28 E 300 -- · Pima, AZ 85543

$178,000

4 bd · 2.0 ba · 1,440 sqft · Land public records · 113 Days on market

Built 1983 0.48 ac lot

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Why this score? — see what drove the C+ 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 +21.6/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +6.9/10.0
• 1% rule +5.7/10.0
• Livability +3.0/5.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

This home offers plenty of space and opportunity with 4 bedrooms and 2 full bathrooms. The functional layout provides room for a growing household, guests, or a home office setup. With a little TLC, this home has the potential to shine and become a comfortable, personalized living space. Ideal for buyers looking to add value, this property is a great option for those ready to make updates and improvements over time. Whether you're a first-time buyer, investor, or someone seeking an affordable home with room to customize, this property is worth a look.

Key facts

• 0.48 acre lot
• 2 parking spots
• Built 1983

Property features AI

Finance

• Financial info: FHA financing indicated
• HOA & community: No association fees

Exterior

• Parking: 2 open parking spaces
• Utilities: City water; Public sewer; Other utilities
• Home design: Manufactured / mobile home; Fee simple ownership; Mountain views; Asphalt road access
• Construction: Wood siding; Steel frame construction; Metal roof; Building area per assessor
• Exterior features: Chain link fencing; Dirt front and dirt back yard

Interior

• Kitchen: Eat-in kitchen
• Bedrooms: Up to 4 bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Natural gas heating; Central air conditioning
• Interior features: Eat-in kitchen; 3/4 bath in master bedroom
• Laundry & utility: Indoor laundry with washer/dryer hookup only

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath land listed at $178k.

Deal economics

• At list price, monthly cash flow is $271 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $178k).
• Recommended offer: $162k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 60/100 on livability (#175 in AZ) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A-; Watch: amenities F, commute F, employment D-.
• Pima Unified District (4220) (town): math 28% / reading 34% proficiency, ranked #107 of 249 in AZ (top 43%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Pima Elementary School (math 35% / reading 41%, grade F, #427 of 1,109 statewide, top 39%, 539 students, 42% FRL); Pima Junior High School (math 22% / reading 27%, grade F, #108 of 218 statewide, top 49%, 194 students, 37% FRL); Pima High School (math 17% / reading 22%, grade F, #232 of 381 statewide, top 63%, 352 students, 28% FRL) — zoned schools at 35% FRL track the district average.
• Market conditions: 13 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 137 units permitted in Graham County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $19k of equity ($1k loan paydown + $18k appreciation (10.0% local appreciation)).
• Graham County population projected at +7% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $50k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 113 days — a 9% lower offer ($162k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $60k; list at $178k implies a 197% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $161,980 (9.0% below list)

Questions for the listing agent

1. It's been on market 113 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are D-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. 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.
6. 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.
7. 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: 1.07% ✓
• Cap rate: 8.12%
• Cash-on-cash: 6.52%
• DSCR: 1.29
• GRM: 7.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 29.0%
• Equity multiple: 3.29×
• Total profit: $114,225
• Equity at exit: $160,357

10-year hold

• IRR: 25.2%
• Equity multiple: 7.48×
• Total profit: $322,863
• Equity at exit: $345,815

Cash invested: $49,840 (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 85543

• Home prices YoY: 6.6%
• Active inventory: 13
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $1,900 medium
• Mortgage (P&I): −$933
• Tax est. 1.5%: −$222 /mo · $2,670/yr
• Insurance: −$74
• HOA: −$0
• Vacancy / Maint / Mgmt: −$399
• Net cashflow: $271

Break-even live

Break-even rent $1,557

Max offer price $178,000

Occupancy floor 81%

Sensitivity live

Price	-10% $394	-5% $332	+0% $271	+5% $209	+10% $148
Rent	-10% $121	-5% $196	+0% $271	+5% $346	+10% $421
Rate	-1.0pp $361	-0.5pp $316	base $271	+0.5pp $225	+1.0pp $178

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: $44,500
• Closing costs: $5,340
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
526 Heritage Cir Pima, AZ	3.0	2.0	1560	$1,900	$1.22	44d	1	0.39mi

Listing history 9 events

1. 2026-04-30
   status Pending
2. 2026-03-30
   price $178,000
3. 2026-03-01
   price $180,000
4. 2026-02-10
   price $182,000
5. 2026-01-20
   price $185,000
6. 2026-01-05
   listed $187,000 Active
7. 2018-02-26
   soldstatus $60,000
8. 2008-12-24
   soldstatus $50,654
9. 2006-08-23
   soldstatus $75,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥103°F today · 21 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: $22,800
• − Mortgage interest: −$9,971
• − Property taxes: −$2,670
• − Insurance: −$890
• − Repairs & maintenance: −$1,824
• − Management: −$1,824
• − Depreciation: −$5,178
• Taxable income: $443
• Est. tax owed @ 24.0%: −$106
• After-tax cash flow: $3,144/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: Pima Unified District (4220)
• NCES district ID: 0406440
• Math proficiency: 28% ▬ 0.00%
• Reading proficiency: 34% ▬ 0.00%
• Median HH income: $45,541
• Composite: 26.59/100
• National rank: #7180
• State rank: #107 of 249 in AZ

Livability — Pima

• Score: 60/100
• State rank: #175
• US rank: #18936

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Pima, AZ
• Population (ZIP): 4,878

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 (77%)
• Race & ethnicity: White 77% Hispanic / Latino 16% Two or more races 12% Native American 3%
• Hispanic origin (detail): Mexican 15%
• Common ancestry: Lithuanian 2% Serbian 2% Portuguese 1%
• Foreign-born: 1% · Canada
• Languages at home: 91% English-only · Spanish 6% French/Haitian/Cajun 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: ▲ 19.10%
• Current HPI: 309.1354
• 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

+137.3% since first listed

9 events — show timeline

• 2026-04-30 Pending — ARMLS
• 2026-03-30 Price Changed $178,000 ARMLS
• 2026-03-01 Price Changed $180,000 ARMLS
• 2026-02-10 Price Changed $182,000 ARMLS
• 2026-01-20 Price Changed $185,000 ARMLS
• 2026-01-05 Listed $187,000 ARMLS
• 2018-02-26 Sold (Public Records) $60,000 Public Records
• 2008-12-24 Sold (Public Records) $50,654 Public Records
• 2006-08-23 Sold (Public Records) $75,000 Public Records

Property tax history

-0.2%/yr

Latest (2025): $293 · +11.7% YoY. Source: county tax records.