8048 W Georgetown Way · Florence, AZ 85132

$262,000

3 bd · 2.5 ba · 1,537 sqft · SingleFamily public records · 135 Days on market

Built 2008 6,059 sqft lot $170/sqft · 14% below area Est $305k · 14% under $178/mo HOA · 8% of rent ↓ 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 +13.9/15.0
• Cash flow +10.2/30.0
• 1% rule +3.3/10.0
• Livability +3.0/5.0
• DSCR +2.9/10.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome Home!!! This gorgeous 3 bedroom 2.5 bath home at Anthem at Merrill Ranch is in a fantastic location. Close to restaurants, shopping, schools, parks, golfing at Poston Butte-Florence Golf Club & easy access to Hunt Hwy. You'll love the layout of this two story home. Your kitchen offers white appliances, plenty of counter top space, a pantry & stunning crown molding cabinetry. Your spacious master suite offers a plethora of natural light, a walk in closet, dual vanity & a shower/tub combo. This home also offers an upgraded ceiling fan, a loft area to utilize, a two car garage, a covered patio with an extended patio & a large backyard to make this the backyard of your dreams. Your community offers a recreation center, tennis & pickleball courts, softball fields, community pools & a lake to take a leisurely stroll around. This gem in the desert is a Great Buy & a Must See!!! **Furniture is available on a separate bill of sale.

Key facts

• Dual vanity
• Covered patio
• Walk in closet

Tags

• PLENTY OF COUNTER TOP SPACE
• WALK IN CLOSET
• DUAL VANITY
• UPGRADED CEILING FAN
• LOFT AREA
• COVERED PATIO

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $262k.

Deal economics

• At list price, monthly cash flow is $-147 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $236k (9.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $217k (17.2% below list).
• Recommended offer: $217k (17.2% below list) — sets the bar for 1% rule.
• Cap rate 5.6% vs local median 4.1% in Florence — 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 60/100 on livability (#187 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.
• Florence Unified School District (4437) (rural): math 16% / reading 24% proficiency, ranked #178 of 249 in AZ (top 72%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Florence High School (math 8% / reading 12%, grade F, #343 of 381 statewide, top 93%, 796 students, 44% FRL) — zoned schools at 44% FRL track the district average.
• Market conditions: Rents rising (+1.3%/yr); 737 active listings in the ZIP; 25 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 56% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 9,504 units permitted in Pinal County in 2024 (776 in 5+ unit buildings).
• This rent runs 33% of the median local income ($79k/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.

Negotiation context

• It's been on market 135 days — a 12% lower offer ($231k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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: major wildfire risk; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $217,058 (17.2% 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 135 days. Have you received any prior offers? Is the seller open to a 17% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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 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: 0.83% ✗
• Cap rate: 5.62%
• Cash-on-cash: -2.41%
• DSCR: 0.89
• GRM: 10.1

CMA / ARV

• ARV (median comp): $305,071
• List price: $262,000
• Delta: -14.12%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8033 W Sonoma Way	0.13mi	3/2.0	1,481 (-4%)	1mo	$285,000	$192	85
7988 W Candlewood Way	0.23mi	3/2.0	1,480 (-4%)	2mo	$375,500	$254	80
3343 N Camden Dr	0.45mi	3/2.0	1,578 (+3%)	1mo	$299,990	$190	72
2961 N Daisy Dr	0.11mi	4/2.5 (+1)	1,693 (+10%)	2mo	$285,000	$168	72
7507 W Sonoma Way	0.40mi	2/2.0 (-1)	1,451 (-6%)	0mo	$380,000	$262	65
7196 W Sonoma Way	0.59mi	3/2.0	1,605 (+4%)	1mo	$375,000	$234	62
8279 W Banks Ct	0.51mi	4/2.0 (+1)	1,450 (-6%)	2mo	$280,702	$194	58
8317 W Banks Ct	0.52mi	4/2.0 (+1)	1,450 (-6%)	2mo	$298,980	$206	58
7225 W Pleasant Oak Way	0.59mi	2/2.0 (-1)	1,450 (-6%)	0mo	$295,000	$203	56
8434 W Gehrig Way	0.75mi	3/2.0	1,612 (+5%)	1mo	$305,000	$189	54
8259 W Clemente Way	0.61mi	4/2.0 (+1)	1,761 (+15%)	1mo	$285,000	$162	40
8259 W Mantle Way	0.66mi	4/2.0 (+1)	1,761 (+15%)	1mo	$305,000	$173	37

