6602 W Andrea Dr · Phoenix, AZ 85083

$525,000

4 bd · 4.0 ba · 2,244 sqft · SingleFamily public records · 15 Days on market

Built 2000 6,254 sqft lot Est $673k · 22% under $75/mo HOA · 3% of rent

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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 +15.0/15.0
• Appreciation +10.0/10.0
• Cash flow +6.5/30.0
• Schools +4.7/10.0
• Livability +3.8/5.0
• Rent growth +3.1/5.0
• Condition / age +2.5/5.0
• 1% rule +0.7/10.0
• DSCR +0.7/10.0

Listing remarks MLS

Wonderful former model in gated North Phoenix preserve area! Fantastic mountain views all around community, hiking trails! Close to Loop 101, shopping and excellent schools! Open and spacious floorplan with soaring ceilings! Kitchen has beautiful silestone countertops, breakfast nook with window seat/storage! Master bedroom is huge and downstairs for convenience. Masterbath is ''spa like'' with garden tub, separate shower & dual sinks. Backyard is secluded, with a lovely spa just waiting for you!! This is NOT a short sale! TRADITIONAL SALE! The three-car garage has extra insulation and air-conditioning, was the office for the model!! Virtual tour will be on by 2-18-13!

Key facts

• Hanging pot rack
• Sliding doors
• Skylights

Tags

• MIRRORED FEATURE WALL
• SLIDING DOORS
• SKYLIGHTS
• GRANITE COUNTERS
• AMPLE WOOD CABINETRY
• HANGING POT RACK

Property features AI

Finance

• Other: Lot size approximately 6,254 (assessor); Building area source: owner
• HOA & community: Community offers biking/walking paths; HOA with monthly fee of $75 covering grounds maintenance

Exterior

• Parking: 4 open parking spaces; 3 covered parking spaces; 3-car garage with garage door opener, extended length, direct access and attached garage cabinets
• Security: Gated community
• Utilities: City water; Public sewer
• Home design: Single-family residence; Fee simple ownership; Mountain views
• Construction: Stucco and painted wood-frame construction; Tile roof
• Exterior features: Private, heated above-ground spa; Block fencing; Sprinklers front and rear with auto timers; Desert front landscaping; Gravel/stone front and back

Interior

• Kitchen: Built-in microwave; Refrigerator; Dishwasher; Disposal; Built-in electric oven; Water purifier
• Bedrooms: Up to 5 bedrooms (possible)
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Natural gas heating; Central air; Ceiling fans
• Interior features: High-speed internet; Granite counters; Double vanity in bathroom; Master suite on main floor; Breakfast bar; Vaulted ceilings; Full bathroom in master bedroom; Separate shower and tub; Skylights; Solar screens; Dual-pane windows
• Laundry & utility: Laundry inside

What this means for you Summary

Snapshot

• This is a 4-bed/4.0-bath single-family listed at $525k.

Deal economics

• At list price, monthly cash flow is $-898 ($-11k/yr) — negative.
• To cash-flow at today's rent, offer at most $366k (30.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $299k (43.0% below list).
• Recommended offer: $299k (43.0% below list) — sets the bar for 1% rule.
• Cap rate 4.2% vs local median 3.3% in Phoenix — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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.
• Deer Valley Unified District (4246) (urban): math 50% / reading 55% proficiency, ranked #33 of 249 in AZ (top 13%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Terramar Academy of The Arts (math 52% / reading 59%, grade C, #201 of 1,109 statewide, top 18%, 1,015 students, 13% FRL); Mountain Ridge High School (math 51% / reading 55%, grade C-, #29 of 381 statewide, top 8%, 2,771 students, 10% FRL).
• Market conditions: Rents rising (+2.3%/yr); 118 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 36,011 units permitted in Maricopa County in 2024 (12,801 in 5+ unit buildings).

