18216 N 5th Pl · Phoenix, AZ 85022

$250,000

2 bd · 2.0 ba · 1,248 sqft · Manufactured public records · 54 Days on market

Built 1980 6,740 sqft lot $200/sqft · 8% below area Est $274k · 9% under $31/mo HOA · 2% of rent

---

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 +11.5/15.0
• Cash flow +11.2/30.0
• Schools +3.8/10.0
• Livability +3.8/5.0
• DSCR +3.3/10.0
• Condition / age +2.5/5.0
• Rent growth +2.2/5.0
• 1% rule +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

GREAT OPEN FLOOR PLAN WITH 52 X 12 WEST FACING CARPORT/COVERED PATIO AND 38 X 12 EAST FACING COVERED PATIO.NEWER 16 X 12 WORKSHOP WITH LOFT AND ELECTRIC.12 X 8 METAL SHED & 4.5 X 5 WOODEN SHED.DOUBLE OVEN IN KITCHEN PLUS PANTRY AND BUILT-IN TABLE WITH CHAIRS.BUILT-IN CHINA CABINET IN DINING ROOM.DOUBLE CLOSETS IN BEDROOMS PLUS BUILT-IN DRAWERS DESK AREA IN HALLWAY BY KITCHEN & FMLY RM.9 X 7 INSIDE UTIIITY ROOM. 5 CEILING FANS WITH LIGHTS.DUAL PANE WINDOWS.GAS HEAT AND HOT WATER.TWO CITRUS TREES.PLENTY OF PARKING FOR R.V.'S,BOAT,TRAILOR,ECT.LOW MAINTAINCE YARD. NO FHA OR VA FINANCING AVAILABLE. CONVENTIONAL FINANCING ONLY !!!

Key facts

• Low-maintenance yard
• Open floor plan
• Covered patios

Tags

• OPEN FLOOR PLAN
• COVERED PATIOS
• TWO SHEDS
• ELECTRICITY
• INTERIOR UTILITY ROOM
• LOW-MAINTENANCE YARD

Property features AI

Finance

• Other: Lot size noted as 6,740 (source: assessor)
• HOA & community: Has association; $31 monthly fee covering grounds maintenance; Community pool; Community spa (heated); Community media room; Playground

Exterior

• Parking: 2 open parking spaces; 1 covered space; 1 carport space
• Utilities: Public sewer; City water
• Home design: Manufactured / mobile home; Fee simple ownership
• Construction: Steel siding and steel frame; Composition roof
• Exterior features: Shed(s); Gravel/stone front and back; City-maintained road; Storage

Interior

• Kitchen: Refrigerator; Dishwasher; Built-in electric oven
• Bedrooms: 2 possible bedrooms
• Flooring: Carpet; Linoleum
• Bathrooms: 2 full bathrooms
• Heating & cooling: Natural gas heating; Has cooling
• Interior features: High-speed internet; Eat-in kitchen; Separate shower and tub; Dual-pane windows; Storage
• Laundry & utility: Inside laundry

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $250k.

Deal economics

• At list price, monthly cash flow is $-97 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $233k (6.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $178k (29.0% below list).
• Recommended offer: $178k (29.0% below list) — sets the bar for 1% rule.
• Cap rate 5.8% 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.
• Paradise Valley Unified District (4241) (urban): math 39% / reading 46% proficiency, ranked #56 of 249 in AZ (top 22%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Cactus View Elementary School (math 23% / reading 28%, grade F, #631 of 1,109 statewide, top 57%, 562 students, 59% FRL); Vista Verde Middle School (math 13% / reading 26%, grade F, #134 of 218 statewide, top 63%, 544 students, 71% FRL); North Canyon High School (math 13% / reading 23%, grade F, #242 of 381 statewide, top 64%, 1,842 students, 55% FRL) — zoned schools average 62% FRL vs 29% district-wide (32 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 21% at this address vs 42% district-wide (-22 pts) — the specific schools serving this property underperform the Paradise Valley Unified District (4241) average; the district grade overstates school quality for this exact location.
• Market conditions: Rents soft (-1.2%/yr); 286 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals leasing fast (median 7d on market — plan ~1-2 weeks tenant-placement turnaround); 36,011 units permitted in Maricopa County in 2024 (12,801 in 5+ unit buildings).
• This rent runs 30% of the median local income ($70k/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 $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 54 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 $20k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $120k; list at $250k implies a 108% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $177,550 (29.0% 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 54 days. Have you received any prior offers? Is the seller open to a 29% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.71% ✗
• Cap rate: 5.83%
• Cash-on-cash: -1.67%
• DSCR: 0.93
• GRM: 11.7

