1312 W Sunland Ave · Phoenix, AZ 85041

$219,900

6 bd · 3.0 ba · 1,892 sqft · MultiFamily · 24 Days on market

Built 1947 Fair condition 8,263 sqft 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 +25.3/30.0
• DSCR +8.3/10.0
• ARV discount +7.5/15.0
• 1% rule +6.6/10.0
• Livability +3.8/5.0
• Rent growth +2.3/5.0
• Condition / age +2.2/5.0
• Schools +1.0/10.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks

Don't miss this incredible opportunity to own a spacious property in the heart of Phoenix! This unique home offers 6 bedrooms, 3 bathrooms, plus a detached studio with its own kitchen. The property features a roll-back front metal gate entry, generous slab parking, and convenient rear alley access for added flexibility and functionality. With endless possibilities and plenty of space, this property is ready to be transformed into your dream home or investment opportunity. Conveniently located near shopping, dining, schools, parks, and major freeway access, you'll enjoy easy access to downtown Phoenix, South Mountain recreation areas, and nearby entertainment venues. A rare find with room to

Key facts

• Detached studio
• Rear alley access
• 8,263 sq ft lot

Tags

• DETACHED STUDIO
• GENEROUS SLAB PARKING
• REAR ALLEY ACCESS
• NEARBY ENTERTAINMENT VENUES

Property features AI

Finance

• Other: Lot size approximately 8,263 (assessor)
• HOA & community: No association fees

Exterior

• Utilities: City water; Public sewer
• Home design: Single family residence; Fee simple ownership
• Construction: Composition and other roofing; Construction materials: block, painted, other
• Exterior features: Block construction (painted/other); Other fencing

Interior

• Bedrooms: Up to 6 possible bedrooms
• Bathrooms: 3 full bathrooms
• Heating & cooling: Heating provided (type: other); Cooling provided (type: other)
• Interior features: Fireplace; Inside laundry; Gas dryer hookup; Washer/dryer hookup only
• Laundry & utility: Inside laundry with gas dryer hookup and washer/dryer hookups

What this means for you Summary

Snapshot

• This is a 6-bed/3.0-bath multifamily listed at $220k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $498 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $220k).
• Recommended offer: $217k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.0% 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.
• Roosevelt Elementary District (4279) (urban): math 8% / reading 14% proficiency, ranked #234 of 249 in AZ (top 94%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Sunland Elementary School (math 7% / reading 10%, grade F, #1,045 of 1,109 statewide, top 95%, 569 students, 82% FRL) — zoned schools average 82% FRL vs 36% district-wide (46 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents soft (-0.8%/yr); 259 active listings in the ZIP; solid renter incomes; 36,011 units permitted in Maricopa County in 2024 (12,801 in 5+ unit buildings).
• This rent runs 41% of the median local income ($75k/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.
• 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 24 days — a 2% lower offer ($217k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 24y 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.

Risks & watch-outs

• Watch-outs: built in 1947 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $216,601 (1.5% below list)

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. Built in 1947 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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 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: 1.16% ✓
• Cap rate: 9.01%
• Cash-on-cash: 9.70%
• DSCR: 1.43
• GRM: 7.2

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: -5.1%
• Equity multiple: 0.82×
• Total profit: $-11,390
• Equity at exit: $32,788

10-year hold

• IRR: 0.6%
• Equity multiple: 1.03×
• Total profit: $2,122
• Equity at exit: $19,013

Cash invested: $61,572 (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 85041

• Home prices YoY: -33.0%
• Rents YoY: -0.8%
• Active inventory: 259
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $2,553 medium
• Mortgage (P&I): −$1,153
• Tax est. 1.5%: −$275 /mo · $3,298/yr
• Insurance: −$92
• HOA: −$0
• Vacancy / Maint / Mgmt: −$536
• Net cashflow: $498

Break-even live

Break-even rent $1,924

Max offer price $219,900

Occupancy floor 76%

Sensitivity live

Price	-10% $649	-5% $574	+0% $498	+5% $422	+10% $346
Rent	-10% $296	-5% $397	+0% $498	+5% $598	+10% $699
Rate	-1.0pp $608	-0.5pp $553	base $498	+0.5pp $441	+1.0pp $383

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: $54,975
• Closing costs: $6,597
• Reserves months: —
• Total cash needed: —

