2842 W Pima St · Phoenix, AZ 85009

$230,000

4 bd · 2.0 ba · 1,808 sqft · SingleFamily public records · 1 Days on market

Built 2006 0.40 ac lot Est $291k · 21% under

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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 +13.4/30.0
• DSCR +4.0/10.0
• Livability +3.8/5.0
• 1% rule +2.9/10.0
• Condition / age +2.5/5.0
• Schools +1.1/10.0
• Rent growth +1.0/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

AN EXTRAORDINARY VALUE THIS 1580sq HOME WITH 4BR/2BATH*NICE FRONT PORCH*HUGE LIVING ROOM*LARGE EATING KITCHEN*NICE MASTER BEDROOM W/WALK-IN CLOSETS*LARGE COVER PATIO*HUGE LOT W/BLOCK FENCE AND RV GATE. AT FULL PRICE OFFER SELLER WILL PAY UP TO $6,000.00 FOR CLOSING $6,000.00 FOR CLOSING $6,000.00 FOR CLOSING $6,000.00 FOR CLOSING PLUS A NEW REFRIGERATOR,STOVE,WASHER AND DRYER.

Key facts

• 0.4 acre lot
• 2 garage spots
• Built 2006

Property features AI

Finance

• Other: Lot size about 17,511 (assessor)
• Financial info: Current financing: Private
• HOA & community: No association fees

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; Composition roof
• Exterior features: Block fencing; Dirt front yard

Interior

• Kitchen: Dishwasher; Eat-in kitchen
• Bedrooms: Up to 4 bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating; Central air conditioning
• Interior features: Eat-in kitchen; Full bathroom in primary bedroom; Dishwasher

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $230k.

Deal economics

• At list price, monthly cash flow is $4 ($54/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 $181k (21.3% below list).
• Recommended offer: $181k (21.3% below list) — sets the bar for 1% rule.
• Cap rate 6.3% vs local median 3.3% in Phoenix — 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 75/100 on livability (#16 in AZ, #3,924 nationally) — a middle-class / working-renter tenant base. Strengths: amenities A+, commute A+, housing A+; Watch: health & safety C-, crime F.
• Phoenix Union High School District (4286) (urban): math 10% / reading 15% proficiency, ranked #224 of 249 in AZ (top 90%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Central High School (math 13% / reading 16%, grade F, #267 of 381 statewide, top 72%, 1,901 students, 92% FRL).
• Market conditions: Rents falling (-6.0%/yr); 107 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals leasing fast (median 2d on market — plan ~1-2 weeks tenant-placement turnaround); 36,011 units permitted in Maricopa County in 2024 (12,801 in 5+ unit buildings).
• This rent runs 42% of the median local income ($52k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.
• Maricopa County population projected at +38% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 20y 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

• Climate carrying-cost: extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $181,093 (21.3% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
3. 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?
4. 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.
5. 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.
6. 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: 6.32%
• Cash-on-cash: 0.08%
• DSCR: 1.00
• GRM: 10.6

CMA / ARV

• ARV (on-the-fly): $291,088
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1410 S 24th Ave	0.59mi	4/2.0	1,874 (+4%)	10mo	$325,000	$173	57
2445 W Yuma St	0.49mi	3/2.0 (-1)	1,860 (+3%)	13mo	$300,000	$161	57
2324 W Maricopa St	0.73mi	3/2.0 (-1)	1,624 (-10%)	10mo	$242,000	$149	35

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

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -19.3%
• Equity multiple: 0.34×
• Total profit: $-42,366
• Equity at exit: $34,294

10-year hold

• IRR: -18.9%
• Equity multiple: 0.11×
• Total profit: $-57,332
• Equity at exit: $19,886

Cash invested: $64,400 (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 85009

• Home prices YoY: -29.7%
• Rents YoY: -6.0%
• Active inventory: 107
• Price-to-rent: 10.6×

Monthly cashflow live

• Estimated rent: $1,811 medium
• Mortgage (P&I): −$1,206
• Tax from tax record: −$124 /mo · $1,490/yr
• Insurance: −$96
• HOA: −$0
• Vacancy / Maint / Mgmt: −$380
• Net cashflow: $4