CMA / ARV

• ARV (median comp): $274,340
• List price: $250,000
• Delta: -8.87%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
417 E Michigan Ave	0.13mi	2/2.0	1,249 (+0%)	14mo	$307,000	$246	82
233 E Villa Rita Dr	0.24mi	3/2.0 (+1)	1,254 (+0%)	3mo	$210,000	$167	81
311 E Wagoner Rd	0.18mi	2/2.0	1,162 (-7%)	1mo	$250,000	$215	80
440 E Michigan Ave	0.04mi	2/2.0	1,153 (-8%)	18mo	$285,000	$247	71
314 E Villa Maria Dr	0.15mi	2/2.0	1,100 (-12%)	5mo	$215,000	$195	69
402 E Charleston Ave	0.22mi	2/2.0	1,162 (-7%)	11mo	$279,000	$240	69
18032 N 3rd Pl	0.16mi	2/2.0	1,344 (+8%)	14mo	$300,000	$223	68
33 E Libby St	0.42mi	3/2.0 (+1)	1,233 (-1%)	10mo	$335,000	$272	65
19401 N 7st Lot 94 St #94	0.62mi	3/2.0 (+1)	1,200 (-4%)	2mo	$84,500	$70	58
19401 N 7th St #25	0.64mi	3/2.0 (+1)	1,200 (-4%)	4mo	$70,000	$58	56
17821 N 1st St	0.43mi	3/2.0 (+1)	1,169 (-6%)	16mo	$250,000	$214	51
18051 N 1st St	0.37mi	3/2.0 (+1)	1,384 (+11%)	14mo	$308,000	$223	48

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: -22.0%
• Equity multiple: 0.26×
• Total profit: $-52,020
• Equity at exit: $37,276

10-year hold

• IRR: -24.1%
• Equity multiple: -0.05×
• Total profit: $-73,841
• Equity at exit: $21,615

Cash invested: $70,000 (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 85022

• Rents YoY: -1.2%
• Active inventory: 286
• Price-to-rent: 11.7×

Monthly cashflow live

• Estimated rent: $1,776 high
• Mortgage (P&I): −$1,311
• Tax from tax record: −$54 /mo · $644/yr
• Insurance: −$104
• HOA: −$31
• Vacancy / Maint / Mgmt: −$373
• Net cashflow: $-97

Break-even live

Break-even rent $1,899

Max offer price $232,823

Occupancy floor —

Sensitivity live

Price	-10% $44	-5% $-26	+0% $-97	+5% $-168	+10% $-239
Rent	-10% $-238	-5% $-167	+0% $-97	+5% $-27	+10% $43
Rate	-1.0pp $29	-0.5pp $-34	base $-97	+0.5pp $-162	+1.0pp $-228

