6725 W Palmaire Ave · Glendale, AZ 85303

$620,000

9 bd · 3.9 ba · 3,168 sqft · MultiFamily public records · 12 Days on market

Built 1974

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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 +14.9/30.0
• ARV discount +7.5/15.0
• DSCR +4.6/10.0
• Livability +3.8/5.0
• 1% rule +2.8/10.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0
• Rent growth +2.2/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 3 units. confirmed

Listing remarks MLS

Desirable unit mix of all 2 bedroom units that are just under 800 SF/unit with one bathroom. Excellent cash flow now with below market rents. Over last several years there have been kitchen and tile upgrades along with other improvements to the building. Nicely fenced yard. Across the street is 6742 W. Palmaire ($225,000), a 4plex that is also available for sale that would allow for an investor to pick up eight units. Tenants are not aware of the sale. Drive by only, please do not disturb the residents. No sign on property. Interior showings only with accepted offer. Expenses are estimated. Buyer to complete and rely on own due diligence efforts.

Key facts

• Strong cash flow
• Unit mix
• Upgrades

Tags

• UNIT MIX
• STRONG CASH FLOW
• UPGRADES
• FENCED YARD

Property features AI

Finance

• Financial info: Unit example rent listed at $1,250 (unfurnished)

Exterior

• Parking: 8 total parking spaces; 4 covered spaces (carport); 4 open spaces; Additional parking available; On-street parking
• Utilities: SRP electric service; Individual electric meter per unit; Public sewer (connected); Master water meter with city franchise
• Home design: Fee simple ownership; Single building on the lot
• Construction: Wood frame, painted, stucco and block construction; Foam roof
• Exterior features: No pool; Asphalt road access

Interior

• Kitchen: Free-standing range; Refrigerator
• Bedrooms: 2 bedrooms (unit rent listing indicates 2 beds)
• Flooring: Tile; Ceramic tile
• Bathrooms: 1 bathroom (unit info)
• Heating & cooling: Heat pump with electric heating; Central electric air conditioning
• Interior features: Free-standing range; Refrigerator
• Laundry & utility: Individual electric meters

What this means for you Summary

Snapshot

• This is a 3 × 3-bed/?-bath units multifamily listed at $620k.

Deal economics

• At list price, monthly cash flow is $179 ($2k/yr) — positive. Per door: $60/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 $483k (22.1% below list).
• Recommended offer: $483k (22.1% below list) — sets the bar for 1% rule.
• Cap rate 6.6% vs local median 3.5% in Glendale — 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 76/100 on livability (#12 in AZ, #3,235 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, housing A+, amenities B; Watch: health & safety D+, 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: Glendale High School (math 13% / reading 22%, grade F, #245 of 381 statewide, top 65%, 1,816 students, 76% FRL).
• Market conditions: Rents soft (-1.2%/yr); 122 active listings in the ZIP; solid renter incomes; 36,011 units permitted in Maricopa County in 2024 (12,801 in 5+ unit buildings).
• At $4,830/mo this rent would consume 72% of the median local household income ($81k/yr) (locally 864% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $4k of loan paydown is wiped out by about $19k 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

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.
• 13 sale attempts since 20y 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 $207k; list at $620k implies a 200% gain — meaningful room to come down on a strong offer.

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 $483,000 (22.1% below list)

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Built in 1974 — 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. 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 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: 0.78% ✗
• Cap rate: 6.64%
• Cash-on-cash: 1.24%
• DSCR: 1.06
• GRM: 10.7

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: -17.3%
• Equity multiple: 0.40×
• Total profit: $-103,520
• Equity at exit: $92,444

10-year hold

• IRR: -15.1%
• Equity multiple: 0.24×
• Total profit: $-131,454
• Equity at exit: $53,606

Cash invested: $173,600 (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 85303

• Home prices YoY: -19.6%
• Rents YoY: -1.2%
• Active inventory: 122
• Price-to-rent: 32.1×

