331 W Center St · Wickenburg, AZ 85390

$245,000

3 bd · 2.0 ba · 1,479 sqft · SingleFamily public records · 34 Days on market

Built 1945 10,500 sqft lot $166/sqft · 38% below area Est $392k · 38% under

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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 +21.4/30.0
• ARV discount +15.0/15.0
• DSCR +6.8/10.0
• 1% rule +4.3/10.0
• Livability +3.5/5.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Discover charm and convenience in the heart of Wickenburg! This 3 bed, 2 bath home boasts a seamless flow with a spacious family room featuring a wood burning fireplace. Enjoy the luxury of two master bedrooms, a spacious kitchen with tile flooring, and recent upgrades including laminate flooring, carpet, and a new roof. Situated on a large lot, this property offers endless possibilities and ample parking for all your toys and vehicles. Don't miss out on this must-see Wickenburg gem!

Key facts

• Two master bedrooms
• Recent upgrades
• Ample parking

Tags

• WOOD BURNING FIREPLACE
• TWO MASTER BEDROOMS
• TILE FLOORING
• RECENT UPGRADES
• LARGE LOT
• AMPLE PARKING

Property features AI

Finance

• Financial info: Assumable financing (buyer must qualify)
• HOA & community: No association fees

Exterior

• Parking: RV access/parking
• Utilities: City water; Public sewer
• Home design: Single family residence; Fee simple ownership
• Construction: Stucco and painted wood frame construction; Composition roof
• Exterior features: Shed(s); Adjacent to wash; Dirt front yard; Dirt backyard; City maintained road

Interior

• Kitchen: Dishwasher; Garbage disposal; Laminate countertops
• Bedrooms: Up to 3 bedrooms; Additional master bedroom(s) present
• Flooring: Carpet; Laminate; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating; Central air conditioning; Ceiling fans; Programmable thermostat
• Interior features: Eat-in kitchen; Breakfast bar; 3/4 bath in the primary bedroom; Family room fireplace; Laminate counters
• Laundry & utility: Indoor laundry

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $245k.

Deal economics

• At list price, monthly cash flow is $297 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $227k (7.4% below list).
• Recommended offer: $227k (7.4% below list) — sets the bar for 1% rule.
• Cap rate 8.1% vs local median 3.0% in Wickenburg — 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 70/100 on livability (#41 in AZ) — a middle-class / working-renter tenant base. Strengths: crime A+, housing A+, cost of living A-; Watch: amenities F, commute F.
• Wickenburg Unified District (4236) (rural): math 33% / reading 35% proficiency, ranked #92 of 249 in AZ (top 37%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Hassayampa Elementary School (math 37% / reading 32%, grade F, #471 of 1,109 statewide, top 44%, 284 students, 50% FRL); Vulture Peak Middle School (math 27% / reading 32%, grade F, #84 of 218 statewide, top 41%, 162 students, 51% FRL); Wickenburg High School (math 27% / reading 32%, grade F, #120 of 381 statewide, top 34%, 460 students, 40% FRL) — zoned schools at 47% FRL track the district average.
• Market conditions: 378 active listings in the ZIP; 18 comparable units currently listed for rent nearby; rentals at typical pace (median 19d on market — plan ~3-4 weeks tenant-placement turnaround); 36,011 units permitted in Maricopa County in 2024 (12,801 in 5+ unit buildings).
• This rent runs 40% of the median local income ($69k/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 34 days — a 3% lower offer ($238k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 5y 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.
• Current owner paid $208k; 18% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; built in 1945 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk; moderate wildfire risk; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $226,879 (7.4% below list)

Questions for the listing agent

1. It's been on market 34 days. Have you received any prior offers? Is the seller open to a 7% concession, seller financing, or rate buy-down credit?
2. Built in 1945 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are D-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: 0.93% ✗
• Cap rate: 8.07%
• Cash-on-cash: 6.36%
• DSCR: 1.28
• GRM: 9.0