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: $62,500
• Closing costs: $7,500
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
726 E Villa Rita Dr Phoenix, AZ	2.0	2.0	1088	$2,000	$1.84	20d	1	0.14mi
726 E Villa Rita Dr Phoenix, AZ	2.0	2.0	1088	$2,000	$1.84	12d	1	0.14mi
18217 N 2nd Pl Phoenix, AZ	2.0	1.0	833	$1,300	$1.56	18d	1	0.22mi
17625 N 7th St Phoenix, AZ	1.0–3.0	1.0–2.0	925	$1,369	$1.48	0d	6	0.35mi
815 E Grovers Ave Phoenix, AZ	1.0–2.0	1.0–2.5	1469	$2,800	$1.91	7d	2	0.39mi
18437 N 8th Pl Phoenix, AZ	3.0	2.0	1355	$1,980	$1.46	7d	1	0.40mi
1032 E Villa Maria Dr Phoenix, AZ	2.0	2.0	1097	$1,850	$1.69	21d	1	0.49mi
1032 E Villa Maria Dr Phoenix, AZ	2.0	2.0	1097	$1,850	$1.69	9d	1	0.49mi
17617 N 9th St Phoenix, AZ	1.0–3.0	1.0–2.0	956	$1,513	$1.58	0d	39	0.55mi
1130 E Grovers Ave Phoenix, AZ	2.0	2.0	934	$1,336	$1.43	0d	10	0.56mi
1126 E Charleston Ave Phoenix, AZ	3.0	2.0	1214	$2,450	$2.02	5d	1	0.56mi
1136 E Villa Rita Dr Phoenix, AZ	2.0	2.0	1141	$1,950	$1.71	26d	1	0.57mi
314 E Hartford Ave Phoenix, AZ	2.0	2.0	1320	$2,195	$1.66	26d	1	0.57mi
229 E Anderson Ave Phoenix, AZ	2.0	2.0	1256	$2,100	$1.67	9d	1	0.58mi
17249 N 7th St Phoenix, AZ	1.0–3.0	1.0–2.0	1082	$1,538	$1.42	0d	50	0.59mi
118 E Anderson Ave Phoenix, AZ	2.0	2.0	1272	$1,950	$1.53	26d	1	0.64mi
17420 N 2nd Ave Phoenix, AZ	3.0	2.0	1312	$2,000	$1.52	23d	1	0.72mi
10 E Bell Rd Phoenix, AZ	2.0	1.0–2.0	658	$1,427	$2.17	0d	35	0.74mi
1100 E Bell Rd Phoenix, AZ	1.0–3.0	1.0–2.0	987	$1,824	$1.85	0d	22	0.81mi
110 W Bell Rd Phoenix, AZ	1.0	1.0	845	$1,499	$1.77	9d	1	0.82mi
110 W Bell Rd Unit 2 Phoenix, AZ	2.0	2.0	980	$1,649	$1.68	26d	1	0.84mi
110 W Bell Rd Unit 12 Phoenix, AZ	1.0	1.0	856	$1,399	$1.63	26d	1	0.84mi
110 W Bell Rd Unit 1 Phoenix, AZ	1.0	1.0	739	$1,299	$1.76	26d	1	0.84mi
11 E Bell Rd Phoenix, AZ	1.0–2.0	1.0–2.0	950	$1,705	$1.79	0d	11	0.88mi
220 W Bell Rd Phoenix, AZ	1.0–3.0	1.0–2.0	1082	$1,564	$1.45	3d	32	0.89mi
19601 N 7th St Phoenix, AZ	2.0–3.0	2.0–2.5	1000	$1,295	$1.29	7d	3	0.92mi
17646 N 6th Ave Phoenix, AZ	3.0	2.0	1286	$2,200	$1.71	5d	1	0.93mi
17017 N 12th St Phoenix, AZ	2.0	1.0–2.0	1069	$1,547	$1.45	0d	9	0.93mi
425 E Marco Polo Rd Phoenix, AZ	3.0	2.0	1168	$2,395	$2.05	3d	1	1.04mi
1450 E Bell Rd Phoenix, AZ	1.0–3.0	1.0–2.0	957	$1,556	$1.63	0d	90	1.05mi
16609 N 1st Ave Phoenix, AZ	2.0	1.0	910	$1,350	$1.48	0d	1	1.06mi
18633 N 15th St Phoenix, AZ	3.0	2.0	1240	$2,249	$1.81	9d	1	1.07mi
1420 E Topeka Dr Phoenix, AZ	3.0	2.5	1464	$2,215	$1.51	9d	1	1.07mi
110 E Greenway Pkwy Phoenix, AZ	1.0–3.0	1.0–2.0	968	$1,640	$1.69	0d	8	1.08mi
16875 N 12th St Unit 17 Phoenix, AZ	3.0	2.5	1323	$2,200	$1.66	26d	1	1.08mi
16220 N 7th St Phoenix, AZ	1.0–2.0	1.0–2.0	885	$1,708	$1.93	0d	31	1.12mi
19835 N 8th Pl Phoenix, AZ	3.0	3.0	1320	$2,300	$1.74	9d	1	1.13mi
1506 E Wescott Dr Phoenix, AZ	3.0	2.0	1136	$2,045	$1.80	7d	1	1.15mi
16601 N 12th St Phoenix, AZ	1.0–3.0	1.0–2.0	1242	$1,697	$1.37	0d	20	1.15mi
1510 E Taro Ln Phoenix, AZ	3.0	2.0	1136	$2,149	$1.89	26d	1	1.18mi

