41 S Main St · Pima, AZ 85543

$240,000

3 bd · 2.5 ba · 1,944 sqft · SingleFamily public records · 331 Days on market

Built 1948 0.55 ac lot $123/sqft · 20% below area Est $300k · 20% under

---

Why this score? — see what drove the C 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 +14.5/30.0
• Appreciation +10.0/10.0
• DSCR +4.4/10.0
• Livability +3.0/5.0
• 1% rule +2.9/10.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

So much charm in this family home. Coved ceilings and hardwood floors are just a few. With just a little bit of updates you can bring the modern conveniences into the uniqueness of this craftsman styled home. This home sits on over half of an acre with storage on site. Bring your ideas and make this home your very own.

Key facts

• Storage on site
• Coved ceilings
• Hardwood floors

Tags

• COVED CEILINGS
• HARDWOOD FLOORS
• CRAFTSMAN STYLED HOME
• OVER HALF OF AN ACRE
• STORAGE ON SITE

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $240k.

Deal economics

• At list price, monthly cash flow is $-131 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $217k (9.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $190k (20.8% below list).
• Recommended offer: $190k (20.8% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 60/100 on livability (#175 in AZ) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A-; Watch: schools D-, amenities F, commute F.
• Pima Unified District (4220) (town): math 28% / reading 34% proficiency, ranked #107 of 249 in AZ (top 43%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 13 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 137 units permitted in Graham County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $26k of equity ($2k loan paydown + $24k appreciation (10.0% local appreciation)).
• Graham County population projected at +7% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• By year 2, paydown + projected appreciation supports a ~$41k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 331 days — a 12% lower offer ($211k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $35k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $139k; list at $240k implies a 73% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $186/mo; built in 1948 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: in FEMA flood zone AO (mandatory federal flood insurance); moderate wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $190,000 (20.8% 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. It's been on market 331 days. Have you received any prior offers? Is the seller open to a 21% concession, seller financing, or rate buy-down credit?
3. Built in 1948 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 0.79% ✗
• Cap rate: 6.57%
• Cash-on-cash: 0.98%
• DSCR: 1.04
• GRM: 10.5

CMA / ARV

• ARV (median comp): $300,160
• List price: $240,000
• Delta: -20.04%
• Verdict: UNDERPRICED
• Comps: 13 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
41 S Main St	0.00mi	3/2.5	1,944 (0%)	1mo	$215,000	$111	100
131 W 450 S	0.57mi	3/2.0	1,656 (-15%)	12mo	$320,000	$193	37

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

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 22.6%
• Equity multiple: 2.82×
• Total profit: $122,357
• Equity at exit: $216,211

10-year hold

• IRR: 20.2%
• Equity multiple: 6.46×
• Total profit: $366,926
• Equity at exit: $466,267

Cash invested: $67,200 (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 85543

• Home prices YoY: 6.6%
• Active inventory: 13
• Price-to-rent: 10.5×

Monthly cashflow live

• Estimated rent: $1,900 medium
• Mortgage (P&I): −$1,259
• Tax from tax record: −$88 /mo · $1,054/yr
• Insurance: −$100
• Flood insurance flood zone: −$186 /mo · $2,232/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$399
• Net cashflow: $-131

Break-even live

Break-even rent $2,066

Max offer price $216,797

Occupancy floor —

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: $60,000
• Closing costs: $7,200
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
526 Heritage Cir Pima, AZ	3.0	2.0	1560	$1,900	$1.22	43d	1	0.60mi

Listing history 10 events

1. 2026-05-07
   status Pending 323-char remark

   Show marketing remark (323 chars)

   So much charm in this family home. Coved ceilings and hardwood floors are just a few. With just a little bit of updates you can bring the modern conveniences into the uniqueness of this craftsman styled home. This home sits on over half of an acre with storage on site. Bring your ideas and make this home your very own.

2. 2026-02-03
   price $240,000 323-char remark

   Show marketing remark (323 chars)

   So much charm in this family home. Coved ceilings and hardwood floors are just a few. With just a little bit of updates you can bring the modern conveniences into the uniqueness of this craftsman styled home. This home sits on over half of an acre with storage on site. Bring your ideas and make this home your very own.

3. 2025-10-17
   status Active 323-char remark

   Show marketing remark (323 chars)

   So much charm in this family home. Coved ceilings and hardwood floors are just a few. With just a little bit of updates you can bring the modern conveniences into the uniqueness of this craftsman styled home. This home sits on over half of an acre with storage on site. Bring your ideas and make this home your very own.