Forward outlook

• In year one you build about $56k of equity ($4k loan paydown + $52k appreciation (10.0% local appreciation)).
• Maricopa County population projected at +38% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 2, paydown + projected appreciation supports a ~$90k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 15 days — a 2% lower offer ($517k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 23y 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 $234k; list at $525k implies a 124% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 6→14/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $299,215 (43.0% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 0.57% ✗
• Cap rate: 4.24%
• Cash-on-cash: -7.33%
• DSCR: 0.67
• GRM: 14.6

CMA / ARV

• ARV (on-the-fly): $673,200
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
26752 N 66th Ln	0.05mi	3/2.0 (-1)	2,154 (-4%)	1mo	$476,000	$221	77
27383 N 69th Ln	0.53mi	4/3.0	2,084 (-7%)	1mo	$644,990	$309	59
6964 W Buckhorn Trl	0.55mi	4/3.0	2,084 (-7%)	1mo	$624,990	$300	58
6827 W EL Cortez Pl	0.59mi	4/2.0	2,339 (+4%)	1mo	$600,000	$257	57
6764 W Tether Trl	0.23mi	5/3.0 (+1)	2,556 (+14%)	0mo	$510,000	$200	57
6999 W Pinnacle Vista Dr	0.59mi	4/3.0	2,084 (-7%)	0mo	$639,990	$307	56
6805 W Tether Trl	0.33mi	5/3.0 (+1)	2,556 (+14%)	1mo	$595,000	$233	52
6967 W Pinnacle Vista Dr	0.56mi	3/2.5 (-1)	1,989 (-11%)	1mo	$651,300	$327	44
6972 W Buckhorn Trl	0.56mi	3/2.5 (-1)	1,989 (-11%)	1mo	$620,000	$312	43
6991 W Pinnacle Vista Dr	0.58mi	3/2.5 (-1)	1,989 (-11%)	1mo	$625,000	$314	42
7048 W Quail Track Dr	0.58mi	3/2.5 (-1)	2,508 (+12%)	0mo	$730,000	$291	42
6233 W Bajada Rd	0.51mi	3/2.0 (-1)	1,946 (-13%)	1mo	$530,000	$272	40

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 2.29% rent growth · sell at horizon

5-year hold

• IRR: 18.9%
• Equity multiple: 2.54×
• Total profit: $226,425
• Equity at exit: $472,962

10-year hold

• IRR: 17.4%
• Equity multiple: 5.81×
• Total profit: $707,226
• Equity at exit: $1,019,960

Cash invested: $147,000 (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 85083

• Home prices YoY: 5.4%
• Rents YoY: 2.3%
• Active inventory: 118
• Price-to-rent: 14.6×

Monthly cashflow live

• Estimated rent: $2,992 high
• Mortgage (P&I): −$2,753
• Tax from tax record: −$215 /mo · $2,580/yr
• Insurance: −$219
• HOA: −$75
• Vacancy / Maint / Mgmt: −$628
• Net cashflow: $-898