CMA / ARV

• ARV (median comp): $392,026
• List price: $245,000
• Delta: -37.50%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
433 N Oxbow Dr	0.25mi	3/2.0	1,470 (-1%)	4mo	$250,000	$170	84
600 Desert Canyon Rd	0.28mi	3/2.0	1,498 (+1%)	6mo	$380,000	$254	79
645 Desert Canyon Rd	0.32mi	3/2.0	1,488 (+1%)	7mo	$375,000	$252	78
470 N Oxbow Dr	0.28mi	3/2.0	1,493 (+1%)	10mo	$300,000	$201	77
230 Cottonwood Ln	0.32mi	3/2.0	1,547 (+5%)	2mo	$477,635	$309	76
100 Cottonwood Ln	0.31mi	3/2.0	1,410 (-5%)	6mo	$371,000	$263	73
640 E Desert Canyon Rd	0.31mi	3/2.0	1,374 (-7%)	1mo	$353,000	$257	73
60 W Monte Cristo Dr	0.23mi	3/2.0	1,333 (-10%)	1mo	$352,000	$264	72
570 S Jackson St	0.17mi	3/2.0	1,679 (+14%)	4mo	$470,000	$280	66
111 W Yavapai St	0.24mi	2/1.5 (-1)	1,327 (-10%)	2mo	$300,000	$226	63
665 W Santa Fe Dr	0.74mi	2/2.0 (-1)	1,456 (-2%)	5mo	$430,000	$295	53
770 Mount Pleasant Rd	0.63mi	2/2.0 (-1)	1,650 (+12%)	7mo	$405,000	$245	41

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -8.3%
• Equity multiple: 0.70×
• Total profit: $-20,857
• Equity at exit: $36,530

10-year hold

• IRR: 1.2%
• Equity multiple: 1.09×
• Total profit: $5,860
• Equity at exit: $21,183

Cash invested: $68,600 (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 85390

• Home prices YoY: -17.4%
• Active inventory: 378
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $2,269 high
• Mortgage (P&I): −$1,285
• Tax from tax record: −$42 /mo · $501/yr
• Insurance: −$102
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$476
• Net cashflow: $297

Break-even live

Break-even rent $1,893

Max offer price $245,000

Occupancy floor 82%

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: $61,250
• Closing costs: $7,350
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
70 W Monte Cristo Dr Wickenburg, AZ	3.0	2.0	1338	$3,000	$2.24	1d	1	0.23mi
70 W Monte Cristo Dr Wickenburg, AZ	3.0	2.0	1338	$3,000	$2.24	10d	1	0.23mi
600 Desert Canyon Rd Wickenburg, AZ	3.0	2.0	1498	$1,850	$1.23	43d	1	0.26mi
18 W Monte Cristo Dr Wickenburg, AZ	3.0	2.0	1338	$2,100	$1.57	19d	1	0.31mi
40 Cottonwood Ln Wickenburg, AZ	3.0	2.0	1204	$1,900	$1.58	1d	1	0.35mi
900 W Hermosa Dr Wickenburg, AZ	3.0	2.0	1737	$3,000	$1.73	43d	1	0.91mi
600 El Recreo Ct Wickenburg, AZ	3.0	2.0	1197	$1,800	$1.50	21d	1	0.93mi
600 El Recreo Ct Wickenburg, AZ	3.0	2.0	1197	$1,800	$1.50	1d	1	0.93mi
1 Northridge Cir Wickenburg, AZ	2.0	2.0	1224	$1,800	$1.47	43d	1	1.06mi
54 Northridge Cir Unit 1 Wickenburg, AZ	2.0	2.0	1227	$1,800	$1.47	3d	1	1.08mi
54 Northridge Cir Wickenburg, AZ	2.0	2.5	1227	$1,800	$1.47	16d	1	1.08mi
54 Northridge Cir Wickenburg, AZ	2.0	2.5	1227	$1,800	$1.47	5d	1	1.08mi
737 Dylan Ct Wickenburg, AZ	3.0	2.0	1542	$1,750	$1.13	43d	1	1.11mi
640 Atchison Cir Wickenburg, AZ	3.0	2.0	1611	$3,500	$2.17	43d	1	1.11mi
741 Dylan Ct Wickenburg, AZ	3.0	2.0	1548	$1,645	$1.06	21d	1	1.11mi
736 Dylan Ct Wickenburg, AZ	3.0	2.0	1543	$1,750	$1.13	43d	1	1.13mi
757 Dylan Ct Wickenburg, AZ	3.0	2.0	1290	$1,585	$1.23	5d	1	1.14mi
560 Penn Ln Wickenburg, AZ	2.0–3.0	2.0	1051	$1,675	$1.59	1d	6	1.27mi