4. 2025-10-16
   historical Active Contingent 323-char remark

   Show marketing remark (323 chars)

   So much charm in this family home. Coved ceilings and hardwood floors are just a few. With just a little bit of updates you can bring the modern conveniences into the uniqueness of this craftsman styled home. This home sits on over half of an acre with storage on site. Bring your ideas and make this home your very own.

5. 2025-10-03
   status Active 323-char remark

   Show marketing remark (323 chars)

   So much charm in this family home. Coved ceilings and hardwood floors are just a few. With just a little bit of updates you can bring the modern conveniences into the uniqueness of this craftsman styled home. This home sits on over half of an acre with storage on site. Bring your ideas and make this home your very own.

6. 2025-09-22
   historical Active Contingent 323-char remark

   Show marketing remark (323 chars)

   So much charm in this family home. Coved ceilings and hardwood floors are just a few. With just a little bit of updates you can bring the modern conveniences into the uniqueness of this craftsman styled home. This home sits on over half of an acre with storage on site. Bring your ideas and make this home your very own.

7. 2025-07-14
   price $250,000 323-char remark

   Show marketing remark (323 chars)

   So much charm in this family home. Coved ceilings and hardwood floors are just a few. With just a little bit of updates you can bring the modern conveniences into the uniqueness of this craftsman styled home. This home sits on over half of an acre with storage on site. Bring your ideas and make this home your very own.

8. 2025-06-09
   listed $275,000 Active 323-char remark

   Show marketing remark (323 chars)

   So much charm in this family home. Coved ceilings and hardwood floors are just a few. With just a little bit of updates you can bring the modern conveniences into the uniqueness of this craftsman styled home. This home sits on over half of an acre with storage on site. Bring your ideas and make this home your very own.

9. 2009-09-16
   soldstatus $139,000
10. 2006-12-14
    soldstatus $140,000

ⓘ 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: $1,054 · $88/mo
• Projected year-2 tax: $1,584 · $132/mo
• Expected delta: +$530/yr (+$44/mo · 50.3%)

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

Climate risk First Street

• 🌊 Flood 8/10 Severe FEMA zone AO · 99% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥103°F today · 20 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: $22,800
• − Mortgage interest: −$13,444
• − Property taxes: −$1,054
• − Insurance: −$3,432
• − Repairs & maintenance: −$1,824
• − Management: −$1,824
• − Depreciation: −$6,982
• Taxable loss: −$5,759
• Est. tax savings @ 24.0%: +$1,382
• After-tax cash flow: $-194/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: Pima Unified District (4220)
• NCES district ID: 0406440
• Math proficiency: 28% ▬ 0.00%
• Reading proficiency: 34% ▬ 0.00%
• Median HH income: $45,541
• Composite: 26.59/100
• National rank: #7180
• State rank: #107 of 249 in AZ

Livability — Pima

• Score: 60/100
• State rank: #175
• US rank: #18936

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Pima, AZ
• Population (ZIP): 4,878

Population outlook (Graham County) Hauer SSP2

• Today (2025): 38,473 people
• By 2030: 38,805 · +0.9%
• By 2040: 39,728 · +3.3%
• By 2050: 41,005 · +6.6%
• By 2075: 43,529 · +13.1%
• By 2100: 42,097 · +9.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (77%)
• Race & ethnicity: White 77% Hispanic / Latino 16% Two or more races 12% Native American 3%
• Hispanic origin (detail): Mexican 15%
• Common ancestry: Lithuanian 2% Serbian 2% Portuguese 1%
• Foreign-born: 1% · Canada
• Languages at home: 91% English-only · Spanish 6% French/Haitian/Cajun 1% Tagalog/Filipino 1%

Political lean MEDSL · Graham

• 2024 margin: Solid R (+48.1) · D 25.5% · R 73.6%
• 2008→2024 swing: -7.4pp toward R · 2008: -40.7pp · 2024: -48.1pp
• All cycles: 2024: R+48.1 2020: R+44.8 2016: R+39.6 2012: R+37.7 2008: R+40.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 19.10%
• Current HPI: 309.1354
• 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

+71.4% since first listed

10 events — show timeline

• 2026-05-07 Pending — MLSSAZ
• 2026-02-03 Price Changed $240,000 MLSSAZ
• 2025-10-17 Relisted — MLSSAZ
• 2025-10-16 Contingent — MLSSAZ
• 2025-10-03 Relisted — MLSSAZ
• 2025-09-22 Contingent — MLSSAZ
• 2025-07-14 Price Changed $250,000 MLSSAZ
• 2025-06-09 Listed $275,000 MLSSAZ
• 2009-09-16 Sold (Public Records) $139,000 Public Records
• 2006-12-14 Sold (Public Records) $140,000 Public Records

Property tax history

+1.5%/yr

Latest (2025): $1,054 · +11.7% YoY. Source: county tax records.