325 W 9th St · Florence, AZ 85132

$90,000

2 bd · 1.0 ba · 1,472 sqft · SingleFamily public records · 360 Days on market

Built 1900 0.32 ac lot $61/sqft · 68% below area

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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

Just 1 block from the HISTORICAL DISTRICT IS A 1900 ADOBE HOME ON A LARGE CORNER LOT. This home needs a whole lot of TLC it is 1472 square feet with 2 fireplaces 2 Bedrooms . a bathroom and a kitchen. Sitting on a large corner lot for a total of 14003 square fee. Lots of room to expand.

Key facts

• Large corner lot
• Historical district
• Two fireplaces

Tags

• HISTORICAL DISTRICT
• LARGE CORNER LOT
• TWO FIREPLACES

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $771 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $90k).
• Recommended offer: $79k (12.0% below list) — sets the bar for market timing.
• Cap rate 16.6% 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 $622 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 1.3% rent growth), your $25k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 360 days — a 12% lower offer ($79k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 11y ago; this cycle's ask has dropped $60k (40%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $18k; list at $90k implies a 400% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wildfire risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $79,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 360 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 1900 — 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: 1.85% ✓
• Cap rate: 16.57%
• Cash-on-cash: 36.72%
• DSCR: 2.63
• GRM: 4.5

CMA / ARV

• ARV (median comp): $281,292
• List price: $90,000
• Delta: -68.00%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
670 W Cedar Ave	0.40mi	3/2.0 (+1)	1,440 (-2%)	1mo	$165,000	$115	68
656 W 10th St	0.23mi	3/2.0 (+1)	1,511 (+3%)	22mo	$280,000	$185	58
553 W 12th St	0.18mi	3/2.0 (+1)	1,309 (-11%)	8mo	$285,000	$218	58
674 W 16th St	0.38mi	3/2.0 (+1)	1,461 (-1%)	20mo	$295,000	$202	55
141 N Mulberry St	0.15mi	3/2.0 (+1)	1,585 (+8%)	21mo	$278,000	$175	54
662 W 11th St	0.24mi	3/2.5 (+1)	1,615 (+10%)	10mo	$300,000	$186	53
632 W 16th St	0.36mi	3/2.0 (+1)	1,297 (-12%)	14mo	$256,500	$198	42
595 S Orlando St S	0.63mi	3/2.0 (+1)	1,300 (-12%)	22mo	$310,000	$238	24

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: 30.7%
• Equity multiple: 2.26×
• Total profit: $31,655
• Equity at exit: $13,419

10-year hold

• IRR: 36.9%
• Equity multiple: 4.15×
• Total profit: $79,428
• Equity at exit: $7,782

Cash invested: $25,200 (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: 4.5×

Monthly cashflow live

• Estimated rent: $1,662 medium
• Mortgage (P&I): −$472
• Tax from tax record: −$33 /mo · $394/yr
• Insurance: −$38
• HOA: −$0
• Vacancy / Maint / Mgmt: −$349
• Net cashflow: $771

Break-even live

Break-even rent $686

Max offer price $90,000

Occupancy floor 49%

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: $22,500
• Closing costs: $2,700
• 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	0.32mi
479 W Geib Ave Florence, AZ	3.0	2.0	1154	$1,595	$1.38	22d	1	0.43mi

Listing history 14 events

1. 2026-01-30
   price $90,000 296-char remark

   Show marketing remark (296 chars)

   Just 1 block from the HISTORICAL DISTRICT IS A 1900 ADOBE HOME ON A LARGE CORNER LOT. This home needs a whole lot of TLC it is 1472 square feet with 2 fireplaces 2 Bedrooms . a bathroom and a kitchen. Sitting on a large corner lot for a total of 14003 square fee. Lots of room to expand.

2. 2025-07-12
   status Active 296-char remark

   Show marketing remark (296 chars)

   Just 1 block from the HISTORICAL DISTRICT IS A 1900 ADOBE HOME ON A LARGE CORNER LOT. This home needs a whole lot of TLC it is 1472 square feet with 2 fireplaces 2 Bedrooms . a bathroom and a kitchen. Sitting on a large corner lot for a total of 14003 square fee. Lots of room to expand.

