3572 W Ross Ave · Phoenix, AZ 85308

$269,900

2 bd · 2.0 ba · 1,440 sqft · Manufactured public records · 91 Days on market

Built 1973 10,303 sqft lot $187/sqft · 10% above area Est $248k · 9% over

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Why this score? — see what drove the F 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 +12.4/30.0
• Schools +4.7/10.0
• Livability +3.8/5.0
• DSCR +3.7/10.0
• ARV discount +3.5/15.0
• Condition / age +2.5/5.0
• 1% rule +2.2/10.0
• Rent growth +1.9/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This Home in located in North Phoenix, has No HOA and is has been updated in the right places like a very large walk in closet for the Primary Bedroom. With mature trees, artificial turf and a RV gate, this is perfect for all you toys and your work equipment. Built 1973, so not FHA, VA or conventional loans. 21st Mortgage out of Knoxville, TN will lend on the property. The carport and garage work well as a workshop or two park your vehicles. The is a turn key home that is move in ready for the right cash buyer or getting a loan from 21st Mortgage. Come tour today and make this your own.

Key facts

• Carport
• Rv gate
• Artificial turf

Tags

• NO HOA
• LARGE WALK IN CLOSET
• MATURE TREES
• ARTIFICIAL TURF
• RV GATE
• CARPORT

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $270k.

Deal economics

• At list price, monthly cash flow is $-43 ($-513/yr) — negative.
• To cash-flow at today's rent, offer at most $262k (2.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $195k (27.9% below list).
• Recommended offer: $195k (27.9% below list) — sets the bar for 1% rule.
• Cap rate 6.1% 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.
• Deer Valley Unified District (4246) (urban): math 50% / reading 55% proficiency, ranked #33 of 249 in AZ (top 13%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents soft (-2.4%/yr); 303 active listings in the ZIP; 37 comparable units currently listed for rent nearby; rentals at typical pace (median 17d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 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 $2k of loan paydown is wiped out by about $8k 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 91 days — a 9% lower offer ($246k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 22y ago; this cycle's ask has dropped $30k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $80k; list at $270k implies a 237% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate 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 $194,518 (27.9% 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 91 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 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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?
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: 0.72% ✗
• Cap rate: 6.10%
• Cash-on-cash: -0.68%
• DSCR: 0.97
• GRM: 11.6

CMA / ARV

• ARV (median comp): $247,691
• List price: $269,900
• Delta: 8.97%
• Verdict: FAIR
• Comps: 10 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3613 W Ross Ave	0.07mi	3/2.0 (+1)	1,466 (+2%)	8mo	$308,000	$210	83
3702 W Abraham Ln	0.22mi	2/2.0	1,512 (+5%)	5mo	$245,000	$162	77
3617 W Rose Garden Ln	0.06mi	3/2.0 (+1)	1,499 (+4%)	12mo	$315,000	$210	75
3840 W Rose Garden Ln	0.30mi	2/2.0	1,441 (+0%)	17mo	$330,000	$229	72
3716 W Rose Garden Ln	0.13mi	3/2.0 (+1)	1,296 (-10%)	1mo	$338,000	$261	71
3521 W Lone Cactus Dr	0.20mi	3/2.0 (+1)	1,568 (+9%)	3mo	$255,000	$163	68
3557 W Ross Ave	0.04mi	3/2.0 (+1)	1,568 (+9%)	16mo	$265,000	$169	65
3523 W Quail Ave	0.15mi	3/2.0 (+1)	1,232 (-14%)	6mo	$260,000	$211	59
3850 W Abraham Ln	0.30mi	3/2.0 (+1)	1,344 (-7%)	18mo	$295,000	$219	55
3810 W Mohawk Ln	0.37mi	2/2.0	1,616 (+12%)	13mo	$310,000	$192	51

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: -20.4%
• Equity multiple: 0.31×
• Total profit: $-52,304
• Equity at exit: $40,243

10-year hold

• IRR: -20.4%
• Equity multiple: 0.05×
• Total profit: $-71,676
• Equity at exit: $23,336

Cash invested: $75,572 (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 85308

• Rents YoY: -2.4%
• Active inventory: 303
• Price-to-rent: 11.6×

Monthly cashflow live

• Estimated rent: $1,945 high
• Mortgage (P&I): −$1,415
• Tax from tax record: −$52 /mo · $619/yr
• Insurance: −$112
• HOA: −$0
• Vacancy / Maint / Mgmt: −$408
• Net cashflow: $-43

