6410 S 7th St · Phoenix, AZ 85042

$250,000

4 bd · 4.0 ba · 1,152 sqft · MultiFamily public records · 59 Days on market

Built 1970

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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 +17.1/30.0
• ARV discount +7.5/15.0
• DSCR +5.3/10.0
• 1% rule +4.6/10.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• Rent growth +1.5/5.0
• Schools +1.0/10.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks MLS

Long term tenants..great investment property in south central location....

Key facts

• Laundry hookups
• 2 parking spots
• Built 1970

Tags

• WELL PERFORMING DUPLEX
• EXCEPTIONAL RENTAL RECORD
• MINI SPLIT A C SYSTEMS
• LAUNDRY HOOKUPS
• LONG TERM STABLE TENANTS
• STRONG CONSISTENT RENTS

Property features AI

Exterior

• Parking: 2 open parking spaces (1 space per unit); 2 total parking spaces
• Utilities: SRP electric service; Public sewer; City franchise water
• Home design: Fee simple ownership; 1 building on the property
• Construction: Wood-frame construction; Painted exterior; Composition roof
• Exterior features: Asphalt road access

Interior

• Kitchen: Free-standing range; Refrigerator
• Bedrooms: 1 bedroom (unit)
• Flooring: Concrete flooring
• Bathrooms: 1 bathroom (unit)
• Heating & cooling: Electric heating; Window/wall cooling unit
• Interior features: No community pool
• Laundry & utility: Washer and dryer included

What this means for you Summary

Snapshot

• This is a 2 × 1-bed/1.0-bath units multifamily listed at $250k.

Deal economics

• At list price, monthly cash flow is $172 ($2k/yr) — positive. Per door: $86/mo.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $240k (3.8% below list).
• Recommended offer: $240k (3.8% below list) — sets the bar for 1% rule.
• Cap rate 7.1% 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.
• Roosevelt Elementary District (4279) (urban): math 8% / reading 14% proficiency, ranked #234 of 249 in AZ (top 94%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: John F Kennedy Elementary School (math 2% / reading 12%, grade F, #1,064 of 1,109 statewide, top 97%, 360 students, 81% FRL); C O Greenfield School (math 8% / reading 14%, grade F, #183 of 218 statewide, top 85%, 481 students, 97% FRL); South Mountain High School (math 7% / reading 15%, grade F, #292 of 381 statewide, top 77%, 2,146 students, 85% FRL) — zoned schools average 87% FRL vs 36% district-wide (52 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents falling (-4.0%/yr); 235 active listings in the ZIP; 23 comparable units currently listed for rent nearby; rentals leasing fast (median 1d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 36,011 units permitted in Maricopa County in 2024 (12,801 in 5+ unit buildings).
• This rent runs 33% of the median local income ($89k/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 $8k 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

• It's been on market 59 days — a 3% lower offer ($242k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 21y 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 $147k; list at $250k implies a 70% gain — meaningful room to come down on a strong offer.

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 $240,500 (3.8% below list)

Questions for the listing agent

1. It's been on market 59 days. Have you received any prior offers? Is the seller open to a 4% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 0.96% ✗
• Cap rate: 7.12%
• Cash-on-cash: 2.95%
• DSCR: 1.13
• GRM: 8.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -15.1%
• Equity multiple: 0.48×
• Total profit: $-36,551
• Equity at exit: $37,276

10-year hold

• IRR: -12.6%
• Equity multiple: 0.36×
• Total profit: $-44,792
• Equity at exit: $21,615

Cash invested: $70,000 (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 85042

• Home prices YoY: -27.7%
• Rents YoY: -4.0%
• Active inventory: 235
• Price-to-rent: 17.3×

Monthly cashflow live

• Estimated rent: $2,405 high
• Mortgage (P&I): −$1,311
• Tax est. 1.5%: −$312 /mo · $3,750/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$505
• Net cashflow: $172

Break-even live

Break-even rent $2,187

Max offer price $250,000

Occupancy floor 88%

Sensitivity live

Price	-10% $345	-5% $259	+0% $172	+5% $86	+10% $-1
Rent	-10% $-18	-5% $77	+0% $172	+5% $267	+10% $362
Rate	-1.0pp $298	-0.5pp $236	base $172	+0.5pp $107	+1.0pp $42

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	1	1	$2,404
Total (2 units)			$2,405

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: $62,500
• Closing costs: $7,500
• Reserves months: —
• Total cash needed: —

