2545 W Rose Ln Unit A2 · Phoenix, AZ 85017

$130,000

2 bd · 1.0 ba · 850 sqft · Townhouse · 145 Days on market

Built 1963 Est $126k · at est. ↓ 7% since listing

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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 +15.4/30.0
• ARV discount +6.0/15.0
• DSCR +4.7/10.0
• 1% rule +4.2/10.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• Schools +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks

this townhouse is a 2-bedroom 1.5 bath nestled in a quaint location of Phoenix. Backyard does have a small area for entertaining of friends and family.

Key facts

• Parking
• Community pool
• Built 1963

Property features AI

Finance

• Other: Property is in a gated community with transportation services and near a bus stop
• Financial info: Current financing: Other
• HOA & community: Community pool; Association provides roof repair and replacement, insurance, sewer, pest control, grounds maintenance, exterior maintenance, trash and water; Community laundry with coin-op; No visible truck/trailer/RV/boat allowed

Exterior

• Parking: Covered parking for 1; Detached carport; Permit required for parking
• Security: Gated community
• Utilities: City water; Public sewer
• Home design: Townhouse; Co-operative ownership; Attached property
• Construction: Aluminum siding and painted block construction; Composition roof; Building area reported by owner
• Exterior features: Wood fencing; Sprinklers in front and rear; Gravel/stone front; Private maintained road; Asphalt road surface

Interior

• Kitchen: Built-in microwave; Laminate counters; Refrigerator
• Bedrooms: 2 possible bedrooms
• Flooring: Carpet; Tile; Wood
• Bathrooms: 1 full bathroom
• Heating & cooling: Natural gas heating; Central air conditioning
• Interior features: Eat-in kitchen; Laminate countertops; Refrigerator included
• Laundry & utility: No laundry in unit (none listed)

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath townhouse listed at $130k.

Deal economics

• At list price, monthly cash flow is $51 ($609/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 $120k (7.6% below list).
• Recommended offer: $114k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.8% 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.
• Glendale Union High School District (4285) (urban): math 23% / reading 31% proficiency, ranked #130 of 249 in AZ (top 52%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Maryland Elementary School (math 7% / reading 21%, grade F, #917 of 1,109 statewide, top 83%, 554 students, 83% FRL); Washington High School (math 21% / reading 26%, grade F, #206 of 381 statewide, top 54%, 1,756 students, 60% FRL).
• Market conditions: Rents soft (-0.3%/yr); 86 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals leasing fast (median 0d on market — plan ~1-2 weeks tenant-placement turnaround); 36,011 units permitted in Maricopa County in 2024 (12,801 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $899 of loan paydown is wiped out by about $4k 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 145 days — a 12% lower offer ($114k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $10k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $114,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 145 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1963 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 6.76%
• Cash-on-cash: 1.67%
• DSCR: 1.07
• GRM: 9.0

CMA / ARV

• ARV (on-the-fly): $125,800
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2636 W Berridge Ln Unit C-12	0.10mi	2/1.5	850 (0%)	1mo	$120,000	$141	92
2524 W Berridge Ln Unit E-213	0.12mi	2/1.0	820 (-4%)	15mo	$67,000	$82	76
2616 W Berridge Ln Unit C2	0.12mi	2/1.5	900 (+6%)	10mo	$93,002	$103	74
2553 W Rose Ln Unit A218	0.04mi	2/1.0	900 (+6%)	18mo	$109,200	$121	74
2629 W Ocotillo Rd #3	0.50mi	2/1.0	880 (+4%)	1mo	$130,000	$148	70
2631 W Rose Ln Unit B-1	0.10mi	2/1.5	828 (-3%)	23mo	$110,000	$133	70
2567 W Berridge Ln Unit D224	0.12mi	2/1.0	930 (+9%)	15mo	$82,500	$89	66
6508 N 24th Ln	0.31mi	2/2.0	954 (+12%)	8mo	$269,900	$283	54
6534 N 24th Ln	0.37mi	2/2.0	954 (+12%)	6mo	$269,000	$282	53
6528 N 24th Dr	0.37mi	2/2.0	954 (+12%)	9mo	$180,000	$189	51
2625 W Ocotillo Rd #4	0.51mi	2/1.5	968 (+14%)	11mo	$180,000	$186	42
2699 W Ocotillo Rd Unit A	0.52mi	2/1.5	968 (+14%)	18mo	$165,000	$170	36