Listing history 45 events

1. 2026-06-21
   days on market $219,900 Active 24 DOM
2. 2026-06-18
   days on market $219,900 Active 21 DOM
3. 2026-06-17
   days on market $219,900 Active 20 DOM
4. 2026-06-16
   days on market $219,900 Active 19 DOM
5. 2026-06-15
   days on market $219,900 Active 18 DOM
6. 2026-06-13
   days on market $219,900 Active 16 DOM
7. 2026-06-13
   days on market $219,900 Active 15 DOM
8. 2026-06-09
   days on market $219,900 Active 12 DOM
9. 2026-06-08
   days on market $219,900 Active 11 DOM
10. 2026-06-07
    days on market $219,900 Active 10 DOM
11. 2026-06-04
    days on market $219,900 Active 7 DOM
12. 2026-06-03
    days on market $219,900 Active 6 DOM
13. 2026-06-02
    days on market $219,900 Active 5 DOM
14. 2026-06-01
    days on market $219,900 Active 4 DOM
15. 2026-05-31
    days on market $219,900 Active 3 DOM
16. 2026-05-27
    listed $219,900 Active
17. 2026-03-10
    historical
18. 2026-01-21
    price $239,950
19. 2025-12-06
    price $249,950
20. 2025-09-21
    listed $299,950 Active
21. 2025-02-28
    listed Under Contract Accepting Backups
22. 2025-02-27
    listed $550,000
23. 2022-04-11
    soldstatus $440,000 Closed
24. 2022-03-07
    status Pending
25. 2022-02-21
    historical Under Contract Accepting Backups
26. 2022-01-19
    status Active
27. 2022-01-17
    historical Under Contract Accepting Backups
28. 2022-01-14
    price $475,000
29. 2021-12-09
    listed $525,000 Active
30. 2014-12-31
    historical
31. 2014-02-26
    price $145,000
32. 2014-01-14
    price $149,500
33. 2014-01-13
    price $139,500
34. 2013-11-02
    listed $149,000 Active
35. 2010-08-23
    soldstatus $21,000 Closed
36. 2010-08-15
    status Pending
37. 2010-07-29
    price $21,900
38. 2010-06-04
    price $29,900
39. 2010-04-27
    price $35,000
40. 2010-04-08
    listed $49,900 Active
41. 2010-02-10
    historical
42. 2009-09-21
    listed $49,900
43. 2002-10-31
    soldstatus $97,500
44. 2002-09-30
    historical
45. 2002-07-16
    listed $98,000

ⓘ 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 (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥111°F today · 19 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $30,641
• − Mortgage interest: −$12,318
• − Property taxes: −$3,298
• − Insurance: −$1,100
• − Repairs & maintenance: −$2,451
• − Management: −$2,451
• − Depreciation: −$6,397
• Taxable income: $2,626
• Est. tax owed @ 24.0%: −$630
• After-tax cash flow: $5,340/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.

Condition & rehab AI · 2 photos

Fair 45/100 Moderate rehab

This multi-family property requires significant exterior repairs and maintenance, including roof and siding work, to improve its condition and value.

Repairs flagged

• Major roof — Signs of significant damage
• Major exterior siding — Worn and peeling
• Major fencing — Structurally compromised and in need of replacement

Value-add opportunities

• Both Landscaping and exterior painting — Enhances curb appeal and property value
• Both Roof repair — Critical to the structural integrity and safety of the property

Renovation cost estimate screening

Repair item	Severity	Est. cost
roof · Signs of significant damage	Major	$15,000–50,000
exterior siding · Worn and peeling	Major	$15,000–50,000
fencing · Structurally compromised and in need of replacement	Major	$15,000–50,000
Total estimated repair cost · 3 items		$45,000–150,000

Value-add ROI direction

• Both Landscaping and exterior painting — Enhances curb appeal and property value ↑
• Both Roof repair — Critical to the structural integrity and safety of the property ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Roosevelt Elementary District (4279)
• NCES district ID: 0407080
• Math proficiency: 8% ▼ -13.00%
• Reading proficiency: 14% ▼ -8.00%
• Median HH income: $42,813
• Composite: 9.74/100
• National rank: #9829
• State rank: #234 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): 63,862
• Household income: $75,301
• Rent vs Own: 27.5% rent · 72.5% own
• Severe rent burden: 1473.0

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 Hispanic (66%)
• Race & ethnicity: Hispanic / Latino 66% Two or more races 28% Black 15% White 13% Native American 3% Asian 2%
• Hispanic origin (detail): Mexican 60%
• Common ancestry: Romanian 1% Lithuanian 1% Slovak 1%
• Foreign-born: 24% · Canada, Vietnam
• Languages at home: 49% English-only · Spanish 45% Other Asian/Pacific 1% Other Indo-European 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: ▼ -168.81%
• Current HPI: 342.4961
• Rent YoY: ▼ -0.84%
• 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

+124.4% since first listed

30 events — show timeline

• 2026-05-27 Listed $219,900 ARMLS
• 2026-03-10 Listing Removed — ARMLS
• 2026-01-21 Price Changed $239,950 ARMLS
• 2025-12-06 Price Changed $249,950 ARMLS
• 2025-09-21 Listed $299,950 ARMLS
• 2025-02-28 Listed — ARMLS
• 2025-02-27 Listed $550,000 ARMLS
• 2022-04-11 Sold (MLS) $440,000 ARMLS
• 2022-03-07 Pending — ARMLS
• 2022-02-21 Contingent — ARMLS
• 2022-01-19 Relisted — ARMLS
• 2022-01-17 Contingent — ARMLS
• 2022-01-14 Price Changed $475,000 ARMLS
• 2021-12-09 Listed $525,000 ARMLS
• 2014-12-31 Listing Removed — ARMLS
• 2014-02-26 Price Changed $145,000 ARMLS
• 2014-01-14 Price Changed $149,500 ARMLS
• 2014-01-13 Price Changed $139,500 ARMLS
• 2013-11-02 Listed $149,000 ARMLS
• 2010-08-23 Sold (MLS) $21,000 ARMLS
• 2010-08-15 Pending — ARMLS
• 2010-07-29 Price Changed $21,900 ARMLS
• 2010-06-04 Price Changed $29,900 ARMLS
• 2010-04-27 Price Changed $35,000 ARMLS
• 2010-04-08 Listed $49,900 ARMLS
• 2010-02-10 Listing Removed — ARMLS
• 2009-09-21 Listed $49,900 ARMLS
• 2002-10-31 Sold (MLS) $97,500 ARMLS
• 2002-09-30 Listing Removed — ARMLS
• 2002-07-16 Listed $98,000 ARMLS