231 W Rhodes Ave

Avondale, AZ 85323

$189,000C

3 bd · 2.0 ba · 1,040 sqft · Built 1974 · SingleFamily · Pending · 6 DOM

Cashflow @ list (25.0% down · 7.5%)

• Estimated rent: $1,716/mo
• Mortgage (P&I): −$991
• Tax + insurance: −$128
• HOA: −$0
• Vac / Maint / Mgmt: −$360
• Net cashflow: $237/mo
• Annual: $2,841/yr
• Cap rate: 7.80%
• Cash-on-cash: 5.37%
• DSCR: 1.24
• 1% rule: 0.91%
• Cash to close: $52,920

Investor read

• This is a 3-bed/2.0-bath single-family listed at $189k.
• At list price, monthly cash flow is $237 ($3k/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 $172k (9.2% below list).
• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• Recommended offer: $172k (9.2% below list) — sets the bar for 1% rule.
• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.
• Location reads 72/100 on livability (#29 in AZ) — a middle-class / working-renter tenant base. Strengths: housing A+, commute A; Watch: health & safety C-, crime D+, amenities F.
• Agua Fria Union High School District (4289) (suburban): math 24% / reading 37% proficiency, ranked #99 of 249 in AZ (top 40%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Michael Anderson (math 18% / reading 23%, grade F, #729 of 1,109 statewide, top 67%, 758 students, 89% FRL); Avondale Middle School (math 11% / reading 18%, grade F, #160 of 218 statewide, top 75%, 409 students, 78% FRL); Agua Fria High School (math 15% / reading 26%, grade F, #222 of 381 statewide, top 59%, 1,652 students, 62% FRL).
• Zoned-school proficiency averages 18% at this address vs 30% district-wide (-12 pts) — the specific schools serving this property underperform the Agua Fria Union High School District (4289) average; the district grade overstates school quality for this exact location.
• Market conditions: Rents flat; 316 active listings in the ZIP; 18 comparable units currently listed for rent nearby; rentals leasing fast (median 0d 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).
• Maricopa County population projected at +38% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.
• Cap rate 7.8% vs local median 3.4% in Avondale — 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.

Questions for listing agent

• Built in 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
• Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
• Crime grade is D 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?
• 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.
• 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.
• 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.