2557 W Rose Ln #204 · Phoenix, AZ 85017

$60,000

1 bd · 1.0 ba · 800 sqft · Condo · 145 Days on market

Built 1963 $271/mo HOA · 25% of rent ↓ 18% since listing

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Why this score? — see what drove the B- 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 +27.7/30.0
• 1% rule +10.0/10.0
• DSCR +9.8/10.0
• ARV discount +7.5/15.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• Schools +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This one bedroom 1 bath unit is on the second floor which needs some TLC purchase unit ''AS-IS''. Has a balcony which over looks the parking lot. This unit has a community pol and use of the common area rec room & Laundry room. Unit includes 1 covered parking space only. property is close to freeway access and walking distance to shopping center. Close to Grand Canyon University. Very affordable monthly carrying charges which included water, sewer, trash, landscaping and common area cleaning and maintenance Come and see

Key facts

• Recreation room
• Private balcony
• Pool

Tags

• PRIVATE BALCONY
• POOL
• RECREATION ROOM
• ON-SITE LAUNDRY FACILITIES

Property features AI

Finance

• Other: Community pool; Near bus stop
• HOA & community: Monthly association fee; Association covers roof repair and replacement, sewer, pest control, grounds maintenance, exterior maintenance, street maintenance, trash, water, and other items (see remarks); Association rules prohibit visible trucks, trailers, RVs, and boats

Exterior

• Parking: Assigned covered parking space; One carport space
• Security: Gated community
• Utilities: City water; Public sewer
• Home design: Co-operative ownership; Apartment (attached property)
• Construction: Wood frame and block construction; Painted exterior; Composition roof; Building area reported by owner
• Exterior features: Balcony; Wrought iron fencing; Private maintained road

Interior

• Kitchen: Laminate counters; Refrigerator
• Bedrooms: One bedroom (possible)
• Flooring: Linoleum
• Bathrooms: 1 full bathroom
• Heating & cooling: Natural gas heating; Central air; Ceiling fans
• Interior features: High-speed internet; No interior steps; Full bath connected to master bedroom; Laminate counters
• Laundry & utility: On-site laundry (coin-operated); Community laundry; Other/see remarks

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $60k.

Deal economics

• At list price, monthly cash flow is $182 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $60k).
• Recommended offer: $53k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.9% 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.
• 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: Maryland Elementary School (math 7% / reading 21%, grade F, #917 of 1,109 statewide, top 83%, 554 students, 83% FRL); Washington High School (math 21% / reading 26%, grade F, #206 of 381 statewide, top 54%, 1,756 students, 60% FRL).
• Market conditions: Rents soft (-0.3%/yr); 86 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals leasing fast (median 0d on market — plan ~1-2 weeks tenant-placement turnaround); 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 $415 of loan paydown is wiped out by about $2k 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 145 days — a 12% lower offer ($53k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 4y ago; this cycle's ask has dropped $12k (17%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: HOA is 25% of rent.
• 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 $52,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 145 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1963 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
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 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: 1.83% ✓
• Cap rate: 9.93%
• Cash-on-cash: 12.98%
• DSCR: 1.58
• GRM: 4.6

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: -2.0%
• Equity multiple: 0.93×
• Total profit: $-1,181
• Equity at exit: $8,946

10-year hold

• IRR: 2.3%
• Equity multiple: 1.13×
• Total profit: $2,186
• Equity at exit: $5,188

Cash invested: $16,800 (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 85017

• Home prices YoY: -14.4%
• Rents YoY: -0.3%
• Active inventory: 86
• Price-to-rent: 4.6×

Monthly cashflow live

• Estimated rent: $1,098 high
• Mortgage (P&I): −$315
• Tax est. 1.5%: −$75 /mo · $900/yr
• Insurance: −$25
• HOA: −$271
• Vacancy / Maint / Mgmt: −$231
• Net cashflow: $182

Break-even live

Break-even rent $868

Max offer price $60,000

Occupancy floor 78%

Sensitivity live

Price	-10% $223	-5% $202	+0% $182	+5% $161	+10% $140
Rent	-10% $95	-5% $138	+0% $182	+5% $225	+10% $268
Rate	-1.0pp $212	-0.5pp $197	base $182	+0.5pp $166	+1.0pp $150