Break-even live

Break-even rent $1,805

Max offer price $230,000

Occupancy floor 95%

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: $57,500
• Closing costs: $6,900
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2135 W Hadley St Unit 2 Phoenix, AZ	3.0	1.0	1682	$1,800	$1.07	1d	1	0.97mi
2524 W Jefferson St Phoenix, AZ	4.0	2.0	1421	$1,295	$0.91	1d	1	1.07mi
121 S 21st Ave Phoenix, AZ	3.0	1.0	1350	$2,200	$1.63	1d	1	1.33mi
2029 W Adams St Phoenix, AZ	3.0	2.0	1609	$2,000	$1.24	1d	1	1.49mi

Listing history 1 events

1. 2026-06-13
   listed $230,000 Pending 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: $1,490 · $124/mo
• Projected year-2 tax: $1,518 · $126/mo
• Expected delta: +$28/yr (+$2/mo · 1.9%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥112°F today · 19 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,731
• − Mortgage interest: −$12,884
• − Property taxes: −$1,490
• − Insurance: −$1,150
• − Repairs & maintenance: −$1,738
• − Management: −$1,738
• − Depreciation: −$6,691
• Taxable loss: −$3,961
• Est. tax savings @ 24.0%: +$951
• After-tax cash flow: $1,004/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: Phoenix Union High School District (4286)
• NCES district ID: 0406330
• Math proficiency: 10% ▼ -27.00%
• Reading proficiency: 15% ▼ -18.00%
• Median HH income: $39,055
• Composite: 10.63/100
• National rank: #9773
• State rank: #224 of 249 in AZ

Livability — Phoenix

• Score: 75/100
• State rank: #16
• US rank: #3924

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Phoenix, AZ
• County: Maricopa County · 4,537,380 people
• City population: 1,500,198
• Metro: Phoenix-Mesa-Chandler, AZ
• Population (ZIP): 52,064
• Household income: $52,054
• Rent vs Own: 48.9% rent · 51.1% own
• Severe rent burden: 2121.0

Population outlook (Maricopa County) Hauer SSP2

• Today (2025): 4,979,203 people
• By 2030: 5,378,229 · +8.0%
• By 2040: 6,156,598 · +23.6%
• By 2050: 6,872,376 · +38.0%
• By 2075: 8,401,270 · +68.7%
• By 2100: 9,247,439 · +85.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Hispanic (81%)
• Race & ethnicity: Hispanic / Latino 81% Two or more races 34% White 9% Black 5% Native American 3%
• Hispanic origin (detail): Mexican 73%
• Foreign-born: 32% · Canada
• Languages at home: 31% English-only · Spanish 67%

Political lean MEDSL · Maricopa

• 2024 margin: Toss-up / Even · D 47.7% · R 51.2% · Other 1.1%
• 2008→2024 swing: +7.1pp toward D · 2008: -10.6pp · 2024: -3.5pp
• All cycles: 2024: R+3.5 2020: D+2.2 2016: R+3.5 2012: R+12.0 2008: R+10.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -172.78%
• Current HPI: 409.6161
• Rent YoY: ▼ -5.98%
• 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

+641.9% since first listed

10 events — show timeline

• 2026-06-10 Pending — ARMLS
• 2026-06-09 Listed $230,000 ARMLS
• 2007-09-05 Sold (Public Records) $220,000 Public Records
• 2007-09-05 Sold (Public Records) $220,000 Public Records
• 2007-09-05 Sold (MLS) $225,000 ARMLS
• 2007-09-05 Listing Removed — ARMLS
• 2007-05-07 Listed $249,900 ARMLS
• 2007-04-25 Listing Removed — ARMLS
• 2006-12-12 Listed $249,900 ARMLS
• 1979-04-03 Sold (Public Records) $31,000 Public Records

Property tax history

+1.2%/yr

Latest (2025): $1,490 · -1.4% YoY. Source: county tax records.