Break-even live

Break-even rent $1,999

Max offer price $262,350

Occupancy floor 97%

Sensitivity live

Price	-10% $110	-5% $34	+0% $-43	+5% $-119	+10% $-196
Rent	-10% $-196	-5% $-120	+0% $-43	+5% $34	+10% $111
Rate	-1.0pp $93	-0.5pp $26	base $-43	+0.5pp $-113	+1.0pp $-184

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: $67,475
• Closing costs: $8,097
• Reserves months: —
• Total cash needed: —

Rent comps 37 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
21655 N 36th Ave #135 Glendale, AZ	3.0	2.5	1457	$2,100	$1.44	22d	1	0.33mi
3732 W Firehawk Dr Glendale, AZ	3.0	2.0	1254	$1,929	$1.54	0d	1	0.36mi
3425 W Deer Valley Rd Phoenix, AZ	1.0–3.0	1.0–2.0	963	$1,848	$1.92	3d	8	0.42mi
3547 W Via del Sol Dr Glendale, AZ	3.0	2.0	1720	$2,300	$1.34	5d	1	0.43mi
21812 N 36th Ln Glendale, AZ	3.0	2.0	1138	$1,811	$1.59	25d	1	0.43mi
4039 W Salter Dr Glendale, AZ	3.0	2.5	1689	$2,485	$1.47	44d	1	0.54mi
20601 N 33rd Ave Phoenix, AZ	3.0	2.0	1085	$2,100	$1.94	25d	1	0.54mi
4039 W Salter Dr Glendale, AZ	3.0	2.5	1689	$2,210	$1.31	21d	1	0.54mi
3711 W Blackhawk Dr Glendale, AZ	3.0	2.0	1567	$2,200	$1.40	11d	1	0.55mi
3257 W Melinda Ln Phoenix, AZ	3.0	2.0	1101	$2,086	$1.89	25d	1	0.59mi
3215 W Salter Dr Phoenix, AZ	3.0	2.0	1451	$2,145	$1.48	13d	1	0.59mi
3215 W Salter Dr Phoenix, AZ	3.0	2.0	1450	$2,145	$1.48	4d	1	0.59mi
20818 N 42nd Ave Glendale, AZ	3.0	2.0	1701	$3,000	$1.76	44d	1	0.70mi
3049 W Covey Ln Phoenix, AZ	3.0	2.0	1101	$1,850	$1.68	44d	1	0.73mi
20245 N 32nd Dr Phoenix, AZ	1.0–2.0	1.0–2.0	834	$1,530	$1.83	0d	13	0.75mi
3011 W Zachary Dr Phoenix, AZ	3.0	2.0	1324	$1,945	$1.47	8d	1	0.81mi
3338 W Tonto Ln Phoenix, AZ	2.0	1.0	1206	$1,375	$1.14	8d	1	0.94mi
22052 N 30th Dr Phoenix, AZ	3.0	2.5	1421	$2,120	$1.49	17d	1	0.98mi
22045 N 30th Dr Phoenix, AZ	3.0	2.5	1421	$1,999	$1.41	44d	1	1.00mi
2902 W Irma Ln Phoenix, AZ	3.0	2.0	1553	$2,295	$1.48	44d	1	1.00mi
3132 W Robin Ln Phoenix, AZ	3.0	2.0	1086	$1,781	$1.64	13d	1	1.02mi
2811 W Deer Valley Rd Phoenix, AZ	2.0	2.0	952	$1,448	$1.52	6d	1	1.05mi
2811 W Deer Valley Rd Phoenix, AZ	2.0	2.0	952	$1,527	$1.60	44d	1	1.05mi
22022 N 29th Dr Phoenix, AZ	3.0	2.0	1508	$1,871	$1.24	8d	1	1.07mi
20808 N 27th Ave Phoenix, AZ	1.0–3.0	1.0–2.0	962	$1,560	$1.62	0d	15	1.11mi
2819 W Louise Dr Unit 2 Phoenix, AZ	2.0	2.0	1750	$1,850	$1.06	25d	1	1.12mi
20018 N 43rd Ln Glendale, AZ	3.0	2.0	1464	$2,180	$1.49	8d	1	1.15mi
22227 N 29th Dr Phoenix, AZ	3.0	2.5	1558	$1,899	$1.22	25d	1	1.17mi
22125 N 29th Ave Phoenix, AZ	2.0–4.0	2.5–4.0	1771	$2,275	$1.28	44d	3	1.18mi
19601 N 43rd Dr Glendale, AZ	3.0	2.0	1145	$2,000	$1.75	44d	1	1.30mi
3010 W Yorkshire Dr Phoenix, AZ	1.0–3.0	1.0–2.0	975	$1,444	$1.48	2d	80	1.30mi
4425 W Tonto Rd Glendale, AZ	3.0	2.5	1585	$2,014	$1.27	25d	1	1.36mi
4545 W Beardsley Rd Glendale, AZ	1.0–2.0	1.0–2.0	1012	$1,836	$1.81	0d	16	1.37mi
4461 W Tonto Rd Glendale, AZ	3.0	2.5	1264	$1,995	$1.58	6d	1	1.41mi
4441 W Oraibi Dr Glendale, AZ	3.0	2.5	1264	$1,995	$1.58	15d	1	1.42mi
2929 W Yorkshire Dr Phoenix, AZ	1.0–3.0	1.0–2.0	915	$1,498	$1.64	19d	2	1.44mi
3411 W Morrow Dr #3 Phoenix, AZ	2.0	1.5	1056	$1,495	$1.42	44d	1	1.48mi