Monthly cashflow live

• Estimated rent: $4,830 high
• Mortgage (P&I): −$3,251
• Tax from tax record: −$127 /mo · $1,519/yr
• Insurance: −$258
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,014
• Net cashflow: $179

Break-even live

Break-even rent $4,603

Max offer price $620,000

Occupancy floor 91%

Sensitivity live

Price	-10% $530	-5% $355	+0% $179	+5% $4	+10% $-172
Rent	-10% $-202	-5% $-11	+0% $179	+5% $370	+10% $561
Rate	-1.0pp $492	-0.5pp $337	base $179	+0.5pp $19	+1.0pp $-145

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

Units	Beds	Baths	Est. rent
▸ 3× units	3	—	$4,830
Total (3 units)			$4,830

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: $155,000
• Closing costs: $18,600
• Reserves months: —
• Total cash needed: —

Listing history 39 events

1. 2026-05-06
   status Pending
2. 2026-04-23
   listed $620,000 Active
3. 2017-12-07
   soldstatus $207,000 Closed 655-char remark

   Show marketing remark (655 chars)

   Desirable unit mix of all 2 bedroom units that are just under 800 SF/unit with one bathroom. Excellent cash flow now with below market rents. Over last several years there have been kitchen and tile upgrades along with other improvements to the building. Nicely fenced yard. Across the street is 6742 W. Palmaire ($225,000), a 4plex that is also available for sale that would allow for an investor to pick up eight units. Tenants are not aware of the sale. Drive by only, please do not disturb the residents. No sign on property. Interior showings only with accepted offer. Expenses are estimated. Buyer to complete and rely on own due diligence efforts.

4. 2017-12-07
   soldstatus $207,000

   Show marketing remark (655 chars)

   Desirable unit mix of all 2 bedroom units that are just under 800 SF/unit with one bathroom. Excellent cash flow now with below market rents. Over last several years there have been kitchen and tile upgrades along with other improvements to the building. Nicely fenced yard. Across the street is 6742 W. Palmaire ($225,000), a 4plex that is also available for sale that would allow for an investor to pick up eight units. Tenants are not aware of the sale. Drive by only, please do not disturb the residents. No sign on property. Interior showings only with accepted offer. Expenses are estimated. Buyer to complete and rely on own due diligence efforts.

5. 2017-12-01
   status Pending 655-char remark

   Show marketing remark (655 chars)

   Desirable unit mix of all 2 bedroom units that are just under 800 SF/unit with one bathroom. Excellent cash flow now with below market rents. Over last several years there have been kitchen and tile upgrades along with other improvements to the building. Nicely fenced yard. Across the street is 6742 W. Palmaire ($225,000), a 4plex that is also available for sale that would allow for an investor to pick up eight units. Tenants are not aware of the sale. Drive by only, please do not disturb the residents. No sign on property. Interior showings only with accepted offer. Expenses are estimated. Buyer to complete and rely on own due diligence efforts.

6. 2017-11-30
   soldstatus $207,000 Closed 655-char remark

   Show marketing remark (655 chars)

   Desirable unit mix of all 2 bedroom units that are just under 800 SF/unit with one bathroom. Excellent cash flow now with below market rents. Over last several years there have been kitchen and tile upgrades along with other improvements to the building. Nicely fenced yard. Across the street is 6742 W. Palmaire ($225,000), a 4plex that is also available for sale that would allow for an investor to pick up eight units. Tenants are not aware of the sale. Drive by only, please do not disturb the residents. No sign on property. Interior showings only with accepted offer. Expenses are estimated. Buyer to complete and rely on own due diligence efforts.

