3800 W Anderson St · Thatcher, AZ 85552

$199,900

3 bd · 2.0 ba · 1,625 sqft · SingleFamily public records · 54 Days on market

Built 1972 8,276 sqft lot $123/sqft · 30% below area Est $284k · 30% under ↓ 5% 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).

• ARV discount +15.0/15.0
• Cash flow +10.8/30.0
• Schools +3.7/10.0
• Livability +3.2/5.0
• DSCR +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Come take a look at this great home! With a few upgrades you can build lots of equity in this home. This home features a enclosed carport giving more space to the home. This home has a great central location to the Gila Valley. It has a new roof as of 2017. The original gas kitchen appliances still work. This home was well cared for over the years, and is a great starter home.

Key facts

• Everyday shopping
• Practical kitchen
• Local schools

Tags

• FUNCTIONAL LAYOUT
• PRACTICAL KITCHEN
• LOCAL SCHOOLS
• PARKS
• EVERYDAY SHOPPING

Property features AI

Finance

• Other: Zoning: Graham - R-R
• HOA & community: Sidewalks; Street lights

Exterior

• Utilities: Public water; Sewer connected
• Home design: Single-family residence; One story
• Construction: Masonry stucco and siding exterior; Shingle roof
• Exterior features: Patio; Shed(s); Workshop; Chain-link fencing; Borders common area; Paver road access maintained by city

Interior

• Kitchen: Dishwasher; Gas cooktop
• Flooring: Carpet
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating; Central air; Ceiling fans
• Interior features: Walk-in closets
• Laundry & utility: Washer

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $-90 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $184k (7.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $143k (28.5% below list).
• Recommended offer: $143k (28.5% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 64/100 on livability (#94 in AZ) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, health & safety F.
• Thatcher Unified District (4219) (town): math 43% / reading 44% proficiency, ranked #57 of 249 in AZ (top 23%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Thatcher Elementary School (math 52% / reading 46%, grade D, #289 of 1,109 statewide, top 27%, 541 students, 33% FRL); Thatcher Middle School (math 34% / reading 40%, grade F, #57 of 218 statewide, top 27%, 290 students, 28% FRL); Thatcher High School (math 32% / reading 47%, grade F, #72 of 381 statewide, top 20%, 558 students, 18% FRL) — zoned schools at 26% FRL track the district average.
• Market conditions: 22 active listings in the ZIP; 137 units permitted in Graham County in 2024 (0 in 5+ unit buildings).

Forward outlook

• 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.
• Graham County population projected at +7% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 54 days — a 3% lower offer ($194k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 4y ago; this cycle's ask has dropped $20k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

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

Recommended offer $142,999 (28.5% 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 54 days. Have you received any prior offers? Is the seller open to a 28% concession, seller financing, or rate buy-down credit?
3. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 0.72% ✗
• Cap rate: 5.75%
• Cash-on-cash: -1.93%
• DSCR: 0.91
• GRM: 11.6

CMA / ARV

• ARV (median comp): $284,142
• List price: $199,900
• Delta: -29.65%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3934 W Pace St	0.14mi	3/2.0	1,544 (-5%)	11mo	$299,000	$194	76
3875 W Brinkerhoff St	0.27mi	2/2.0 (-1)	1,436 (-12%)	24mo	$180,000	$125	43

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -19.5%
• Equity multiple: 0.32×
• Total profit: $-38,191
• Equity at exit: $29,806

10-year hold

• IRR: -12.4%
• Equity multiple: 0.27×
• Total profit: $-40,939
• Equity at exit: $17,284

Cash invested: $55,972 (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 85552

• Home prices YoY: -10.1%
• Active inventory: 22
• Price-to-rent: 11.6×

Monthly cashflow live

• Estimated rent: $1,430 medium
• Mortgage (P&I): −$1,048
• Tax from tax record: −$88 /mo · $1,055/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$300
• Net cashflow: $-90

Break-even live

Break-even rent $1,544

Max offer price $184,033

Occupancy floor —

Sensitivity live

Price	-10% $23	-5% $-33	+0% $-90	+5% $-146	+10% $-203
Rent	-10% $-203	-5% $-146	+0% $-90	+5% $-33	+10% $23
Rate	-1.0pp $11	-0.5pp $-39	base $-90	+0.5pp $-142	+1.0pp $-194