Listing history 23 events

1. 2026-06-18
   days on market $269,900 Active 91 DOM
2. 2026-06-17
   days on market $269,900 Active 90 DOM
3. 2026-06-16
   days on market $269,900 Active 89 DOM
4. 2026-06-15
   days on market $269,900 Active 88 DOM
5. 2026-06-13
   days on market $269,900 Active 86 DOM
6. 2026-06-13
   days on market $269,900 Active 85 DOM
7. 2026-06-09
   days on market $269,900 Active 82 DOM
8. 2026-06-08
   days on market $269,900 Active 81 DOM
9. 2026-06-07
   days on market $269,900 Active 80 DOM
10. 2026-06-04
    days on market $269,900 Active 77 DOM
11. 2026-06-03
    days on market $269,900 Active 76 DOM
12. 2026-06-02
    days on market $269,900 Active 75 DOM
13. 2026-06-01
    days on market $269,900 Active 74 DOM
14. 2026-05-31
    days on market $269,900 Active 73 DOM
15. 2026-05-12
    price $269,900 593-char remark

    Show marketing remark (593 chars)

    This Home in located in North Phoenix, has No HOA and is has been updated in the right places like a very large walk in closet for the Primary Bedroom. With mature trees, artificial turf and a RV gate, this is perfect for all you toys and your work equipment. Built 1973, so not FHA, VA or conventional loans. 21st Mortgage out of Knoxville, TN will lend on the property. The carport and garage work well as a workshop or two park your vehicles. The is a turn key home that is move in ready for the right cash buyer or getting a loan from 21st Mortgage. Come tour today and make this your own.

16. 2026-05-06
    price $285,000 593-char remark

    Show marketing remark (593 chars)

    This Home in located in North Phoenix, has No HOA and is has been updated in the right places like a very large walk in closet for the Primary Bedroom. With mature trees, artificial turf and a RV gate, this is perfect for all you toys and your work equipment. Built 1973, so not FHA, VA or conventional loans. 21st Mortgage out of Knoxville, TN will lend on the property. The carport and garage work well as a workshop or two park your vehicles. The is a turn key home that is move in ready for the right cash buyer or getting a loan from 21st Mortgage. Come tour today and make this your own.

17. 2026-03-25
    price $290,000 593-char remark

    Show marketing remark (593 chars)

    This Home in located in North Phoenix, has No HOA and is has been updated in the right places like a very large walk in closet for the Primary Bedroom. With mature trees, artificial turf and a RV gate, this is perfect for all you toys and your work equipment. Built 1973, so not FHA, VA or conventional loans. 21st Mortgage out of Knoxville, TN will lend on the property. The carport and garage work well as a workshop or two park your vehicles. The is a turn key home that is move in ready for the right cash buyer or getting a loan from 21st Mortgage. Come tour today and make this your own.

18. 2026-03-19
    listed $300,000 Active 593-char remark

    Show marketing remark (593 chars)

    This Home in located in North Phoenix, has No HOA and is has been updated in the right places like a very large walk in closet for the Primary Bedroom. With mature trees, artificial turf and a RV gate, this is perfect for all you toys and your work equipment. Built 1973, so not FHA, VA or conventional loans. 21st Mortgage out of Knoxville, TN will lend on the property. The carport and garage work well as a workshop or two park your vehicles. The is a turn key home that is move in ready for the right cash buyer or getting a loan from 21st Mortgage. Come tour today and make this your own.

