways Dr Maricopa, AZ	5.0	3.0	1913	$1,899	$0.99	3d	1	1.27mi
41342 W Capistrano Dr Maricopa, AZ	3.0	2.5	2201	$1,800	$0.82	7d	1	1.27mi
40915 W Agave Rd Maricopa, AZ	4.0	2.5	2152	$2,100	$0.98	45d	1	1.27mi
40785 W Agave Rd Maricopa, AZ	3.0	2.0	1902	$1,999	$1.05	45d	1	1.29mi
22427 N Van Loo Dr Maricopa, AZ	3.0	2.0	2314	$1,735	$0.75	0d	1	1.30mi
22427 N Van Loo Dr Maricopa, AZ	3.0	2.0	2314	$1,790	$0.77	7d	1	1.30mi
19053 N Wilson St Unit 1545785P Maricopa, AZ	5.0	3.0	3239	$4,438	$1.37	18d	1	1.30mi
22463 N Dietz Dr Maricopa, AZ	3.0	2.0	1824	$2,000	$1.10	26d	1	1.31mi
43531 W Oster Dr Maricopa, AZ	5.0	3.0	2494	$1,900	$0.76	26d	1	1.33mi
22499 N Dietz Dr Maricopa, AZ	3.0	2.0	2130	$3,600	$1.69	3d	1	1.33mi

HOA detail

• Monthly dues: $65 · $780/yr
• Likely covers: pool

Listing history 2 events

1. 2026-06-21
   remarks 699-char remark
2. 2026-06-21
   listed $300,000 Active 1 DOM

ⓘ 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: $2,386 · $199/mo
• Projected year-2 tax: $2,386 · $199/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (unshaded) · 17% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 Heat 9/10 Extreme 7 d/yr ≥114°F today · 18 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $28,334
• − Mortgage interest: −$16,805
• − Property taxes: −$2,386
• − Insurance: −$1,500
• − Repairs & maintenance: −$2,267
• − Management: −$2,267
• − HOA: −$780
• − Depreciation: −$8,727
• Taxable loss: −$6,398
• Est. tax savings @ 24.0%: +$1,536
• After-tax cash flow: $374/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.

Schools (NCES district)

• District: Maricopa Unified School District (4441)
• NCES district ID: 0404720
• Math proficiency: 20% ▼ -18.00%
• Reading proficiency: 29% ▼ -9.00%
• Median HH income: $63,725
• Composite: 22.92/100
• National rank: #7993
• State rank: #128 of 249 in AZ

Livability — Maricopa

• Score: 72/100
• State rank: #28
• US rank: #5943

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Maricopa, AZ
• County: Pinal County · 399,947 people
• City population: 76,044
• Metro: Phoenix-Mesa-Chandler, AZ
• Population (ZIP): 55,260
• Household income: $95,867
• Rent vs Own: 17.7% rent · 82.3% own
• Severe rent burden: 432.0

Population outlook (Pinal County) Hauer SSP2

• Today (2025): 437,574 people
• By 2030: 446,903 · +2.1%
• By 2040: 452,589 · +3.4%
• By 2050: 444,126 · +1.5%
• By 2075: 430,300 · -1.7%
• By 2100: 393,536 · -10.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.69)
• Race & ethnicity: White 45% Hispanic / Latino 30% Two or more races 17% Black 13% Native American 3% Asian 3% Pacific Islander 1%
• Hispanic origin (detail): Mexican 26% Puerto Rican 1%
• Common ancestry: Lithuanian 2% Romanian 2% Italian 2%
• Foreign-born: 10% · Canada
• Languages at home: 79% English-only · Spanish 16% Other Asian/Pacific 1% Other Indo-European 1%

Political lean MEDSL · Pinal

• 2024 margin: Strong R (+22.1) · D 38.5% · R 60.6%
• 2008→2024 swing: -7.6pp toward R · 2008: -14.5pp · 2024: -22.1pp
• All cycles: 2024: R+22.1 2020: R+17.3 2016: R+19.3 2012: R+17.1 2008: R+14.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -0.89%
• Current HPI: 258.1461
• Rent YoY: ▲ 1.78%
• Metro: Phoenix-Mesa-Chandler, AZ
• 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

-99.1% since first listed

19 events — show timeline

• 2026-06-20 Listed $300,000 ARMLS
• 2026-04-10 Sold (Public Records) $217,500 Public Records
• 2026-03-31 Sold (MLS) $217,500 ARMLS
• 2026-03-28 Pending — ARMLS
• 2026-03-16 Listed $250,000 ARMLS
• 2010-04-19 Sold (Public Records) $139,000 Public Records
• 2010-04-16 Sold (MLS) $143,500 ARMLS
• 2010-03-22 Contingent — ARMLS
• 2010-01-01 Listed $149,775 ARMLS
• 2009-12-31 Listing Removed — ARMLS
• 2009-05-29 Listed $149,900 ARMLS
• 2009-02-14 Listing Removed — ARMLS
• 2008-11-03 Listed $179,990 ARMLS
• 2008-07-30 Listing Removed — ARMLS
• 2008-07-28 Listed $209,900 ARMLS
• 2007-08-28 Sold (MLS) $231,109 ARMLS
• 2007-07-27 Listing Removed — ARMLS
• 2007-05-29 Listed $231,109 ARMLS
• 2004-11-04 Sold (Public Records) $33,080,895 Public Records

Property tax history

+0.7%/yr

Latest (2025): $2,386 · +3.6% YoY. Source: county tax records.