Break-even live

Break-even rent $4,129

Max offer price $366,345

Occupancy floor —

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: $131,250
• Closing costs: $15,750
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6539 W Jomax Rd Phoenix, AZ	3.0	3.0	2526	$2,495	$0.99	24d	1	0.10mi
6539 W Jomax Rd Phoenix, AZ	3.0	3.0	2526	$2,495	$0.99	11d	1	0.10mi
6539 W Jomax Rd Phoenix, AZ	3.0	3.0	2526	$2,495	$0.99	22d	1	0.10mi
6602 W Molly Ln Phoenix, AZ	4.0	2.5	2793	$3,500	$1.25	24d	1	0.12mi
6506 W Molly Ln Phoenix, AZ	5.0	3.0	2876	$3,100	$1.08	5d	1	0.17mi
6618 W Honeysuckle Dr Phoenix, AZ	3.0	2.0	2436	$2,200	$0.90	44d	1	0.46mi
25828 N 67th Dr Peoria, AZ	4.0	2.5	2773	$3,099	$1.12	13d	1	0.46mi
6853 W Remuda Dr Peoria, AZ	4.0	2.0	2162	$2,550	$1.18	15d	1	0.52mi
6889 W Paso Trl Peoria, AZ	4.0	2.0	1854	$2,450	$1.32	13d	1	0.53mi
27383 N 69th Ln Peoria, AZ	4.0	3.0	2084	$2,995	$1.44	8d	1	0.54mi
27383 N 69th Ln Peoria, AZ	4.0	3.0	2084	$2,995	$1.44	13d	1	0.54mi
6964 W Buckhorn Trl Peoria, AZ	4.0	3.0	2084	$2,950	$1.42	13d	1	0.55mi
6972 W Buckhorn Trl Peoria, AZ	3.0	2.5	1989	$2,850	$1.43	2d	1	0.56mi
6988 W Buckhorn Trl Peoria, AZ	5.0	3.0	2837	$3,880	$1.37	24d	1	0.58mi
6991 W Pinnacle Vista Dr Peoria, AZ	3.0	2.5	1989	$2,850	$1.43	15d	1	0.59mi
7103 W Jasmine Trl Peoria, AZ	3.0	2.0	1962	$2,700	$1.38	24d	1	0.59mi
7104 W Spur Dr Peoria, AZ	3.0	2.5	2253	$2,700	$1.20	44d	1	0.59mi
6326 W El Cortez Pl Phoenix, AZ	4.0	2.5	2579	$3,450	$1.34	3d	1	0.60mi
6933 W Remuda Dr Peoria, AZ	3.0	2.0	2161	$2,795	$1.29	24d	1	0.61mi
7117 W Andrea Dr Peoria, AZ	3.0	2.0	2012	$2,550	$1.27	44d	1	0.61mi
6833 W Cottontail Ln Peoria, AZ	4.0	2.0	2339	$2,699	$1.15	44d	1	0.72mi
6424 W Saddlehorn Rd Phoenix, AZ	4.0	2.0	1647	$2,195	$1.33	8d	1	0.74mi
27513 N 63rd Dr Phoenix, AZ	3.0	2.5	1866	$2,395	$1.28	15d	1	0.76mi
6602 W Desert Hollow Dr Phoenix, AZ	3.0	2.0	1571	$2,150	$1.37	2d	1	0.77mi
6602 W Desert Hollow Dr Phoenix, AZ	3.0	2.0	1571	$2,150	$1.37	18d	1	0.77mi
6458 W Blue Sky Dr Phoenix, AZ	4.0	3.0	2230	$2,095	$0.94	15d	1	0.78mi
7053 W Oberlin Way Peoria, AZ	4.0	2.5	2479	$3,150	$1.27	15d	1	0.79mi
6611 W Desert Hollow Dr Phoenix, AZ	3.0	2.0	1571	$2,350	$1.50	24d	1	0.80mi
6425 W Desert Hollow Dr Phoenix, AZ	3.0	2.5	2295	$2,250	$0.98	5d	1	0.82mi
7308 W Tombstone Trl Peoria, AZ	3.0	2.5	2508	$3,000	$1.20	1d	1	0.82mi
6771 W Bronco Trl Peoria, AZ	4.0	2.5	2101	$2,500	$1.19	44d	1	0.84mi
25223 N 63rd Dr Phoenix, AZ	3.0	2.5	2113	$2,200	$1.04	44d	1	0.84mi
7148 W Oberlin Way Peoria, AZ	4.0	3.0	2490	$2,700	$1.08	44d	1	0.96mi
25014 N 68th Ave Peoria, AZ	3.0	2.0	1600	$2,350	$1.47	44d	1	0.96mi
6427 W Silver Sage Ln Phoenix, AZ	4.0	2.5	2318	$2,390	$1.03	11d	1	1.01mi
6427 W Silver Sage Ln Phoenix, AZ	4.0	2.5	2318	$2,415	$1.04	20d	1	1.01mi
6427 W Villa Linda Dr Glendale, AZ	3.0	2.0	1532	$2,150	$1.40	44d	1	1.02mi
7378 W Buckhorn Trl Peoria, AZ	4.0	3.0	2084	$3,000	$1.44	24d	1	1.03mi
7297 W Blue Sky Dr Peoria, AZ	3.0	2.5	1974	$3,195	$1.62	15d	1	1.09mi
7297 W Blue Sky Dr Peoria, AZ	3.0	2.5	1974	$3,195	$1.62	8d	1	1.09mi