19. 2005-01-12
    soldstatus $80,000
20. 2005-01-07
    soldstatus $80,000 263-char remark

    Show marketing remark (263 chars)

    GORGEOUS 2BEDR 2BATH HOME, MOVE-IN CONDITION, ON A LARGE CORNER LOT W/MATURE CITRUS TREES. STORAGE SHED AND A WORK SHOP, 2 COVERED PATIOS, CARPETED THROUGHOUT, NICE LARGE KITCHEN W/NEWER GAS COOKTOP AND LARGE REFRIGERATOR. SPA CONVEYS. DON'T LET THIS ONE PASS BY!

21. 2004-12-16
    historical 263-char remark

    Show marketing remark (263 chars)

    GORGEOUS 2BEDR 2BATH HOME, MOVE-IN CONDITION, ON A LARGE CORNER LOT W/MATURE CITRUS TREES. STORAGE SHED AND A WORK SHOP, 2 COVERED PATIOS, CARPETED THROUGHOUT, NICE LARGE KITCHEN W/NEWER GAS COOKTOP AND LARGE REFRIGERATOR. SPA CONVEYS. DON'T LET THIS ONE PASS BY!

22. 2004-10-25
    listed $87,500 263-char remark

    Show marketing remark (263 chars)

    GORGEOUS 2BEDR 2BATH HOME, MOVE-IN CONDITION, ON A LARGE CORNER LOT W/MATURE CITRUS TREES. STORAGE SHED AND A WORK SHOP, 2 COVERED PATIOS, CARPETED THROUGHOUT, NICE LARGE KITCHEN W/NEWER GAS COOKTOP AND LARGE REFRIGERATOR. SPA CONVEYS. DON'T LET THIS ONE PASS BY!

23. 1982-03-03
    soldstatus $31,000

ⓘ 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: $619 · $52/mo
• Projected year-2 tax: $1,781 · $148/mo
• Expected delta: +$1,162/yr (+$97/mo · 187.7%)

ⓘ 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 5/10 Major
• 🌡 Heat 9/10 Extreme 7 d/yr ≥111°F today · 19 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,342
• − Mortgage interest: −$15,119
• − Property taxes: −$619
• − Insurance: −$1,350
• − Repairs & maintenance: −$1,867
• − Management: −$1,867
• − Depreciation: −$7,852
• Taxable loss: −$5,331
• Est. tax savings @ 24.0%: +$1,280
• After-tax cash flow: $767/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: Deer Valley Unified District (4246)
• NCES district ID: 0407750
• Math proficiency: 50% ▼ -9.00%
• Reading proficiency: 55% ▼ -6.00%
• Median HH income: $72,516
• Composite: 47.0/100
• National rank: #2346
• State rank: #33 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): 65,095
• Household income: $95,247
• Rent vs Own: 29.2% rent · 70.8% own
• Severe rent burden: 1896.0

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: Predominantly White (70%)
• Race & ethnicity: White 70% Hispanic / Latino 14% Two or more races 12% Asian 5% Black 2% Native American 1%
• Hispanic origin (detail): Mexican 11%
• Common ancestry: Romanian 3% Lithuanian 3% Portuguese 2%
• Foreign-born: 11% · Canada, China, South Korea
• Languages at home: 84% English-only · Spanish 6% Other Indo-European 3% Russian/Polish/Slavic 2%

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: ▼ -259.70%
• Current HPI: 296.0366
• Rent YoY: ▼ -2.39%
• 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

+770.6% since first listed

9 events — show timeline

• 2026-05-12 Price Changed $269,900 ARMLS
• 2026-05-06 Price Changed $285,000 ARMLS
• 2026-03-25 Price Changed $290,000 ARMLS
• 2026-03-19 Listed $300,000 ARMLS
• 2005-01-12 Sold (Public Records) $80,000 Public Records
• 2005-01-07 Sold (MLS) $80,000 ARMLS
• 2004-12-16 Listing Removed — ARMLS
• 2004-10-25 Listed $87,500 ARMLS
• 1982-03-03 Sold (Public Records) $31,000 Public Records

Property tax history

+6.0%/yr

Latest (2025): $619 · +1.0% YoY. Source: county tax records.