HOA detail

• Monthly dues: $31 · $372/yr
• Likely covers: watergaselectric

Listing history 30 events

1. 2026-06-21
   days on market $250,000 Active 54 DOM
2. 2026-06-18
   days on market $250,000 Active 51 DOM
3. 2026-06-17
   days on market $250,000 Active 50 DOM
4. 2026-06-16
   days on market $250,000 Active 49 DOM
5. 2026-06-15
   days on market $250,000 Active 48 DOM
6. 2026-06-13
   days on market $250,000 Active 46 DOM
7. 2026-06-13
   days on market $250,000 Active 45 DOM
8. 2026-06-09
   days on market $250,000 Active 42 DOM
9. 2026-06-08
   days on market $250,000 Active 41 DOM
10. 2026-06-07
    days on market $250,000 Active 40 DOM
11. 2026-06-04
    days on market $250,000 Active 37 DOM
12. 2026-06-03
    days on market $250,000 Active 36 DOM
13. 2026-06-02
    days on market $250,000 Active 35 DOM
14. 2026-06-01
    days on market $250,000 Active 34 DOM
15. 2026-05-31
    days on market $250,000 Active 33 DOM
16. 2026-04-28
    listed $270,000 Active 799-char remark
17. 2011-07-18
    historical
18. 2010-07-19
    listed $125,000 Active
19. 2007-05-31
    soldstatus $120,000

    Show marketing remark (640 chars)

    GREAT OPEN FLOOR PLAN WITH 52 X 12 WEST FACING CARPORT/COVERED PATIO AND 38 X 12 EAST FACING COVERED PATIO.NEWER 16 X 12 WORKSHOP WITH LOFT AND ELECTRIC.12 X 8 METAL SHED & 4.5 X 5 WOODEN SHED.DOUBLE OVEN IN KITCHEN PLUS PANTRY AND BUILT-IN TABLE WITH CHAIRS.BUILT-IN CHINA CABINET IN DINING ROOM.DOUBLE CLOSETS IN BEDROOMS PLUS BUILT-IN DRAWERS DESK AREA IN HALLWAY BY KITCHEN & FMLY RM.9 X 7 INSIDE UTIIITY ROOM. 5 CEILING FANS WITH LIGHTS.DUAL PANE WINDOWS.GAS HEAT AND HOT WATER.TWO CITRUS TREES.PLENTY OF PARKING FOR R.V.'S,BOAT,TRAILOR,ECT.LOW MAINTAINCE YARD. NO FHA OR VA FINANCING AVAILABLE. CONVENTIONAL FINANCING ONLY !!!

20. 2007-05-31
    soldstatus $120,000

    Show marketing remark (640 chars)

    GREAT OPEN FLOOR PLAN WITH 52 X 12 WEST FACING CARPORT/COVERED PATIO AND 38 X 12 EAST FACING COVERED PATIO.NEWER 16 X 12 WORKSHOP WITH LOFT AND ELECTRIC.12 X 8 METAL SHED & 4.5 X 5 WOODEN SHED.DOUBLE OVEN IN KITCHEN PLUS PANTRY AND BUILT-IN TABLE WITH CHAIRS.BUILT-IN CHINA CABINET IN DINING ROOM.DOUBLE CLOSETS IN BEDROOMS PLUS BUILT-IN DRAWERS DESK AREA IN HALLWAY BY KITCHEN & FMLY RM.9 X 7 INSIDE UTIIITY ROOM. 5 CEILING FANS WITH LIGHTS.DUAL PANE WINDOWS.GAS HEAT AND HOT WATER.TWO CITRUS TREES.PLENTY OF PARKING FOR R.V.'S,BOAT,TRAILOR,ECT.LOW MAINTAINCE YARD. NO FHA OR VA FINANCING AVAILABLE. CONVENTIONAL FINANCING ONLY !!!

21. 2007-05-23
    historical

    Show marketing remark (640 chars)

    GREAT OPEN FLOOR PLAN WITH 52 X 12 WEST FACING CARPORT/COVERED PATIO AND 38 X 12 EAST FACING COVERED PATIO.NEWER 16 X 12 WORKSHOP WITH LOFT AND ELECTRIC.12 X 8 METAL SHED & 4.5 X 5 WOODEN SHED.DOUBLE OVEN IN KITCHEN PLUS PANTRY AND BUILT-IN TABLE WITH CHAIRS.BUILT-IN CHINA CABINET IN DINING ROOM.DOUBLE CLOSETS IN BEDROOMS PLUS BUILT-IN DRAWERS DESK AREA IN HALLWAY BY KITCHEN & FMLY RM.9 X 7 INSIDE UTIIITY ROOM. 5 CEILING FANS WITH LIGHTS.DUAL PANE WINDOWS.GAS HEAT AND HOT WATER.TWO CITRUS TREES.PLENTY OF PARKING FOR R.V.'S,BOAT,TRAILOR,ECT.LOW MAINTAINCE YARD. NO FHA OR VA FINANCING AVAILABLE. CONVENTIONAL FINANCING ONLY !!!