Rent comps 23 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
300 E Jessie Owens Pkwy Phoenix, AZ	1.0–3.0	1.0–2.0	916	$1,666	$1.82	0d	1	0.55mi
1224 E Huntington Dr Phoenix, AZ	4.0	2.0	1396	$1,849	$1.32	3d	1	0.71mi
6821 S Montezuma St Phoenix, AZ	3.0–4.0	2.5	1286	$2,295	$1.78	0d	11	0.74mi
1216 E Graham Trl Phoenix, AZ	4.0	2.5	1420	$1,900	$1.34	0d	1	0.82mi
1216 E Graham Trl Phoenix, AZ	4.0	2.5	1420	$1,900	$1.34	7d	1	0.82mi
1417 E Irwin Ave Phoenix, AZ	3.0	2.0	1408	$1,980	$1.41	13d	1	0.91mi
1417 E Irwin Ave Phoenix, AZ	3.0	2.0	1408	$1,985	$1.41	20d	1	0.91mi
358 E Roeser Rd Phoenix, AZ	3.0	1.0–2.0	698	$1,995	$2.86	0d	5	0.91mi
1516 E Bowker St Phoenix, AZ	3.0	2.0	1454	$2,145	$1.48	3d	1	1.15mi
1516 E Bowker St Phoenix, AZ	3.0	2.0	1454	$2,095	$1.44	0d	1	1.15mi
1016 W Lydia Ln Phoenix, AZ	3.0	2.0	1263	$1,875	$1.48	13d	1	1.19mi
105 W Latona Rd Phoenix, AZ	3.0	2.5	1499	$2,350	$1.57	0d	1	1.22mi
916 W Carter Rd Phoenix, AZ	3.0	2.0	1350	$2,199	$1.63	16d	1	1.22mi
6614 S 10th Dr Phoenix, AZ	3.0	2.0	1347	$2,200	$1.63	18d	1	1.23mi
6055 S 11th Ave Phoenix, AZ	2.0–3.0	1.0–2.0	956	$1,600	$1.67	0d	7	1.24mi
136 W Latona Rd Phoenix, AZ	3.0	2.5	1499	$2,350	$1.57	0d	1	1.26mi
8350 S Central Ave Phoenix, AZ	2.0–4.0	1.5–2.5	1167	$2,345	$2.01	0d	8	1.27mi
915 W Bowker St Phoenix, AZ	3.0	2.0	1455	$1,850	$1.27	0d	1	1.27mi
207 W Latona Rd Phoenix, AZ	3.0	2.0	1319	$2,205	$1.67	3d	1	1.31mi
5926 S 12th Ln Phoenix, AZ	4.0	2.0	1470	$2,695	$1.83	26d	1	1.36mi
5636 S 12th Ln Phoenix, AZ	4.0	2.0	1470	$2,695	$1.83	0d	1	1.41mi
8017 S 6th Dr Phoenix, AZ	3.0	2.0	1361	$2,299	$1.69	0d	1	1.41mi
825 E Euclid Ave Phoenix, AZ	2.0–3.0	2.0–2.5	1278	$2,815	$2.20	0d	35	1.47mi

Listing history 13 events

1. 2026-05-05
   status Pending
2. 2026-04-28
   status Active
3. 2026-04-17
   status Pending
4. 2026-03-13
   status Active
5. 2026-03-08
   historical Under Contract Accepting Backups
6. 2026-02-23
   listed $250,000 Active
7. 2020-08-31
   soldstatus $147,000
8. 2006-03-28
   soldstatus $143,000
9. 2006-02-13
   soldstatus $143,000 74-char remark

   Show marketing remark (74 chars)

   Long term tenants..great investment property in south central location....

10. 2006-01-07
    historical 74-char remark

    Show marketing remark (74 chars)

    Long term tenants..great investment property in south central location....

11. 2005-07-14
    listed $159,900 74-char remark

    Show marketing remark (74 chars)

    Long term tenants..great investment property in south central location....

12. 2000-11-06
    soldstatus $65,000
13. 1982-04-20
    soldstatus $225,000

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥111°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: $28,860
• − Mortgage interest: −$14,004
• − Property taxes: −$3,750
• − Insurance: −$1,250
• − Repairs & maintenance: −$2,309
• − Management: −$2,309
• − Depreciation: −$7,273
• Taxable loss: −$2,034
• Est. tax savings @ 24.0%: +$488
• After-tax cash flow: $2,555/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: Roosevelt Elementary District (4279)
• NCES district ID: 0407080
• Math proficiency: 8% ▼ -13.00%
• Reading proficiency: 14% ▼ -8.00%
• Median HH income: $42,813
• Composite: 9.74/100
• National rank: #9829
• State rank: #234 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): 45,903
• Household income: $88,717
• Rent vs Own: 32.4% rent · 67.6% own
• Severe rent burden: 1624.0

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: Diverse neighborhood (Simpson 0.66)
• Race & ethnicity: Hispanic / Latino 50% Two or more races 29% White 25% Black 14% Asian 4% Native American 2% Pacific Islander 1%
• Hispanic origin (detail): Mexican 45%
• Common ancestry: Romanian 1% Lithuanian 1% Italian 1%
• Foreign-born: 17% · Canada, China, Vietnam
• Languages at home: 65% English-only · Spanish 29% Other Asian/Pacific 1% Other Indo-European 1%

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: ▼ -122.03%
• Current HPI: 318.0601
• Rent YoY: ▼ -4.00%
• 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

+11.1% since first listed

13 events — show timeline

• 2026-05-05 Pending — ARMLS
• 2026-04-28 Relisted — ARMLS
• 2026-04-17 Pending — ARMLS
• 2026-03-13 Relisted — ARMLS
• 2026-03-08 Contingent — ARMLS
• 2026-02-23 Listed $250,000 ARMLS
• 2020-08-31 Sold (Public Records) $147,000 Public Records
• 2006-03-28 Sold (Public Records) $143,000 Public Records
• 2006-02-13 Sold (MLS) $143,000 ARMLS
• 2006-01-07 Listing Removed — ARMLS
• 2005-07-14 Listed $159,900 ARMLS
• 2000-11-06 Sold (Public Records) $65,000 Public Records
• 1982-04-20 Sold (Public Records) $225,000 Public Records

Property tax history

-4.5%/yr

Latest (2025): $487 · +2.7% YoY. Source: county tax records.