HOA detail

• Monthly dues: $75 · $900/yr
• Likely covers: security

Listing history 11 events

1. 2026-06-18
   days on market $525,000 Active 15 DOM
2. 2026-06-17
   days on market $525,000 Active 14 DOM
3. 2026-06-16
   days on market $525,000 Active 13 DOM
4. 2026-06-15
   days on market $525,000 Active 12 DOM
5. 2026-06-13
   days on market $525,000 Active 10 DOM
6. 2026-06-13
   days on market $525,000 Active 9 DOM
7. 2026-06-09
   days on market $525,000 Active 6 DOM
8. 2026-06-08
   days on market $525,000 Active 5 DOM
9. 2026-06-07
   days on market $525,000 Active 4 DOM
10. 2026-06-04
    remarks 699-char remark
11. 2026-06-04
    listed $525,000 Active 1 DOM

ⓘ 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: $2,580 · $215/mo
• Projected year-2 tax: $3,465 · $289/mo
• Expected delta: +$885/yr (+$74/mo · 34.3%)

ⓘ 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 5/10 Major
• 🌡 Heat 8/10 Severe 6 d/yr ≥111°F today · 14 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $35,906
• − Mortgage interest: −$29,408
• − Property taxes: −$2,580
• − Insurance: −$2,625
• − Repairs & maintenance: −$2,872
• − Management: −$2,872
• − HOA: −$900
• − Depreciation: −$15,273
• Taxable loss: −$20,625
• Est. tax savings @ 24.0%: +$4,950
• After-tax cash flow: $-5,827/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: Deer Valley Unified District (4246)
• NCES district ID: 0407750
• Math proficiency: 50% ▼ -9.00%
• Reading proficiency: 55% ▼ -6.00%
• Median HH income: $72,516
• Composite: 47.0/100
• National rank: #2346
• State rank: #33 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): 21,022
• Household income: $149,087
• Rent vs Own: 10.5% rent · 89.5% own
• Severe rent burden: 81.0

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 (74%)
• Race & ethnicity: White 74% Asian 10% Hispanic / Latino 10% Two or more races 6% Black 2%
• Hispanic origin (detail): Mexican 8%
• Common ancestry: Portuguese 3% Lithuanian 2% Scandinavian 2%
• Foreign-born: 14% · Canada, China, Vietnam
• Languages at home: 83% English-only · Other Indo-European 7% Other Asian/Pacific 3% Spanish 3%

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: ▲ 14.78%
• Current HPI: 289.2128
• Rent YoY: ▲ 2.29%
• 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

+110.8% since first listed

16 events — show timeline

• 2026-06-03 Listed $525,000 ARMLS
• 2025-05-18 Rental Removed $2,495 ARMLS
• 2025-03-30 Price Changed $2,495 ARMLS
• 2025-03-26 Listed for Rent $2,595 ARMLS
• 2025-03-13 Rental Removed $2,750 ARMLS
• 2025-01-29 Listed for Rent $2,750 ARMLS
• 2013-04-23 Sold (MLS) $234,000 ARMLS
• 2013-04-22 Sold (Public Records) $234,000 Public Records
• 2013-04-05 Pending — ARMLS
• 2013-03-03 Contingent — ARMLS
• 2013-01-25 Listed $244,900 ARMLS
• 2003-10-15 Sold (MLS) $240,000 ARMLS
• 2003-08-21 Listing Removed — ARMLS
• 2003-07-01 Listed $249,900 ARMLS
• 2003-06-30 Listing Removed — ARMLS
• 2003-02-26 Listed $249,000 ARMLS

Property tax history

+1.4%/yr

Latest (2025): $2,580 · +1.3% YoY. Source: county tax records.