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 · 1.27% rent growth · sell at horizon

5-year hold

• IRR: -22.3%
• Equity multiple: 0.24×
• Total profit: $-55,478
• Equity at exit: $39,065

10-year hold

• IRR: -21.4%
• Equity multiple: -0.02×
• Total profit: $-74,837
• Equity at exit: $22,653

Cash invested: $73,360 (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 85132

• Home prices YoY: -5.2%
• Rents YoY: 1.3%
• Active inventory: 737
• Price-to-rent: 10.1×

Monthly cashflow live

• Estimated rent: $2,171 high
• Mortgage (P&I): −$1,374
• Tax from tax record: −$201 /mo · $2,409/yr
• Insurance: −$109
• HOA: −$178
• Vacancy / Maint / Mgmt: −$456
• Net cashflow: $-147

Break-even live

Break-even rent $2,357

Max offer price $236,004

Occupancy floor —

Sensitivity live

Price	-10% $1	-5% $-73	+0% $-147	+5% $-221	+10% $-295
Rent	-10% $-319	-5% $-233	+0% $-147	+5% $-61	+10% $24
Rate	-1.0pp $-15	-0.5pp $-81	base $-147	+0.5pp $-215	+1.0pp $-284

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: $65,500
• Closing costs: $7,860
• Reserves months: —
• Total cash needed: —

Rent comps 25 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8031 W Rushmore Way Florence, AZ	3.0	2.0	2041	$1,700	$0.83	0d	1	0.07mi
2901 N Daisy Dr Florence, AZ	4.0	2.5	1866	$1,749	$0.94	26d	1	0.09mi
8508 W Rushmore Way Florence, AZ	3.0	2.5	2056	$3,300	$1.61	45d	1	0.31mi
8555 W Georgetown Way Florence, AZ	3.0	2.0	1571	$2,800	$1.78	45d	1	0.34mi
2313 N Presidential Dr Unit 1545866P Florence, AZ	3.0	2.0	1765	$2,578	$1.46	16d	1	0.39mi
2313 N Presidential Dr Florence, AZ	4.0	2.0	1778	$2,750	$1.55	45d	1	0.39mi
8502 W Millerton Way Florence, AZ	3.0	3.0	1920	$1,785	$0.93	26d	1	0.39mi
7635 W Springfield Way Florence, AZ	3.0	2.0	1450	$1,700	$1.17	45d	1	0.43mi
8271 W Ebbets Ct Florence, AZ	4.0	2.0	1565	$1,895	$1.21	16d	1	0.43mi
8271 W Ebbets Ct Unit 35A Florence, AZ	4.0	2.0	1565	$1,948	$1.24	26d	1	0.43mi
8491 W Springfield Way Florence, AZ	4.0	3.0	2031	$1,950	$0.96	45d	1	0.45mi
7347 W Millerton Way Florence, AZ	3.0	2.0	1449	$1,695	$1.17	45d	1	0.55mi
1673 N Wrigley Dr Florence, AZ	4.0	2.0	1760	$1,700	$0.97	26d	1	0.63mi
1673 N Wrigley Dr Florence, AZ	4.0	2.0	1760	$1,700	$0.97	0d	1	0.63mi
2528 N Petersburg Dr Florence, AZ	3.0	2.0	2002	$2,195	$1.10	45d	1	0.64mi
6645 W Pleasant Oak Ct Florence, AZ	4.0	2.0	2133	$2,000	$0.94	7d	1	0.98mi
6498 W Victory Way Florence, AZ	3.0	2.0	2144	$2,095	$0.98	7d	1	1.10mi
4394 N Hummingbird Dr Florence, AZ	2.0	2.0	1586	$3,500	$2.21	45d	1	1.11mi
3947 N Hidden Canyon Dr Florence, AZ	2.0	2.0	1381	$3,000	$2.17	45d	1	1.11mi
2926 N Coronado Dr Florence, AZ	3.0	2.0	1756	$2,200	$1.25	45d	1	1.14mi
6363 W Springfield Way Florence, AZ	3.0	2.0	1997	$2,350	$1.18	45d	1	1.20mi
3658 N Princeton Ct Florence, AZ	2.0	2.0	1817	$3,500	$1.93	45d	1	1.22mi
4518 N Petersburg Dr Florence, AZ	2.0	2.0	1644	$2,500	$1.52	26d	1	1.30mi
6566 W Mockingbird Ct Florence, AZ	2.0	2.0	1381	$3,000	$2.17	45d	1	1.48mi
6431 W Sandpiper Way Florence, AZ	2.0	2.0	1817	$3,500	$1.93	45d	1	1.48mi