22. 2007-03-02
    listed $124,900

    Show marketing remark (640 chars)

    GREAT OPEN FLOOR PLAN WITH 52 X 12 WEST FACING CARPORT/COVERED PATIO AND 38 X 12 EAST FACING COVERED PATIO.NEWER 16 X 12 WORKSHOP WITH LOFT AND ELECTRIC.12 X 8 METAL SHED & 4.5 X 5 WOODEN SHED.DOUBLE OVEN IN KITCHEN PLUS PANTRY AND BUILT-IN TABLE WITH CHAIRS.BUILT-IN CHINA CABINET IN DINING ROOM.DOUBLE CLOSETS IN BEDROOMS PLUS BUILT-IN DRAWERS DESK AREA IN HALLWAY BY KITCHEN & FMLY RM.9 X 7 INSIDE UTIIITY ROOM. 5 CEILING FANS WITH LIGHTS.DUAL PANE WINDOWS.GAS HEAT AND HOT WATER.TWO CITRUS TREES.PLENTY OF PARKING FOR R.V.'S,BOAT,TRAILOR,ECT.LOW MAINTAINCE YARD. NO FHA OR VA FINANCING AVAILABLE. CONVENTIONAL FINANCING ONLY !!!

23. 2006-08-18
    soldstatus $119,000
24. 2006-08-18
    soldstatus $117,000
25. 2006-07-06
    historical
26. 2006-06-26
    listed $119,900
27. 2006-06-24
    historical
28. 2006-06-23
    listed $119,900
29. 1994-06-29
    soldstatus $47,900
30. 1979-12-03
    soldstatus $13,800

ⓘ 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: $644 · $54/mo
• Projected year-2 tax: $1,650 · $138/mo
• Expected delta: +$1,006/yr (+$84/mo · 156.1%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥111°F today · 18 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: $21,306
• − Mortgage interest: −$14,004
• − Property taxes: −$644
• − Insurance: −$1,250
• − Repairs & maintenance: −$1,704
• − Management: −$1,704
• − HOA: −$372
• − Depreciation: −$7,273
• Taxable loss: −$5,646
• Est. tax savings @ 24.0%: +$1,355
• After-tax cash flow: $188/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: Paradise Valley Unified District (4241)
• NCES district ID: 0405930
• Math proficiency: 39% ▼ -11.00%
• Reading proficiency: 46% ▼ -7.00%
• Median HH income: $64,106
• Composite: 37.89/100
• National rank: #4316
• State rank: #56 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): 53,811
• Household income: $69,927
• Rent vs Own: 47.7% rent · 52.3% own
• Severe rent burden: 2976.0

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 0.59)
• Race & ethnicity: White 59% Hispanic / Latino 22% Two or more races 11% Black 10% Asian 3% Native American 3%
• Hispanic origin (detail): Mexican 18%
• Common ancestry: Romanian 3% Lithuanian 2% Italian 1%
• Foreign-born: 14% · Canada, China, Vietnam
• Languages at home: 79% English-only · Spanish 13% Other Indo-European 2% Russian/Polish/Slavic 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: ▼ -329.75%
• Current HPI: 313.5085
• Rent YoY: ▼ -1.21%
• 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

+1711.6% since first listed

16 events — show timeline

• 2026-05-19 Price Changed $250,000 ARMLS
• 2026-04-28 Listed $270,000 ARMLS
• 2011-07-18 Listing Removed — ARMLS
• 2010-07-19 Listed $125,000 ARMLS
• 2007-05-31 Sold (Public Records) $120,000 Public Records
• 2007-05-31 Sold (MLS) $120,000 ARMLS
• 2007-05-23 Listing Removed — ARMLS
• 2007-03-02 Listed $124,900 ARMLS
• 2006-08-18 Sold (Public Records) $117,000 Public Records
• 2006-08-18 Sold (MLS) $119,000 ARMLS
• 2006-07-06 Listing Removed — ARMLS
• 2006-06-26 Listed $119,900 ARMLS
• 2006-06-24 Listing Removed — ARMLS
• 2006-06-23 Listed $119,900 ARMLS
• 1994-06-29 Sold (Public Records) $47,900 Public Records
• 1979-12-03 Sold (Public Records) $13,800 Public Records

Property tax history

-0.4%/yr

Latest (2025): $644 · +2.6% YoY. Source: county tax records.