3. 2025-07-09
   price $125,000 296-char remark

   Show marketing remark (296 chars)

   Just 1 block from the HISTORICAL DISTRICT IS A 1900 ADOBE HOME ON A LARGE CORNER LOT. This home needs a whole lot of TLC it is 1472 square feet with 2 fireplaces 2 Bedrooms . a bathroom and a kitchen. Sitting on a large corner lot for a total of 14003 square fee. Lots of room to expand.

4. 2025-07-07
   status Pending 296-char remark

   Show marketing remark (296 chars)

   Just 1 block from the HISTORICAL DISTRICT IS A 1900 ADOBE HOME ON A LARGE CORNER LOT. This home needs a whole lot of TLC it is 1472 square feet with 2 fireplaces 2 Bedrooms . a bathroom and a kitchen. Sitting on a large corner lot for a total of 14003 square fee. Lots of room to expand.

5. 2025-05-29
   listed $150,000 Active 296-char remark

   Show marketing remark (296 chars)

   Just 1 block from the HISTORICAL DISTRICT IS A 1900 ADOBE HOME ON A LARGE CORNER LOT. This home needs a whole lot of TLC it is 1472 square feet with 2 fireplaces 2 Bedrooms . a bathroom and a kitchen. Sitting on a large corner lot for a total of 14003 square fee. Lots of room to expand.

6. 2017-10-06
   soldstatus $18,000 Closed 171-char remark

   Show marketing remark (171 chars)

   Investment opportunity!! Property to be sold in it's As-Is condition. Seller makes no warranty to the buyer either express or implied as to the condition of the property.

7. 2017-07-13
   status Pending 171-char remark

   Show marketing remark (171 chars)

   Investment opportunity!! Property to be sold in it's As-Is condition. Seller makes no warranty to the buyer either express or implied as to the condition of the property.

8. 2017-07-13
   listed $25,000 Active 171-char remark

   Show marketing remark (171 chars)

   Investment opportunity!! Property to be sold in it's As-Is condition. Seller makes no warranty to the buyer either express or implied as to the condition of the property.

9. 2017-07-11
   soldstatus $18,000 Closed 171-char remark

   Show marketing remark (171 chars)

   Investment opportunity!! Property to be sold in it's As-Is condition. Seller makes no warranty to the buyer either express or implied as to the condition of the property.

10. 2017-06-14
    status Pending 171-char remark

    Show marketing remark (171 chars)

    Investment opportunity!! Property to be sold in it's As-Is condition. Seller makes no warranty to the buyer either express or implied as to the condition of the property.

11. 2017-05-04
    listed $25,000 Active 171-char remark

    Show marketing remark (171 chars)

    Investment opportunity!! Property to be sold in it's As-Is condition. Seller makes no warranty to the buyer either express or implied as to the condition of the property.

12. 2016-07-06
    historical
13. 2015-07-05
    listed $35,000 Active
14. 1989-05-23
    soldstatus $35,000

ⓘ 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: $394 · $33/mo
• Projected year-2 tax: $594 · $50/mo
• Expected delta: +$200/yr (+$17/mo · 50.7%)

ⓘ 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 · 19 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: $19,950
• − Mortgage interest: −$5,041
• − Property taxes: −$394
• − Insurance: −$450
• − Repairs & maintenance: −$1,596
• − Management: −$1,596
• − Depreciation: −$2,618
• Taxable income: $8,254
• Est. tax owed @ 24.0%: −$1,981
• After-tax cash flow: $7,272/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

+157.1% since first listed

14 events — show timeline

• 2026-01-30 Price Changed $90,000 ARMLS
• 2025-07-12 Relisted — ARMLS
• 2025-07-09 Price Changed $125,000 ARMLS
• 2025-07-07 Pending — ARMLS
• 2025-05-29 Listed $150,000 ARMLS
• 2017-10-06 Sold (MLS) $18,000 ARMLS
• 2017-07-13 Pending — ARMLS
• 2017-07-13 Listed $25,000 ARMLS
• 2017-07-11 Sold (MLS) $18,000 ARMLS
• 2017-06-14 Pending — ARMLS
• 2017-05-04 Listed $25,000 ARMLS
• 2016-07-06 Listing Removed — ARMLS
• 2015-07-05 Listed $35,000 ARMLS
• 1989-05-23 Sold (Public Records) $35,000 Public Records

Property tax history

+2.0%/yr

Latest (2025): $394 · +2.8% YoY. Source: county tax records.