HOA detail

• Monthly dues: $178 · $2,136/yr
• Likely covers: pool

Listing history 6 events

1. 2026-05-12
   status Pending 974-char remark

   Show marketing remark (974 chars)

   Welcome Home!!! This gorgeous 3 bedroom 2.5 bath home at Anthem at Merrill Ranch is in a fantastic location. Close to restaurants, shopping, schools, parks, golfing at Poston Butte-Florence Golf Club & easy access to Hunt Hwy. You'll love the layout of this two story home. Your kitchen offers white appliances, plenty of counter top space, a pantry & stunning crown molding cabinetry. Your spacious master suite offers a plethora of natural light, a walk in closet, dual vanity & a shower/tub combo. This home also offers an upgraded ceiling fan, a loft area to utilize, a two car garage, a covered patio with an extended patio & a large backyard to make this the backyard of your dreams. Your community offers a recreation center, tennis & pickleball courts, softball fields, community pools & a lake to take a leisurely stroll around. This gem in the desert is a Great Buy & a Must See!!! **Furniture is available on a separate bill of sale.

2. 2026-05-06
   status Active 974-char remark

   Show marketing remark (974 chars)

   Welcome Home!!! This gorgeous 3 bedroom 2.5 bath home at Anthem at Merrill Ranch is in a fantastic location. Close to restaurants, shopping, schools, parks, golfing at Poston Butte-Florence Golf Club & easy access to Hunt Hwy. You'll love the layout of this two story home. Your kitchen offers white appliances, plenty of counter top space, a pantry & stunning crown molding cabinetry. Your spacious master suite offers a plethora of natural light, a walk in closet, dual vanity & a shower/tub combo. This home also offers an upgraded ceiling fan, a loft area to utilize, a two car garage, a covered patio with an extended patio & a large backyard to make this the backyard of your dreams. Your community offers a recreation center, tennis & pickleball courts, softball fields, community pools & a lake to take a leisurely stroll around. This gem in the desert is a Great Buy & a Must See!!! **Furniture is available on a separate bill of sale.

3. 2026-04-27
   historical 974-char remark

   Show marketing remark (974 chars)

   Welcome Home!!! This gorgeous 3 bedroom 2.5 bath home at Anthem at Merrill Ranch is in a fantastic location. Close to restaurants, shopping, schools, parks, golfing at Poston Butte-Florence Golf Club & easy access to Hunt Hwy. You'll love the layout of this two story home. Your kitchen offers white appliances, plenty of counter top space, a pantry & stunning crown molding cabinetry. Your spacious master suite offers a plethora of natural light, a walk in closet, dual vanity & a shower/tub combo. This home also offers an upgraded ceiling fan, a loft area to utilize, a two car garage, a covered patio with an extended patio & a large backyard to make this the backyard of your dreams. Your community offers a recreation center, tennis & pickleball courts, softball fields, community pools & a lake to take a leisurely stroll around. This gem in the desert is a Great Buy & a Must See!!! **Furniture is available on a separate bill of sale.

4. 2026-03-12
   price $262,000 974-char remark

   Show marketing remark (974 chars)

   Welcome Home!!! This gorgeous 3 bedroom 2.5 bath home at Anthem at Merrill Ranch is in a fantastic location. Close to restaurants, shopping, schools, parks, golfing at Poston Butte-Florence Golf Club & easy access to Hunt Hwy. You'll love the layout of this two story home. Your kitchen offers white appliances, plenty of counter top space, a pantry & stunning crown molding cabinetry. Your spacious master suite offers a plethora of natural light, a walk in closet, dual vanity & a shower/tub combo. This home also offers an upgraded ceiling fan, a loft area to utilize, a two car garage, a covered patio with an extended patio & a large backyard to make this the backyard of your dreams. Your community offers a recreation center, tennis & pickleball courts, softball fields, community pools & a lake to take a leisurely stroll around. This gem in the desert is a Great Buy & a Must See!!! **Furniture is available on a separate bill of sale.

