716 W Gibson Ave · Coolidge, AZ 85128

$249,000

4 bd · 2.5 ba · 1,980 sqft · SingleFamily public records · 59 Days on market

Built 2004 5,279 sqft lot $126/sqft · 15% below area Est $295k · 15% under

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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 +14.5/15.0
• Cash flow +12.4/30.0
• DSCR +3.7/10.0
• Livability +2.9/5.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• 1% rule +2.4/10.0
• Schools +1.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

No HOA! This beauty has 4 spacious bedrooms, open floor plan with a separate family room, vaulted ceilings, ceiling fans and blinds throughout. A big kitchen with tons of cabinet space and a walk in pantry. Home has gas heat and gas stub out for dryer and range. Tile flooring downstairs and in all the wet areas. Newly installed carpet in the upstairs. New A/C and hot water heater installed approx. 1 yr. ago. The backyard is huge, with a covered patio; make this your dream paradise!

Key facts

• Gas water heater
• Gas hookup
• Large covered patio

Tags

• TILE FLOORING
• GAS RANGE
• GAS WATER HEATER
• GAS HOOKUP
• LARGE COVERED PATIO
• LARGE BACK YARD

Property features AI

Finance

• HOA & community: No association fees; Community playground

Exterior

• Parking: 2 covered parking spaces; 2 open parking spaces; 2-car garage
• Utilities: Public sewer; Private water company
• Home design: Single-family residence; Fee simple ownership
• Construction: Stucco and wood-frame construction; Painted exterior finish; Tile roof
• Exterior features: Block fencing; Gravel/stone front yard; Automatic front yard irrigation timer; City-maintained road access

Interior

• Kitchen: Built-in microwave; Walk-in pantry; Laminate counters; Gas range hookup; Dishwasher; Garbage disposal
• Bedrooms: Up to 4 bedrooms
• Flooring: Carpet; Laminate; Tile
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Natural gas heating; Central air; Ceiling fans
• Interior features: Double vanity; Upstairs living area; Eat-in kitchen; Breakfast bar; Vaulted ceilings; Primary bedroom with full bath; Separate shower and tub; Dual-pane windows; Solar panels
• Laundry & utility: Laundry inside; Washer/dryer hookups; Gas dryer hookup

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $249k.

Deal economics

• At list price, monthly cash flow is $-42 ($-501/yr) — negative.
• To cash-flow at today's rent, offer at most $242k (3.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $184k (26.0% below list).
• Recommended offer: $184k (26.0% below list) — sets the bar for 1% rule.
• Cap rate 6.1% vs local median 4.5% in Coolidge — 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 57/100 on livability (#235 in AZ) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: employment D, amenities F, commute F.
• Coolidge Unified District (4442) (town): math 8% / reading 14% proficiency, ranked #229 of 249 in AZ (top 92%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 68% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Heartland Ranch Elementary School (math 10% / reading 20%, grade F, #871 of 1,109 statewide, top 80%, 525 students, 84% FRL); Coolidge Jr. High School (math 7% / reading 11%, grade F, #200 of 218 statewide, top 93%, 362 students, 80% FRL); Coolidge High School (math 8% / reading 12%, grade F, #343 of 381 statewide, top 93%, 640 students, 68% FRL).
• Market conditions: Rents flat; 272 active listings in the ZIP; 27 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 44% of comp listings sitting > 30 days — soft ceiling on asking rent; 9,504 units permitted in Pinal County in 2024 (776 in 5+ unit buildings).
• This rent runs 34% of the median local income ($65k/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 $7k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 59 days — a 3% lower offer ($242k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 20y ago; this cycle's ask has dropped $24k (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→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $184,164 (26.0% 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 59 days. Have you received any prior offers? Is the seller open to a 26% concession, seller financing, or rate buy-down credit?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 0.74% ✗
• Cap rate: 6.09%
• Cash-on-cash: -0.72%
• DSCR: 0.97
• GRM: 11.3

