95 W 6th St · Florence, AZ 85132

$140,000

2 bd · 1.0 ba · 1,245 sqft · SingleFamily public records · 195 Days on market

Built 1944 9,064 sqft lot $112/sqft · 45% below area Est $254k · 45% under

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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 +29.1/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +6.9/10.0
• Livability +3.0/5.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Bring your vision to this 1944 home near downtown Florence. It is next door to a home on the National Register of Historic Places and has so much character! Bring your vision to this 2-bedroom, 1-bath home situated on a roomy corner lot. No HOA and a large yard to expand and create limitless possibilities. Located across the street from a park and minutes to Main Street, this is an As-Is sale and a tremendous opportunity to build equity in a hard to find location.

Key facts

• Large yard
• Roomy corner lot
• 9,064 sq ft lot

Tags

• ROOMY CORNER LOT
• LARGE YARD
• ACROSS THE STREET FROM A PARK
• MINUTES TO MAIN STREET

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $484 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $140k).
• Recommended offer: $123k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.4% vs local median 4.2% in Florence — 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 60/100 on livability (#187 in AZ) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: schools F, amenities F, commute F.
• Florence Unified School District (4437) (rural): math 16% / reading 24% proficiency, ranked #178 of 249 in AZ (top 72%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: Rents rising (+1.3%/yr); 714 active listings in the ZIP; 2 comparable units currently listed for rent nearby; solid renter incomes; 9,504 units permitted in Pinal County in 2024 (776 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $968 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 1.3% rent growth), your $39k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 195 days — a 12% lower offer ($123k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 4y ago; this cycle's ask has dropped $20k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1944 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wildfire risk; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $123,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 195 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 1944 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 1.19% ✓
• Cap rate: 10.44%
• Cash-on-cash: 14.81%
• DSCR: 1.66
• GRM: 7.0

CMA / ARV

• ARV (median comp): $253,860
• List price: $140,000
• Delta: -44.85%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
633 N Pinal St	0.22mi	2/2.0	1,214 (-2%)	1mo	$230,000	$189	81
324 W 11th St	0.23mi	3/2.0 (+1)	1,205 (-3%)	13mo	$272,512	$226	64
232 S Willow St	0.41mi	3/2.0 (+1)	1,226 (-2%)	12mo	$228,000	$186	59
553 W 12th St	0.39mi	3/2.0 (+1)	1,309 (+5%)	8mo	$285,000	$218	57
212 S Ash St	0.50mi	3/2.0 (+1)	1,150 (-8%)	10mo	$263,575	$229	47
175 S Matilda St	0.46mi	3/2.0 (+1)	1,080 (-13%)	1mo	$243,000	$225	46
155 S Matilda St	0.45mi	3/2.0 (+1)	1,205 (-3%)	22mo	$279,900	$232	46
632 W 16th St	0.57mi	3/2.0 (+1)	1,297 (+4%)	14mo	$256,500	$198	45
184 S Mulberry St	0.53mi	2/2.0	1,061 (-15%)	10mo	$250,000	$236	39
595 S Orlando St S	0.65mi	3/2.0 (+1)	1,300 (+4%)	22mo	$310,000	$238	35

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 · 1.27% rent growth · sell at horizon

5-year hold

• IRR: 3.5%
• Equity multiple: 1.13×
• Total profit: $5,211
• Equity at exit: $20,874

10-year hold

• IRR: 11.5%
• Equity multiple: 1.83×
• Total profit: $32,666
• Equity at exit: $12,105

Cash invested: $39,200 (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 85132

• Home prices YoY: -5.2%
• Rents YoY: 1.3%
• Active inventory: 714
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $1,668 medium
• Mortgage (P&I): −$734
• Tax from tax record: −$41 /mo · $495/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$350
• Net cashflow: $484