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: $15,000
• Closing costs: $1,800
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6131 N 27th Ave Phoenix, AZ	2.0	1.0–2.0	661	$1,006	$1.52	0d	27	0.16mi
6241 N 27th Ave Unit 327 Phoenix, AZ	2.0	2.0	856	$1,199	$1.40	19d	1	0.21mi
6241 N 27th Ave Unit 228 Phoenix, AZ	2.0	2.0	856	$1,199	$1.40	0d	1	0.21mi
6241 N 27th Ave Apt 318 Phoenix, AZ	1.0	1.0	656	$899	$1.37	0d	1	0.24mi
6043 N 23rd Ave Unit 1A Phoenix, AZ	2.0	1.0	920	$1,295	$1.41	14d	1	0.30mi
6027 N 23rd Ave Phoenix, AZ	1.0–3.0	1.0–2.0	995	$1,095	$1.10	0d	1	0.32mi
5726 N Black Canyon Hwy Unit 51 Phoenix, AZ	1.0	1.5	840	$1,051	$1.25	20d	1	0.36mi
2540 W Maryland Ave Phoenix, AZ	1.0–2.0	1.0	725	$1,049	$1.45	0d	2	0.36mi
2520 W McLellan Blvd Phoenix, AZ	2.0–3.0	1.0	800	$849	$1.06	0d	6	0.51mi
6040 N 21st Ave Unit 5 Phoenix, AZ	1.0	1.0	600	$899	$1.50	0d	1	0.52mi
6040 N 21st Ave Unit 5 Phoenix, AZ	1.0	1.0	600	$949	$1.58	23d	1	0.52mi
2609 W Ocotillo Rd #4 Phoenix, AZ	2.0	1.5	968	$1,299	$1.34	4d	1	0.53mi
2501 W Ocotillo Rd Phoenix, AZ	1.0–2.0	1.0	740	$795	$1.07	0d	4	0.53mi
6627 N 27th Ave Phoenix, AZ	2.0	1.5	968	$1,495	$1.54	2d	1	0.54mi
2041 W Berridge Ln Unit 6 Phoenix, AZ	2.0	1.0	1000	$1,013	$1.01	11d	1	0.55mi
2041 W Berridge Ln Unit 1 Phoenix, AZ	1.0	1.0	600	$843	$1.41	11d	1	0.55mi
2041 W Berridge Ln Unit 1 Phoenix, AZ	1.0	1.0	600	$813	$1.35	0d	1	0.55mi
2040 W Berridge Ln Apt 24 Phoenix, AZ	1.0	1.0	570	$1,195	$2.10	0d	1	0.55mi
2689 W Ocotillo Rd Phoenix, AZ	2.0	1.5	968	$1,195	$1.23	0d	1	0.56mi
2512 W Ocotillo Rd Phoenix, AZ	2.0	1.0	750	$899	$1.20	6d	1	0.57mi
2502 W Ocotillo Rd Phoenix, AZ	1.0–2.0	1.0	650	$1,099	$1.69	0d	2	0.57mi
2608 W Ocotillo Rd Unit A Phoenix, AZ	2.0	1.0	850	$1,600	$1.88	0d	1	0.58mi
6721 N 25th Dr Phoenix, AZ	2.0	1.0	750	$950	$1.27	0d	1	0.59mi
1939 W Berridge Ln Unit 14 Phoenix, AZ	2.0	2.0	960	$1,395	$1.45	0d	1	0.67mi
6801 N 25th Dr Phoenix, AZ	1.0–2.0	1.0	750	$949	$1.27	0d	1	0.67mi
5525 N 27th Dr Unit 5525-17 Phoenix, AZ	2.0	1.0	800	$1,395	$1.74	0d	1	0.69mi
6250 N 19th Ave Phoenix, AZ	1.0–2.0	1.0–2.0	731	$975	$1.33	0d	9	0.70mi
1919 W Berridge Ln Unit 5 Phoenix, AZ	1.0	1.0	600	$843	$1.41	0d	1	0.71mi
6805 N 27th Ave Unit 206 Phoenix, AZ	2.0	1.0	640	$1,143	$1.79	0d	1	0.71mi
6805 N 27th Ave Unit 321 Phoenix, AZ	2.0	1.0	640	$995	$1.55	0d	1	0.71mi
6819 N 27th Ave Phoenix, AZ	1.0	1.0	600	$974	$1.62	0d	5	0.74mi
2534 W Georgia Ave Phoenix, AZ	1.0	1.0	600	$775	$1.29	0d	2	0.81mi
2150 W Missouri Ave Phoenix, AZ	2.0–3.0	2.0	970	$1,395	$1.44	0d	2	0.83mi
2537 W Georgia Ave #6 Phoenix, AZ	2.0	1.0	792	$999	$1.26	2d	1	0.86mi
2537 W Georgia Ave #6 Phoenix, AZ	2.0	1.0	792	$999	$1.26	0d	1	0.86mi
6545 N 19th Ave Phoenix, AZ	1.0	1.0	702	$970	$1.38	0d	6	0.90mi
2250 W Glendale Ave Unit 2250-1 Phoenix, AZ	1.0	1.0	640	$998	$1.56	0d	1	0.91mi
2250 W Glendale Ave Phoenix, AZ	1.0	1.0	640	$999	$1.56	0d	1	0.91mi
2302 W Colter St Apt A101 Phoenix, AZ	2.0	1.0	713	$995	$1.40	0d	1	0.91mi
1828 W Tuckey Ln Phoenix, AZ	1.0	1.0	804	$1,675	$2.08	18d	1	0.99mi