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: -17.1%
• Equity multiple: 0.41×
• Total profit: $-21,337
• Equity at exit: $19,383

10-year hold

• IRR: -15.8%
• Equity multiple: 0.23×
• Total profit: $-27,953
• Equity at exit: $11,240

Cash invested: $36,400 (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 85017

• Home prices YoY: -14.4%
• Rents YoY: -0.3%
• Active inventory: 86
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $1,201 high
• Mortgage (P&I): −$682
• Tax est. 1.5%: −$162 /mo · $1,950/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$252
• Net cashflow: $51

Break-even live

Break-even rent $1,137

Max offer price $130,000

Occupancy floor 91%

Sensitivity live

Price	-10% $141	-5% $96	+0% $51	+5% $6	+10% $-39
Rent	-10% $-44	-5% $3	+0% $51	+5% $98	+10% $146
Rate	-1.0pp $116	-0.5pp $84	base $51	+0.5pp $17	+1.0pp $-17

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: $32,500
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6131 N 27th Ave Phoenix, AZ	2.0	1.0–2.0	661	$1,261	$1.91	0d	27	0.16mi
6241 N 27th Ave Unit 327 Phoenix, AZ	2.0	2.0	856	$1,199	$1.40	19d	1	0.21mi
6241 N 27th Ave Unit 228 Phoenix, AZ	2.0	2.0	856	$1,199	$1.40	0d	1	0.21mi
6241 N 27th Ave Apt 318 Phoenix, AZ	1.0	1.0	656	$899	$1.37	0d	1	0.24mi
6043 N 23rd Ave Unit 1A Phoenix, AZ	2.0	1.0	920	$1,295	$1.41	15d	1	0.30mi
6027 N 23rd Ave Phoenix, AZ	1.0–3.0	1.0–2.0	995	$1,325	$1.33	0d	1	0.32mi
5726 N Black Canyon Hwy Unit 51 Phoenix, AZ	1.0	1.5	840	$1,051	$1.25	21d	1	0.36mi
2540 W Maryland Ave Phoenix, AZ	1.0–2.0	1.0	725	$1,449	$2.00	0d	2	0.36mi
2520 W McLellan Blvd Phoenix, AZ	2.0–3.0	1.0	800	$849	$1.06	0d	6	0.51mi
6040 N 21st Ave Unit 5 Phoenix, AZ	1.0	1.0	600	$899	$1.50	0d	1	0.52mi
6040 N 21st Ave Unit 5 Phoenix, AZ	1.0	1.0	600	$949	$1.58	23d	1	0.52mi
2609 W Ocotillo Rd #4 Phoenix, AZ	2.0	1.5	968	$1,299	$1.34	5d	1	0.53mi
2501 W Ocotillo Rd Phoenix, AZ	1.0–2.0	1.0	740	$845	$1.14	0d	4	0.53mi
6627 N 27th Ave Phoenix, AZ	2.0	1.5	968	$1,495	$1.54	3d	1	0.54mi
2041 W Berridge Ln Unit 6 Phoenix, AZ	2.0	1.0	1000	$1,013	$1.01	12d	1	0.55mi
2041 W Berridge Ln Unit 1 Phoenix, AZ	1.0	1.0	600	$813	$1.35	0d	1	0.55mi
2041 W Berridge Ln Unit 1 Phoenix, AZ	1.0	1.0	600	$843	$1.41	12d	1	0.55mi
2040 W Berridge Ln Apt 24 Phoenix, AZ	1.0	1.0	570	$1,195	$2.10	0d	1	0.55mi
2689 W Ocotillo Rd Phoenix, AZ	2.0	1.5	968	$1,195	$1.23	0d	1	0.56mi
2512 W Ocotillo Rd Phoenix, AZ	2.0	1.0	750	$899	$1.20	7d	1	0.57mi
2502 W Ocotillo Rd Phoenix, AZ	1.0–2.0	1.0	650	$1,499	$2.31	0d	2	0.57mi
2608 W Ocotillo Rd Unit A Phoenix, AZ	2.0	1.0	850	$1,600	$1.88	0d	1	0.58mi
6721 N 25th Dr Phoenix, AZ	2.0	1.0	750	$950	$1.27	0d	1	0.59mi
1939 W Berridge Ln Unit 14 Phoenix, AZ	2.0	2.0	960	$1,395	$1.45	0d	1	0.67mi
6801 N 25th Dr Phoenix, AZ	1.0–2.0	1.0	750	$1,199	$1.60	0d	1	0.67mi
5525 N 27th Dr Unit 5525-17 Phoenix, AZ	2.0	1.0	800	$1,395	$1.74	0d	1	0.69mi
6250 N 19th Ave Phoenix, AZ	1.0–2.0	1.0–2.0	731	$1,200	$1.64	0d	9	0.70mi
1919 W Berridge Ln Unit 5 Phoenix, AZ	1.0	1.0	600	$843	$1.41	0d	1	0.71mi
6805 N 27th Ave Unit 206 Phoenix, AZ	2.0	1.0	640	$1,143	$1.79	0d	1	0.71mi
6805 N 27th Ave Unit 321 Phoenix, AZ	2.0	1.0	640	$995	$1.55	0d	1	0.71mi
6819 N 27th Ave Phoenix, AZ	1.0	1.0	600	$974	$1.62	0d	5	0.74mi
2534 W Georgia Ave Phoenix, AZ	1.0	1.0	600	$775	$1.29	0d	2	0.81mi
2150 W Missouri Ave Phoenix, AZ	2.0–3.0	2.0	970	$1,395	$1.44	0d	2	0.83mi
2537 W Georgia Ave #6 Phoenix, AZ	2.0	1.0	792	$999	$1.26	0d	1	0.86mi
2537 W Georgia Ave #6 Phoenix, AZ	2.0	1.0	792	$999	$1.26	3d	1	0.86mi
6545 N 19th Ave Phoenix, AZ	1.0	1.0	702	$970	$1.38	0d	6	0.90mi
2250 W Glendale Ave Unit 2250-1 Phoenix, AZ	1.0	1.0	640	$998	$1.56	0d	1	0.91mi
2250 W Glendale Ave Phoenix, AZ	1.0	1.0	640	$999	$1.56	0d	1	0.91mi
2302 W Colter St Apt A101 Phoenix, AZ	2.0	1.0	713	$995	$1.40	0d	1	0.91mi
1828 W Tuckey Ln Phoenix, AZ	1.0	1.0	804	$1,675	$2.08	18d	1	0.99mi