Break-even live

Break-even rent $1,055

Max offer price $140,000

Occupancy floor 66%

Sensitivity live

Price	-10% $563	-5% $523	+0% $484	+5% $444	+10% $404
Rent	-10% $352	-5% $418	+0% $484	+5% $550	+10% $615
Rate	-1.0pp $554	-0.5pp $519	base $484	+0.5pp $447	+1.0pp $411

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: $35,000
• Closing costs: $4,200
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
144 S Mulberry St Florence, AZ	3.0	2.0	1415	$1,495	$1.06	44d	1	0.52mi
479 W Geib Ave Florence, AZ	3.0	2.0	1154	$1,595	$1.38	22d	1	0.59mi

Listing history 31 events

1. 2026-06-18
   days on market $140,000 Active 195 DOM
2. 2026-06-17
   days on market $140,000 Active 194 DOM
3. 2026-06-16
   days on market $140,000 Active 193 DOM
4. 2026-06-15
   days on market $140,000 Active 192 DOM
5. 2026-06-13
   days on market $140,000 Active 190 DOM
6. 2026-06-13
   days on market $140,000 Active 189 DOM
7. 2026-06-09
   days on market $140,000 Active 186 DOM
8. 2026-06-08
   days on market $140,000 Active 185 DOM
9. 2026-06-07
   days on market $140,000 Active 184 DOM
10. 2026-06-04
    days on market $140,000 Active 181 DOM
11. 2026-06-03
    days on market $140,000 Active 180 DOM
12. 2026-06-02
    days on market $140,000 Active 179 DOM
13. 2026-06-01
    days on market $140,000 Active 178 DOM
14. 2026-05-31
    days on market $140,000 Active 177 DOM
15. 2026-04-03
    status Active 469-char remark

    Show marketing remark (469 chars)

    Bring your vision to this 1944 home near downtown Florence. It is next door to a home on the National Register of Historic Places and has so much character! Bring your vision to this 2-bedroom, 1-bath home situated on a roomy corner lot. No HOA and a large yard to expand and create limitless possibilities. Located across the street from a park and minutes to Main Street, this is an As-Is sale and a tremendous opportunity to build equity in a hard to find location.

16. 2026-04-01
    historical 469-char remark

    Show marketing remark (469 chars)

    Bring your vision to this 1944 home near downtown Florence. It is next door to a home on the National Register of Historic Places and has so much character! Bring your vision to this 2-bedroom, 1-bath home situated on a roomy corner lot. No HOA and a large yard to expand and create limitless possibilities. Located across the street from a park and minutes to Main Street, this is an As-Is sale and a tremendous opportunity to build equity in a hard to find location.

17. 2026-03-11
    price $140,000 469-char remark

    Show marketing remark (469 chars)

    Bring your vision to this 1944 home near downtown Florence. It is next door to a home on the National Register of Historic Places and has so much character! Bring your vision to this 2-bedroom, 1-bath home situated on a roomy corner lot. No HOA and a large yard to expand and create limitless possibilities. Located across the street from a park and minutes to Main Street, this is an As-Is sale and a tremendous opportunity to build equity in a hard to find location.

18. 2026-01-22
    price $150,000 469-char remark

    Show marketing remark (469 chars)

    Bring your vision to this 1944 home near downtown Florence. It is next door to a home on the National Register of Historic Places and has so much character! Bring your vision to this 2-bedroom, 1-bath home situated on a roomy corner lot. No HOA and a large yard to expand and create limitless possibilities. Located across the street from a park and minutes to Main Street, this is an As-Is sale and a tremendous opportunity to build equity in a hard to find location.

19. 2025-12-03
    listed $160,000 Active 469-char remark

    Show marketing remark (469 chars)

    Bring your vision to this 1944 home near downtown Florence. It is next door to a home on the National Register of Historic Places and has so much character! Bring your vision to this 2-bedroom, 1-bath home situated on a roomy corner lot. No HOA and a large yard to expand and create limitless possibilities. Located across the street from a park and minutes to Main Street, this is an As-Is sale and a tremendous opportunity to build equity in a hard to find location.