CMA / ARV

• ARV (median comp): $294,509
• List price: $249,000
• Delta: -15.45%
• 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
803 W Gibson Ave	0.06mi	4/2.5	1,980 (0%)	6mo	$295,000	$149	92
713 W Gibson Ave	0.03mi	4/2.5	1,981 (+0%)	15mo	$295,000	$149	86
706 W Baldwin Loop	0.05mi	4/2.5	1,981 (+0%)	18mo	$285,000	$144	82
1406 S Navajo Ln	0.17mi	4/2.5	2,061 (+4%)	13mo	$280,000	$136	75
909 W Elm Ave	0.30mi	4/2.5	2,011 (+2%)	15mo	$325,000	$162	71
1404 S Baldwin Loop	0.12mi	3/2.5 (-1)	2,018 (+2%)	20mo	$290,000	$144	70
1005 W Lincoln Ave	0.44mi	4/3.0	2,091 (+6%)	10mo	$320,000	$153	60
739 S 9th Pl	0.41mi	4/2.0	1,755 (-11%)	2mo	$280,000	$160	58
972 W Kachina Dr	0.50mi	4/3.0	1,890 (-4%)	13mo	$304,900	$161	57
1035 W Lincoln Ave	0.46mi	3/2.0 (-1)	1,817 (-8%)	2mo	$240,000	$132	56
255 W Dewey Ave	0.73mi	4/2.5	1,801 (-9%)	5mo	$229,900	$128	46
1083 W Kachina Dr	0.53mi	3/2.0 (-1)	1,782 (-10%)	15mo	$284,900	$160	39

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 · 0.97% rent growth · sell at horizon

5-year hold

• IRR: -19.5%
• Equity multiple: 0.33×
• Total profit: $-46,805
• Equity at exit: $37,127

10-year hold

• IRR: -16.6%
• Equity multiple: 0.15×
• Total profit: $-59,154
• Equity at exit: $21,529

Cash invested: $69,720 (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 85128

• Home prices YoY: -7.9%
• Rents YoY: 1.0%
• Active inventory: 272
• Price-to-rent: 11.3×

Monthly cashflow live

• Estimated rent: $1,842 high
• Mortgage (P&I): −$1,306
• Tax from tax record: −$87 /mo · $1,045/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$387
• Net cashflow: $-42

Break-even live

Break-even rent $1,894

Max offer price $241,624

Occupancy floor 97%

Sensitivity live

Price	-10% $99	-5% $29	+0% $-42	+5% $-112	+10% $-183
Rent	-10% $-187	-5% $-115	+0% $-42	+5% $31	+10% $104
Rate	-1.0pp $84	-0.5pp $22	base $-42	+0.5pp $-106	+1.0pp $-172

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: $62,250
• Closing costs: $7,470
• Reserves months: —
• Total cash needed: —