HOA detail condo

• Monthly dues: $271 · $3,252/yr
• Likely covers: watersewertrashlandscaping
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 24 events

1. 2026-06-21
   days on market $60,000 Active 145 DOM
2. 2026-06-18
   days on market $60,000 Active 142 DOM
3. 2026-06-17
   days on market $60,000 Active 141 DOM
4. 2026-06-16
   days on market $60,000 Active 140 DOM
5. 2026-06-15
   days on market $60,000 Active 139 DOM
6. 2026-06-13
   days on market $60,000 Active 137 DOM
7. 2026-06-09
   days on market $60,000 Active 133 DOM
8. 2026-06-08
   days on market $60,000 Active 132 DOM
9. 2026-06-07
   days on market $60,000 Active 131 DOM
10. 2026-06-04
    days on market $60,000 Active 128 DOM
11. 2026-06-03
    days on market $60,000 Active 127 DOM
12. 2026-06-02
    days on market $60,000 Active 126 DOM
13. 2026-06-01
    days on market $60,000 Active 125 DOM
14. 2026-05-31
    days on market $60,000 Active 124 DOM
15. 2026-05-17
    price $64,500
16. 2026-05-04
    price $65,000
17. 2026-04-27
    price $67,000
18. 2026-04-07
    price $68,000
19. 2026-03-25
    price $69,000
20. 2026-03-04
    price $71,000
21. 2026-01-27
    listed $72,000 Active
22. 2022-07-08
    soldstatus $75,000 Closed 535-char remark

    Show marketing remark (535 chars)

    This one bedroom 1 bath unit is on the second floor which needs some TLC purchase unit ''AS-IS''. Has a balcony which over looks the parking lot. This unit has a community pol and use of the common area rec room & Laundry room. Unit includes 1 covered parking space only. property is close to freeway access and walking distance to shopping center. Close to Grand Canyon University. Very affordable monthly carrying charges which included water, sewer, trash, landscaping and common area cleaning and maintenance Come and see

23. 2022-06-17
    status Pending 535-char remark

    Show marketing remark (535 chars)

    This one bedroom 1 bath unit is on the second floor which needs some TLC purchase unit ''AS-IS''. Has a balcony which over looks the parking lot. This unit has a community pol and use of the common area rec room & Laundry room. Unit includes 1 covered parking space only. property is close to freeway access and walking distance to shopping center. Close to Grand Canyon University. Very affordable monthly carrying charges which included water, sewer, trash, landscaping and common area cleaning and maintenance Come and see

24. 2022-05-10
    listed $79,000 Active 535-char remark

    Show marketing remark (535 chars)

    This one bedroom 1 bath unit is on the second floor which needs some TLC purchase unit ''AS-IS''. Has a balcony which over looks the parking lot. This unit has a community pol and use of the common area rec room & Laundry room. Unit includes 1 covered parking space only. property is close to freeway access and walking distance to shopping center. Close to Grand Canyon University. Very affordable monthly carrying charges which included water, sewer, trash, landscaping and common area cleaning and maintenance Come and see

ⓘ 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 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 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,176
• − Mortgage interest: −$3,361
• − Property taxes: −$900
• − Insurance: −$300
• − Repairs & maintenance: −$1,054
• − Management: −$1,054
• − HOA: −$3,252
• − Depreciation: −$1,745
• Taxable income: $1,509
• Est. tax owed @ 24.0%: −$362
• After-tax cash flow: $1,819/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 — 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): 46,129
• Household income: $58,346
• Rent vs Own: 55.6% rent · 44.4% own
• Severe rent burden: 1843.0

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 0.58)
• Race & ethnicity: Hispanic / Latino 61% Two or more races 31% White 20% Black 10% Asian 3% Native American 2%
• Hispanic origin (detail): Mexican 54%
• Common ancestry: Iranian 1% Italian 1% Portuguese 1%
• Foreign-born: 31% · Canada, Philippines, Vietnam
• Languages at home: 40% English-only · Spanish 51% Other Asian/Pacific 2% 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: ▼ -79.21%
• Current HPI: 471.0211
• Rent YoY: ▼ -0.33%
• 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

-18.4% since first listed

10 events — show timeline

• 2026-05-17 Price Changed $64,500 ARMLS
• 2026-05-04 Price Changed $65,000 ARMLS
• 2026-04-27 Price Changed $67,000 ARMLS
• 2026-04-07 Price Changed $68,000 ARMLS
• 2026-03-25 Price Changed $69,000 ARMLS
• 2026-03-04 Price Changed $71,000 ARMLS
• 2026-01-27 Listed $72,000 ARMLS
• 2022-07-08 Sold (MLS) $75,000 ARMLS
• 2022-06-17 Pending — ARMLS
• 2022-05-10 Listed $79,000 ARMLS