20. 2025-12-03
    historical

    Show marketing remark (469 chars)

    Bring your vision to this 1944 home near downtown Florence. It is next door to a home on the National Register of Historic Places and has so much character! Bring your vision to this 2-bedroom, 1-bath home situated on a roomy corner lot. No HOA and a large yard to expand and create limitless possibilities. Located across the street from a park and minutes to Main Street, this is an As-Is sale and a tremendous opportunity to build equity in a hard to find location.

21. 2025-09-19
    price $160,000
22. 2025-08-14
    price $165,000
23. 2025-07-14
    listed $195,400 Active
24. 2025-03-05
    historical
25. 2024-09-24
    listed $199,000 Active
26. 2024-02-27
    historical
27. 2024-01-25
    listed $239,900 Active
28. 2022-11-06
    historical
29. 2022-10-09
    listed $247,771 Active
30. 2022-01-28
    soldstatus $125,000
31. 2019-03-22
    soldstatus $63,000

ⓘ 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: $495 · $41/mo
• Projected year-2 tax: $924 · $77/mo
• Expected delta: +$429/yr (+$36/mo · 86.6%)

ⓘ 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 ≥112°F today · 17 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,012
• − Mortgage interest: −$7,842
• − Property taxes: −$495
• − Insurance: −$700
• − Repairs & maintenance: −$1,601
• − Management: −$1,601
• − Depreciation: −$4,073
• Taxable income: $3,700
• Est. tax owed @ 24.0%: −$888
• After-tax cash flow: $4,916/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: Florence Unified School District (4437)
• NCES district ID: 0402920
• Math proficiency: 16% ▼ -11.00%
• Reading proficiency: 24% ▼ -7.00%
• Median HH income: $54,426
• Composite: 18.31/100
• National rank: #8950
• State rank: #178 of 249 in AZ

Livability — Florence

• Score: 60/100
• State rank: #187
• US rank: #19483

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Florence, AZ
• County: Pinal County · 399,947 people
• City population: 38,671
• Metro: Phoenix-Mesa-Chandler, AZ
• Population (ZIP): 38,671
• Household income: $79,000
• Rent vs Own: 13.6% rent · 86.4% own
• Severe rent burden: 102.0

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 0.56)
• Race & ethnicity: White 59% Hispanic / Latino 28% Two or more races 9% Black 7% Native American 3%
• Hispanic origin (detail): Mexican 23%
• Common ancestry: Italian 5% Portuguese 2% Romanian 2%
• Foreign-born: 9% · Canada
• Languages at home: 79% English-only · Spanish 17% German/W. Germanic 1% Russian/Polish/Slavic 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: ▼ -12.75%
• Current HPI: 233.6644
• Rent YoY: ▲ 1.27%
• 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

+122.2% since first listed

17 events — show timeline

• 2026-04-03 Relisted — ARMLS
• 2026-04-01 Listing Removed — ARMLS
• 2026-03-11 Price Changed $140,000 ARMLS
• 2026-01-22 Price Changed $150,000 ARMLS
• 2025-12-03 Listing Removed — ARMLS
• 2025-12-03 Listed $160,000 ARMLS
• 2025-09-19 Price Changed $160,000 ARMLS
• 2025-08-14 Price Changed $165,000 ARMLS
• 2025-07-14 Listed $195,400 ARMLS
• 2025-03-05 Listing Removed — ARMLS
• 2024-09-24 Listed $199,000 ARMLS
• 2024-02-27 Listing Removed — ARMLS
• 2024-01-25 Listed $239,900 ARMLS
• 2022-11-06 Listing Removed — ARMLS
• 2022-10-09 Listed $247,771 ARMLS
• 2022-01-28 Sold (Public Records) $125,000 Public Records
• 2019-03-22 Sold (Public Records) $63,000 Public Records

Property tax history

-1.7%/yr

Latest (2025): $495 · +2.8% YoY. Source: county tax records.