Rent comps 27 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1505 S Navajo Ln Coolidge, AZ	3.0	2.5	1743	$1,700	$0.98	45d	1	0.18mi
611 W Verde Ln Coolidge, AZ	3.0	2.0	1681	$1,395	$0.83	45d	1	0.23mi
855 W Taylor Ave Coolidge, AZ	5.0	3.0	2500	$2,050	$0.82	45d	1	0.31mi
1081 W Palo Verde Ave Coolidge, AZ	4.0	2.0	1517	$1,750	$1.15	7d	1	0.40mi
1209 W Seagoe Ave Coolidge, AZ	4.0	2.0	1608	$1,695	$1.05	45d	1	0.63mi
1204 W Prior Ave Coolidge, AZ	3.0	2.0	1280	$1,595	$1.25	45d	1	0.70mi
1206 W Prior Ave Coolidge, AZ	4.0	2.0	1938	$1,795	$0.93	45d	1	0.70mi
232 W Elm Ave Unit B Coolidge, AZ	4.0	2.5	1452	$1,350	$0.93	45d	1	0.73mi
1211 W Wilson Ave Coolidge, AZ	3.0	2.0	1543	$1,625	$1.05	45d	1	0.75mi
144 W Douglas Ave Coolidge, AZ	4.0	2.0	1801	$1,639	$0.91	5d	1	0.84mi
1660 S Wooten St Coolidge, AZ	3.0	2.5	1385	$1,500	$1.08	7d	1	0.91mi
1286 W Roosevelt Ave Coolidge, AZ	4.0	2.0	1604	$1,649	$1.03	22d	1	0.92mi
1824 S Wooten St Coolidge, AZ	3.0	2.5	1621	$1,575	$0.97	7d	1	0.94mi
203 S 16th St Coolidge, AZ	3.0	2.5	1389	$1,550	$1.12	0d	1	1.17mi
203 S 16th St Coolidge, AZ	3.0	2.5	1389	$1,550	$1.12	26d	1	1.17mi
1451 W Pinkley Ave Coolidge, AZ	3.0	2.0	1490	$1,600	$1.07	20d	1	1.17mi
1366 W Pinkley Way Coolidge, AZ	4.0	2.0	1907	$2,050	$1.07	23d	1	1.18mi
1605 W Central Ave Coolidge, AZ	4.0	2.0	1903	$1,749	$0.92	45d	1	1.22mi
1605 W Central Ave Coolidge, AZ	4.0	2.0	1903	$1,699	$0.89	0d	1	1.22mi
392 E Dirkley Ave Coolidge, AZ	4.0	2.5	1440	$1,700	$1.18	45d	1	1.24mi
1633 W Pinkley Ct Coolidge, AZ	4.0	2.0	1906	$1,800	$0.94	45d	1	1.27mi
1304 W Byrd Ave Coolidge, AZ	4.0	2.0	1775	$1,725	$0.97	22d	1	1.31mi
1304 W Byrd Ave Coolidge, AZ	4.0	2.0	1775	$1,725	$0.97	26d	1	1.31mi
1759 W Wilson Ave Coolidge, AZ	3.0	2.0	1268	$1,200	$0.95	26d	1	1.31mi
651 N 13th Pl Coolidge, AZ	4.0	2.5	1858	$2,300	$1.24	7d	1	1.35mi
816 W Mid Way St Coolidge, AZ	3.0	2.0	1448	$1,600	$1.10	26d	1	1.41mi
1019 W Hess Ave Coolidge, AZ	4.0	2.0	1590	$1,700	$1.07	45d	1	1.48mi

Listing history 29 events

1. 2026-06-21
   days on market $249,000 Active 59 DOM
2. 2026-06-18
   days on market $249,000 Active 56 DOM
3. 2026-06-17
   days on market $249,000 Active 55 DOM
4. 2026-06-16
   days on market $249,000 Active 54 DOM
5. 2026-06-15
   days on market $249,000 Active 53 DOM
6. 2026-06-13
   days on market $249,000 Active 51 DOM
7. 2026-06-13
   days on market $249,000 Active 50 DOM
8. 2026-06-09
   days on market $249,000 Active 47 DOM
9. 2026-06-08
   days on market $249,000 Active 46 DOM
10. 2026-06-07
    days on market $249,000 Active 45 DOM
11. 2026-06-04
    days on market $249,000 Active 42 DOM
12. 2026-06-03
    days on market $249,000 Active 41 DOM
13. 2026-06-02
    days on market $249,000 Active 40 DOM
14. 2026-06-01
    days on market $249,000 Active 39 DOM
15. 2026-05-31
    days on market $249,000 Active 38 DOM
16. 2026-04-23
    listed $273,000 Active 773-char remark
17. 2025-04-08
    historical
18. 2025-02-06
    price $320,000
19. 2024-11-08
    listed $325,000 Active
20. 2021-06-17
    soldstatus $265,000 Closed

    Show marketing remark (490 chars)

    No HOA! This beauty has 4 spacious bedrooms, open floor plan with a separate family room, vaulted ceilings, ceiling fans and blinds throughout. A big kitchen with tons of cabinet space and a walk in pantry. Home has gas heat and gas stub out for dryer and range. Tile flooring downstairs and in all the wet areas. Newly installed carpet in the upstairs. New A/C and hot water heater installed approx. 1 yr. ago. The backyard is huge, with a covered patio; make this your dream paradise!

21. 2021-06-17
    soldstatus $265,000

    Show marketing remark (490 chars)

    No HOA! This beauty has 4 spacious bedrooms, open floor plan with a separate family room, vaulted ceilings, ceiling fans and blinds throughout. A big kitchen with tons of cabinet space and a walk in pantry. Home has gas heat and gas stub out for dryer and range. Tile flooring downstairs and in all the wet areas. Newly installed carpet in the upstairs. New A/C and hot water heater installed approx. 1 yr. ago. The backyard is huge, with a covered patio; make this your dream paradise!