Listing history 7 events

1. 2026-05-31
   days on market $130,000 Active 145 DOM
2. 2026-04-16
   price $130,000
3. 2026-01-05
   listed $140,000 Active
4. 2025-03-01
   status Active
5. 2025-02-25
   status Pending
6. 2025-02-25
   historical
7. 2025-01-28
   listed $140,000 Active

ⓘ 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 ≥112°F today · 17 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,417
• − Mortgage interest: −$7,282
• − Property taxes: −$1,950
• − Insurance: −$650
• − Repairs & maintenance: −$1,153
• − Management: −$1,153
• − Depreciation: −$3,782
• Taxable loss: −$1,553
• Est. tax savings @ 24.0%: +$373
• After-tax cash flow: $982/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: Glendale Union High School District (4285)
• NCES district ID: 0403450
• Math proficiency: 23% ▼ -38.00%
• Reading proficiency: 31% ▼ -19.00%
• Median HH income: $40,846
• Composite: 22.81/100
• National rank: #8020
• State rank: #130 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): 46,129
• Household income: $58,346
• Rent vs Own: 55.6% rent · 44.4% own
• Severe rent burden: 1843.0

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 0.58)
• Race & ethnicity: Hispanic / Latino 61% Two or more races 31% White 20% Black 10% Asian 3% Native American 2%
• Hispanic origin (detail): Mexican 54%
• Common ancestry: Iranian 1% Italian 1% Portuguese 1%
• Foreign-born: 31% · Canada, Philippines, Vietnam
• Languages at home: 40% English-only · Spanish 51% Other Asian/Pacific 2% 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: ▼ -79.21%
• Current HPI: 471.0211
• Rent YoY: ▼ -0.33%
• 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

-7.1% since first listed

6 events — show timeline

• 2026-04-16 Price Changed $130,000 ARMLS
• 2026-01-05 Listed $140,000 ARMLS
• 2025-03-01 Relisted — ARMLS
• 2025-02-25 Pending — ARMLS
• 2025-02-25 Listing Removed — ARMLS
• 2025-01-28 Listed $140,000 ARMLS