5. 2026-02-06
   price $269,900 974-char remark

   Show marketing remark (974 chars)

   Welcome Home!!! This gorgeous 3 bedroom 2.5 bath home at Anthem at Merrill Ranch is in a fantastic location. Close to restaurants, shopping, schools, parks, golfing at Poston Butte-Florence Golf Club & easy access to Hunt Hwy. You'll love the layout of this two story home. Your kitchen offers white appliances, plenty of counter top space, a pantry & stunning crown molding cabinetry. Your spacious master suite offers a plethora of natural light, a walk in closet, dual vanity & a shower/tub combo. This home also offers an upgraded ceiling fan, a loft area to utilize, a two car garage, a covered patio with an extended patio & a large backyard to make this the backyard of your dreams. Your community offers a recreation center, tennis & pickleball courts, softball fields, community pools & a lake to take a leisurely stroll around. This gem in the desert is a Great Buy & a Must See!!! **Furniture is available on a separate bill of sale.

6. 2025-12-19
   listed $274,900 Active 974-char remark

   Show marketing remark (974 chars)

   Welcome Home!!! This gorgeous 3 bedroom 2.5 bath home at Anthem at Merrill Ranch is in a fantastic location. Close to restaurants, shopping, schools, parks, golfing at Poston Butte-Florence Golf Club & easy access to Hunt Hwy. You'll love the layout of this two story home. Your kitchen offers white appliances, plenty of counter top space, a pantry & stunning crown molding cabinetry. Your spacious master suite offers a plethora of natural light, a walk in closet, dual vanity & a shower/tub combo. This home also offers an upgraded ceiling fan, a loft area to utilize, a two car garage, a covered patio with an extended patio & a large backyard to make this the backyard of your dreams. Your community offers a recreation center, tennis & pickleball courts, softball fields, community pools & a lake to take a leisurely stroll around. This gem in the desert is a Great Buy & a Must See!!! **Furniture is available on a separate bill of sale.

ⓘ 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: $2,409 · $201/mo
• Projected year-2 tax: $2,409 · $201/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 9/10 Extreme 7 d/yr ≥113°F today · 18 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,047
• − Mortgage interest: −$14,676
• − Property taxes: −$2,409
• − Insurance: −$1,310
• − Repairs & maintenance: −$2,084
• − Management: −$2,084
• − HOA: −$2,136
• − Depreciation: −$7,622
• Taxable loss: −$6,274
• Est. tax savings @ 24.0%: +$1,506
• After-tax cash flow: $-260/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: Florence Unified School District (4437)
• NCES district ID: 0402920
• Math proficiency: 16% ▼ -11.00%
• Reading proficiency: 24% ▼ -7.00%
• Median HH income: $54,426
• Composite: 18.31/100
• National rank: #8950
• State rank: #178 of 249 in AZ

Livability — Florence

• Score: 60/100
• State rank: #187
• US rank: #19483

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Florence, AZ
• County: Pinal County · 399,947 people
• City population: 38,671
• Metro: Phoenix-Mesa-Chandler, AZ
• Population (ZIP): 38,671
• Household income: $79,000
• Rent vs Own: 13.6% rent · 86.4% own
• Severe rent burden: 102.0

Population outlook (Pinal County) Hauer SSP2

• Today (2025): 437,574 people
• By 2030: 446,903 · +2.1%
• By 2040: 452,589 · +3.4%
• By 2050: 444,126 · +1.5%
• By 2075: 430,300 · -1.7%
• By 2100: 393,536 · -10.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.56)
• Race & ethnicity: White 59% Hispanic / Latino 28% Two or more races 9% Black 7% Native American 3%
• Hispanic origin (detail): Mexican 23%
• Common ancestry: Italian 5% Portuguese 2% Romanian 2%
• Foreign-born: 9% · Canada
• Languages at home: 79% English-only · Spanish 17% German/W. Germanic 1% Russian/Polish/Slavic 1%

Political lean MEDSL · Pinal

• 2024 margin: Strong R (+22.1) · D 38.5% · R 60.6%
• 2008→2024 swing: -7.6pp toward R · 2008: -14.5pp · 2024: -22.1pp
• All cycles: 2024: R+22.1 2020: R+17.3 2016: R+19.3 2012: R+17.1 2008: R+14.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -12.75%
• Current HPI: 233.6644
• Rent YoY: ▲ 1.27%
• 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

-4.7% since first listed

6 events — show timeline

• 2026-05-12 Pending — ARMLS
• 2026-05-06 Relisted — ARMLS
• 2026-04-27 Listing Removed — ARMLS
• 2026-03-12 Price Changed $262,000 ARMLS
• 2026-02-06 Price Changed $269,900 ARMLS
• 2025-12-19 Listed $274,900 ARMLS

Property tax history

+0.4%/yr

Latest (2025): $2,409 · +3.9% YoY. Source: county tax records.