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: $49,975
• Closing costs: $5,997
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-22
   days on market $199,900 Active 54 DOM
2. 2026-06-21
   days on market $199,900 Active 53 DOM
3. 2026-06-19
   days on market $199,900 Active 51 DOM
4. 2026-06-18
   days on market $199,900 Active 50 DOM
5. 2026-06-17
   days on market $199,900 Active 49 DOM
6. 2026-06-16
   days on market $199,900 Active 48 DOM
7. 2026-06-15
   days on market $199,900 Active 47 DOM
8. 2026-06-14
   days on market $199,900 Active 45 DOM
9. 2026-06-12
   days on market $199,900 Active 44 DOM
10. 2026-06-09
    days on market $199,900 Active 41 DOM
11. 2026-06-08
    days on market $199,900 Active 40 DOM
12. 2026-06-07
    days on market $199,900 Active 38 DOM
13. 2026-06-04
    pricedays on market $199,900 Active 35 DOM
14. 2026-06-02
    days on market $219,900 Active 34 DOM
15. 2026-06-01
    days on market $219,900 Active 33 DOM
16. 2026-05-31
    days on market $219,900 Active 32 DOM
17. 2026-05-31
    days on market $219,900 Active 31 DOM
18. 2026-04-29
    listed $219,900 Active 440-char remark
19. 2023-02-28
    soldstatus $210,000 Closed 388-char remark

    Show marketing remark (388 chars)

    Come take a look at this great home! With a few upgrades you can build lots of equity in this home. This home features a enclosed carport giving more space to the home. This home has a great central location to the Gila Valley. It has a new roof as of 2017. The original gas kitchen appliances still work. This home was well cared for over the years, and is a great starter home.

20. 2023-02-28
    soldstatus $210,000

    Show marketing remark (388 chars)

    Come take a look at this great home! With a few upgrades you can build lots of equity in this home. This home features a enclosed carport giving more space to the home. This home has a great central location to the Gila Valley. It has a new roof as of 2017. The original gas kitchen appliances still work. This home was well cared for over the years, and is a great starter home.

21. 2023-01-12
    status Pending 388-char remark

    Show marketing remark (388 chars)

    Come take a look at this great home! With a few upgrades you can build lots of equity in this home. This home features a enclosed carport giving more space to the home. This home has a great central location to the Gila Valley. It has a new roof as of 2017. The original gas kitchen appliances still work. This home was well cared for over the years, and is a great starter home.

22. 2022-12-12
    listed $210,000 Active 388-char remark

    Show marketing remark (388 chars)

    Come take a look at this great home! With a few upgrades you can build lots of equity in this home. This home features a enclosed carport giving more space to the home. This home has a great central location to the Gila Valley. It has a new roof as of 2017. The original gas kitchen appliances still work. This home was well cared for over the years, and is a great starter home.

ⓘ 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: $1,055 · $88/mo
• Projected year-2 tax: $1,319 · $110/mo
• Expected delta: +$264/yr (+$22/mo · 25.0%)

ⓘ 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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥103°F today · 19 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,160
• − Mortgage interest: −$11,198
• − Property taxes: −$1,055
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,373
• − Management: −$1,373
• − Depreciation: −$5,815
• Taxable loss: −$4,653
• Est. tax savings @ 24.0%: +$1,117
• After-tax cash flow: $39/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: Thatcher Unified District (4219)
• NCES district ID: 0408410
• Math proficiency: 43% ▼ -9.00%
• Reading proficiency: 44% ▼ -9.00%
• Median HH income: $50,006
• Composite: 37.4/100
• National rank: #4423
• State rank: #57 of 249 in AZ

Livability — Thatcher

• Score: 64/100
• State rank: #94
• US rank: #13758

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Thatcher, AZ
• Population (ZIP): 6,619

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 (76%)
• Race & ethnicity: White 76% Hispanic / Latino 21% Two or more races 10% Native American 1%
• Hispanic origin (detail): Mexican 19%
• Common ancestry: Slovak 6% Italian 1% Lithuanian 1%
• Foreign-born: 3% · Canada
• Languages at home: 83% English-only · Spanish 14% Other Indo-European 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: ▼ -29.45%
• Current HPI: 261.1634
• 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

-4.8% since first listed

6 events — show timeline

• 2026-06-03 Price Changed $199,900 MLSSAZ
• 2026-04-29 Listed $219,900 MLSSAZ
• 2023-02-28 Sold (Public Records) $210,000 Public Records
• 2023-02-28 Sold (MLS) $210,000 MLSSAZ
• 2023-01-12 Pending — MLSSAZ
• 2022-12-12 Listed $210,000 MLSSAZ

Property tax history

+1.1%/yr

Latest (2025): $1,055 · +13.4% YoY. Source: county tax records.