7. 2017-10-22
   status Pending 655-char remark

   Show marketing remark (655 chars)

   Desirable unit mix of all 2 bedroom units that are just under 800 SF/unit with one bathroom. Excellent cash flow now with below market rents. Over last several years there have been kitchen and tile upgrades along with other improvements to the building. Nicely fenced yard. Across the street is 6742 W. Palmaire ($225,000), a 4plex that is also available for sale that would allow for an investor to pick up eight units. Tenants are not aware of the sale. Drive by only, please do not disturb the residents. No sign on property. Interior showings only with accepted offer. Expenses are estimated. Buyer to complete and rely on own due diligence efforts.

8. 2017-10-11
   historical Under Contract Accepting Backups 655-char remark

   Show marketing remark (655 chars)

   Desirable unit mix of all 2 bedroom units that are just under 800 SF/unit with one bathroom. Excellent cash flow now with below market rents. Over last several years there have been kitchen and tile upgrades along with other improvements to the building. Nicely fenced yard. Across the street is 6742 W. Palmaire ($225,000), a 4plex that is also available for sale that would allow for an investor to pick up eight units. Tenants are not aware of the sale. Drive by only, please do not disturb the residents. No sign on property. Interior showings only with accepted offer. Expenses are estimated. Buyer to complete and rely on own due diligence efforts.

9. 2017-10-05
   listed $212,000 Active 655-char remark

   Show marketing remark (655 chars)

   Desirable unit mix of all 2 bedroom units that are just under 800 SF/unit with one bathroom. Excellent cash flow now with below market rents. Over last several years there have been kitchen and tile upgrades along with other improvements to the building. Nicely fenced yard. Across the street is 6742 W. Palmaire ($225,000), a 4plex that is also available for sale that would allow for an investor to pick up eight units. Tenants are not aware of the sale. Drive by only, please do not disturb the residents. No sign on property. Interior showings only with accepted offer. Expenses are estimated. Buyer to complete and rely on own due diligence efforts.

10. 2016-01-29
    soldstatus $180,000 Closed 159-char remark

    Show marketing remark (159 chars)

    Great investor opportunity to own a 4-plex. Renters are already in place, so please do not disturb the current occupants. Units are all 2 bedroom and 1 bath.

11. 2016-01-29
    soldstatus $180,000

    Show marketing remark (159 chars)

    Great investor opportunity to own a 4-plex. Renters are already in place, so please do not disturb the current occupants. Units are all 2 bedroom and 1 bath.

12. 2015-12-07
    status Pending 159-char remark

    Show marketing remark (159 chars)

    Great investor opportunity to own a 4-plex. Renters are already in place, so please do not disturb the current occupants. Units are all 2 bedroom and 1 bath.

13. 2015-10-13
    listed $185,000 Active 159-char remark

    Show marketing remark (159 chars)

    Great investor opportunity to own a 4-plex. Renters are already in place, so please do not disturb the current occupants. Units are all 2 bedroom and 1 bath.

14. 2015-09-24
    historical
15. 2015-08-28
    status Active
16. 2015-08-19
    historical Under Contract Accepting Backups
17. 2015-07-27
    status Active
18. 2015-07-21
    historical Under Contract Accepting Backups
19. 2015-06-26
    status Active
20. 2015-06-10
    historical Under Contract Accepting Backups
21. 2015-06-05
    listed $175,000 Active
22. 2011-12-22
    historical
23. 2011-11-28
    listed $129,900 Active
24. 2011-04-05
    soldstatus $91,000
25. 2010-12-02
    historical
26. 2010-07-16
    listed $139,000 Active
27. 2009-05-14
    soldstatus $93,000
28. 2009-04-19
    historical
29. 2009-02-02
    historical
30. 2009-01-23
    listed $107,500
31. 2009-01-23
    listed $119,900
32. 2008-08-22
    historical
33. 2008-02-22
    listed $240,000
34. 2006-11-17
    soldstatus $340,000
35. 2006-07-31
    historical
36. 2006-05-15
    listed $365,000
37. 2005-08-02
    soldstatus $150,000
38. 2005-05-13
    soldstatus $150,000
39. 1977-08-18
    soldstatus $285,000