22. 2021-05-12
    status Pending

    Show marketing remark (490 chars)

    No HOA! This beauty has 4 spacious bedrooms, open floor plan with a separate family room, vaulted ceilings, ceiling fans and blinds throughout. A big kitchen with tons of cabinet space and a walk in pantry. Home has gas heat and gas stub out for dryer and range. Tile flooring downstairs and in all the wet areas. Newly installed carpet in the upstairs. New A/C and hot water heater installed approx. 1 yr. ago. The backyard is huge, with a covered patio; make this your dream paradise!

23. 2021-05-07
    listed $260,000 Active

    Show marketing remark (490 chars)

    No HOA! This beauty has 4 spacious bedrooms, open floor plan with a separate family room, vaulted ceilings, ceiling fans and blinds throughout. A big kitchen with tons of cabinet space and a walk in pantry. Home has gas heat and gas stub out for dryer and range. Tile flooring downstairs and in all the wet areas. Newly installed carpet in the upstairs. New A/C and hot water heater installed approx. 1 yr. ago. The backyard is huge, with a covered patio; make this your dream paradise!

24. 2013-11-29
    soldstatus $112,000 Closed
25. 2013-11-27
    soldstatus $112,000
26. 2013-10-17
    status Pending
27. 2013-10-02
    listed $114,900 Active
28. 2006-03-21
    historical
29. 2006-03-14
    listed $245,000

ⓘ 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: $1,045 · $87/mo
• Projected year-2 tax: $1,643 · $137/mo
• Expected delta: +$598/yr (+$50/mo · 57.2%)

ⓘ 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 · 20 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: $22,100
• − Mortgage interest: −$13,948
• − Property taxes: −$1,045
• − Insurance: −$1,245
• − Repairs & maintenance: −$1,768
• − Management: −$1,768
• − Depreciation: −$7,244
• Taxable loss: −$4,918
• Est. tax savings @ 24.0%: +$1,180
• After-tax cash flow: $679/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: Coolidge Unified District (4442)
• NCES district ID: 0402320
• Math proficiency: 8% ▼ -6.00%
• Reading proficiency: 14% ▼ -2.00%
• Median HH income: $49,182
• Composite: 10.35/100
• National rank: #9787
• State rank: #229 of 249 in AZ

Livability — Coolidge

• Score: 57/100
• State rank: #235
• US rank: #22344

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Coolidge, AZ
• County: Pinal County · 399,947 people
• City population: 19,487
• Metro: Phoenix-Mesa-Chandler, AZ
• Population (ZIP): 19,487
• Household income: $65,477
• Rent vs Own: 26.0% rent · 74.0% own
• Severe rent burden: 264.0

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 0.64)
• Race & ethnicity: Hispanic / Latino 52% White 29% Two or more races 22% Native American 17% Black 4%
• Hispanic origin (detail): Mexican 49%
• Common ancestry: Lithuanian 1% Portuguese 1% Serbian 1%
• Foreign-born: 9% · Canada
• Languages at home: 71% English-only · Spanish 25% Other Indo-European 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: ▼ -23.95%
• Current HPI: 280.3422
• Rent YoY: ▲ 0.97%
• 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

+1.6% since first listed

15 events — show timeline

• 2026-05-28 Price Changed $249,000 ARMLS
• 2026-04-23 Listed $273,000 ARMLS
• 2025-04-08 Listing Removed — ARMLS
• 2025-02-06 Price Changed $320,000 ARMLS
• 2024-11-08 Listed $325,000 ARMLS
• 2021-06-17 Sold (Public Records) $265,000 Public Records
• 2021-06-17 Sold (MLS) $265,000 ARMLS
• 2021-05-12 Pending — ARMLS
• 2021-05-07 Listed $260,000 ARMLS
• 2013-11-29 Sold (MLS) $112,000 ARMLS
• 2013-11-27 Sold (Public Records) $112,000 Public Records
• 2013-10-17 Pending — ARMLS
• 2013-10-02 Listed $114,900 ARMLS
• 2006-03-21 Listing Removed — ARMLS
• 2006-03-14 Listed $245,000 ARMLS

Property tax history

-1.1%/yr

Latest (2025): $1,045 · +5.4% YoY. Source: county tax records.