Listing history 50 events

1. 2026-06-18
   days on market $245,000 Active 34 DOM
2. 2026-06-17
   days on market $245,000 Active 33 DOM
3. 2026-06-16
   days on market $245,000 Active 32 DOM
4. 2026-06-15
   days on market $245,000 Active 31 DOM
5. 2026-06-13
   days on market $245,000 Active 29 DOM
6. 2026-06-13
   days on market $245,000 Active 28 DOM
7. 2026-06-09
   days on market $245,000 Active 25 DOM
8. 2026-06-08
   days on market $245,000 Active 24 DOM
9. 2026-06-07
   days on market $245,000 Active 23 DOM
10. 2026-06-04
    days on market $245,000 Active 20 DOM
11. 2026-06-03
    days on market $245,000 Active 19 DOM
12. 2026-06-02
    days on market $245,000 Active 18 DOM
13. 2026-06-01
    days on market $245,000 Active 17 DOM
14. 2026-05-31
    pricedays on market $245,000 Active 16 DOM
15. 2026-05-15
    listed $250,000 Active 429-char remark
16. 2026-02-20
    historical
17. 2026-02-20
    historical
18. 2025-11-19
    price $250,000
19. 2025-11-19
    price $250,000
20. 2025-10-07
    price $270,000
21. 2025-08-11
    price $280,000
22. 2025-08-11
    price $280,000
23. 2025-08-05
    price $285,000
24. 2025-08-04
    price $285,000
25. 2025-07-29
    price $287,000
26. 2025-07-29
    price $287,000
27. 2025-07-23
    price $290,000
28. 2025-07-23
    price $290,000
29. 2025-07-14
    price $295,000
30. 2025-07-07
    price $295,000
31. 2025-05-19
    price $300,000
32. 2025-05-19
    price $300,000
33. 2024-07-29
    price $320,000
34. 2024-07-29
    price $320,000
35. 2024-07-08
    price $325,000
36. 2024-07-08
    price $325,000
37. 2024-06-07
    listed $335,000 Active
38. 2024-06-02
    listed $335,000 Active
39. 2022-11-28
    historical
40. 2022-09-30
    price $305,000
41. 2022-09-30
    status Active
42. 2022-08-24
    historical
43. 2022-08-20
    price $310,000
44. 2022-08-12
    price $329,000
45. 2022-07-26
    listed $350,000 Active
46. 2021-05-28
    soldstatus $207,500 Closed
47. 2021-05-28
    soldstatus $207,500
48. 2021-05-26
    historical Under Contract Accepting Backups
49. 2021-05-26
    listed $199,900 Active
50. 2021-05-25
    soldstatus $207,500 Closed

ⓘ 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: $501 · $42/mo
• Projected year-2 tax: $1,617 · $135/mo
• Expected delta: +$1,116/yr (+$93/mo · 222.7%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 7/10 Severe FEMA zone X (shaded) · 77% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 8/10 Severe 7 d/yr ≥110°F today · 18 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $27,225
• − Mortgage interest: −$13,724
• − Property taxes: −$501
• − Insurance: −$2,022
• − Repairs & maintenance: −$2,178
• − Management: −$2,178
• − Depreciation: −$7,127
• Taxable loss: −$505
• Est. tax savings @ 24.0%: +$121
• After-tax cash flow: $3,688/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: Wickenburg Unified District (4236)
• NCES district ID: 0409190
• Math proficiency: 33% ▼ -10.00%
• Reading proficiency: 35% ▼ -7.00%
• Median HH income: $47,369
• Composite: 29.27/100
• National rank: #6560
• State rank: #92 of 249 in AZ