ⓘ 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: $1,519 · $127/mo
• Projected year-2 tax: $4,092 · $341/mo
• Expected delta: +$2,573/yr (+$214/mo · 169.4%)

ⓘ 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 (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 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $57,960
• − Mortgage interest: −$34,730
• − Property taxes: −$1,519
• − Insurance: −$3,100
• − Repairs & maintenance: −$4,637
• − Management: −$4,637
• − Depreciation: −$18,036
• Taxable loss: −$8,699
• Est. tax savings @ 24.0%: +$2,088
• After-tax cash flow: $4,241/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 — Glendale

• Score: 76/100
• State rank: #12
• US rank: #3235

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Glendale, AZ
• County: Maricopa County · 4,537,380 people
• City population: 294,586
• Metro: Phoenix-Mesa-Chandler, AZ
• Population (ZIP): 33,663
• Household income: $80,650
• Rent vs Own: 37.1% rent · 62.9% own
• Severe rent burden: 864.0

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 0.59)
• Race & ethnicity: Hispanic / Latino 59% Two or more races 26% White 23% Black 8% Asian 5% Native American 2%
• Hispanic origin (detail): Mexican 53%
• Common ancestry: Italian 2% Lithuanian 1% Slovak 1%
• Foreign-born: 20% · Canada, Vietnam, China
• Languages at home: 55% English-only · Spanish 39% Vietnamese 2% Tagalog/Filipino 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: ▼ -77.33%
• Current HPI: 318.1348
• Rent YoY: ▼ -1.19%
• 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

+117.5% since first listed

39 events — show timeline

• 2026-05-06 Pending — ARMLS
• 2026-04-23 Listed $620,000 ARMLS
• 2017-12-07 Sold (Public Records) $207,000 Public Records
• 2017-12-07 Sold (MLS) $207,000 ARMLS
• 2017-12-01 Pending — ARMLS
• 2017-11-30 Sold (MLS) $207,000 ARMLS
• 2017-10-22 Pending — ARMLS
• 2017-10-11 Contingent — ARMLS
• 2017-10-05 Listed $212,000 ARMLS
• 2016-01-29 Sold (Public Records) $180,000 Public Records
• 2016-01-29 Sold (MLS) $180,000 ARMLS
• 2015-12-07 Pending — ARMLS
• 2015-10-13 Listed $185,000 ARMLS
• 2015-09-24 Listing Removed — ARMLS
• 2015-08-28 Relisted — ARMLS
• 2015-08-19 Contingent — ARMLS
• 2015-07-27 Relisted — ARMLS
• 2015-07-21 Contingent — ARMLS
• 2015-06-26 Relisted — ARMLS
• 2015-06-10 Contingent — ARMLS
• 2015-06-05 Listed $175,000 ARMLS
• 2011-12-22 Listing Removed — ARMLS
• 2011-11-28 Listed $129,900 ARMLS
• 2011-04-05 Sold (Public Records) $91,000 Public Records
• 2010-12-02 Listing Removed — ARMLS
• 2010-07-16 Listed $139,000 ARMLS
• 2009-05-14 Sold (MLS) $93,000 ARMLS
• 2009-04-19 Listing Removed — ARMLS
• 2009-02-02 Listing Removed — ARMLS
• 2009-01-23 Listed $119,900 ARMLS
• 2009-01-23 Listed $107,500 ARMLS
• 2008-08-22 Listing Removed — ARMLS
• 2008-02-22 Listed $240,000 ARMLS
• 2006-11-17 Sold (Public Records) $340,000 Public Records
• 2006-07-31 Listing Removed — ARMLS
• 2006-05-15 Listed $365,000 ARMLS
• 2005-08-02 Sold (Public Records) $150,000 Public Records
• 2005-05-13 Sold (Public Records) $150,000 Public Records
• 1977-08-18 Sold (Public Records) $285,000 Public Records

Property tax history

-2.9%/yr

Latest (2025): $1,519 · +3.9% YoY. Source: county tax records.