Livability — Wickenburg

• Score: 70/100
• State rank: #41
• US rank: #7975

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Wickenburg, AZ
• County: Maricopa County · 4,537,380 people
• City population: 10,298
• Metro: Phoenix-Mesa-Chandler, AZ
• Population (ZIP): 10,298
• Household income: $68,591
• Rent vs Own: 17.9% rent · 82.1% own
• Severe rent burden: 251.0

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 White (88%)
• Race & ethnicity: White 88% Hispanic / Latino 7% Two or more races 4% Native American 1%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Portuguese 3% Lithuanian 3% Slovak 2%
• Foreign-born: 3% · Canada
• Languages at home: 93% English-only · Spanish 5%

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: ▼ -66.26%
• Current HPI: 314.3169
• Rent YoY: —
• 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

+336.2% since first listed

45 events — show timeline

• 2026-05-30 Price Changed $245,000 ARMLS
• 2026-05-30 Price Changed $245,000 PAARMLS as Distributed by MLS Grid
• 2026-05-18 Listed $250,000 PAARMLS as Distributed by MLS Grid
• 2026-05-15 Listed $250,000 ARMLS
• 2026-02-20 Listing Removed — PAARMLS as Distributed by MLS Grid
• 2026-02-20 Listing Removed — ARMLS
• 2025-11-19 Price Changed $250,000 PAARMLS as Distributed by MLS Grid
• 2025-11-19 Price Changed $250,000 ARMLS
• 2025-10-07 Price Changed $270,000 PAARMLS as Distributed by MLS Grid
• 2025-08-11 Price Changed $280,000 PAARMLS as Distributed by MLS Grid
• 2025-08-11 Price Changed $280,000 ARMLS
• 2025-08-05 Price Changed $285,000 PAARMLS as Distributed by MLS Grid
• 2025-08-04 Price Changed $285,000 ARMLS
• 2025-07-29 Price Changed $287,000 PAARMLS as Distributed by MLS Grid
• 2025-07-29 Price Changed $287,000 ARMLS
• 2025-07-23 Price Changed $290,000 PAARMLS as Distributed by MLS Grid
• 2025-07-23 Price Changed $290,000 ARMLS
• 2025-07-14 Price Changed $295,000 PAARMLS as Distributed by MLS Grid
• 2025-07-07 Price Changed $295,000 ARMLS
• 2025-05-19 Price Changed $300,000 PAARMLS as Distributed by MLS Grid
• 2025-05-19 Price Changed $300,000 ARMLS
• 2024-07-29 Price Changed $320,000 PAARMLS as Distributed by MLS Grid
• 2024-07-29 Price Changed $320,000 ARMLS
• 2024-07-08 Price Changed $325,000 PAARMLS as Distributed by MLS Grid
• 2024-07-08 Price Changed $325,000 ARMLS
• 2024-06-07 Listed $335,000 PAARMLS as Distributed by MLS Grid
• 2024-06-02 Listed $335,000 ARMLS
• 2022-11-28 Listing Removed — ARMLS
• 2022-09-30 Price Changed $305,000 ARMLS
• 2022-09-30 Relisted — ARMLS
• 2022-08-24 Listing Removed — ARMLS
• 2022-08-20 Price Changed $310,000 ARMLS
• 2022-08-12 Price Changed $329,000 ARMLS
• 2022-07-26 Listed $350,000 ARMLS
• 2021-05-28 Sold (Public Records) $207,500 Public Records
• 2021-05-28 Sold (MLS) $207,500 ARMLS
• 2021-05-26 Contingent — ARMLS
• 2021-05-26 Listed $199,900 ARMLS
• 2021-05-25 Sold (MLS) $207,500 ARMLS
• 2021-04-27 Contingent — ARMLS
• 2021-04-19 Listed $199,900 ARMLS
• 1996-03-26 Sold (Public Records) $79,250 Public Records
• 1995-01-13 Sold (Public Records) $69,000 Public Records
• 1993-10-07 Sold (Public Records) $35,000 Public Records
• 1987-03-16 Sold (Public Records) $56,164 Public Records

Property tax history

-2.1%/yr

Latest (2025): $501 · +0.5% YoY. Source: county tax records.