1128 E Pima St · Phoenix, AZ 85034

$160,000

2 bd · 1.0 ba · 689 sqft · SingleFamily public records · 115 Days on market

Built 1941 6,360 sqft lot Est $150k · 7% over

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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).

• Cash flow +13.6/30.0
• Appreciation +10.0/10.0
• ARV discount +4.6/15.0
• DSCR +4.1/10.0
• Livability +3.8/5.0
• 1% rule +2.6/10.0
• Condition / age +2.5/5.0
• Rent growth +1.5/5.0
• Schools +1.1/10.0

Listing remarks

2bd 1ba Nice opportunity in an up and coming neighborhood. Close to sports arenas and downtown activities. Come with your hammer and nails.

Key facts

• 6,360 sq ft lot
• 4 parking spots
• Built 1941

Property features AI

Finance

• HOA & community: No association fees

Exterior

• Parking: 2 open parking spaces; 2 covered parking spaces; 2 carport spaces
• Utilities: City water; Public sewer
• Home design: Single family residence; Fee simple ownership
• Construction: Vinyl siding and adobe construction; Rolled/hot mop roof
• Exterior features: Chain link fencing; Dirt front lot

Interior

• Kitchen: Eat-in kitchen
• Bedrooms: 2 possible bedrooms
• Flooring: Concrete floors
• Bathrooms: 1 full bathroom; 1 half bathroom (total 2 bathrooms)
• Heating & cooling: Has heating (type: other); Has cooling (type: other)
• Interior features: Eat-in kitchen; Master bedroom with a 3/4 bath
• Laundry & utility: No laundry hookups inside

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $7 ($89/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 $122k (24.0% below list).
• Recommended offer: $122k (24.0% below list) — sets the bar for 1% rule.
• Cap rate 6.3% 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.
• Phoenix Union High School District (4286) (urban): math 10% / reading 15% proficiency, ranked #224 of 249 in AZ (top 90%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Pxu City (52 students, 0% FRL).
• Market conditions: Rents falling (-4.0%/yr); 34 active listings in the ZIP; 33 comparable units currently listed for rent nearby; rentals leasing fast (median 1d on market — plan ~1-2 weeks tenant-placement turnaround); 36,011 units permitted in Maricopa County in 2024 (12,801 in 5+ unit buildings).

Forward outlook

• In year one you build about $17k of equity ($1k loan paydown + $16k appreciation (10.0% local appreciation)).
• Maricopa County population projected at +38% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (10.0% appreciation + 0.0% rent growth), your $45k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$43k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 115 days — a 9% lower offer ($146k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1941 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $121,539 (24.0% below list)

Questions for the listing agent

1. It's been on market 115 days. Have you received any prior offers? Is the seller open to a 24% concession, seller financing, or rate buy-down credit?
2. Built in 1941 — 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. 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: 0.76% ✗
• Cap rate: 6.35%
• Cash-on-cash: 0.20%
• DSCR: 1.01
• GRM: 11.0

CMA / ARV

• ARV (on-the-fly): $150,202
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1128 E Pima St	0.00mi	2/1.5	689 (0%)	1mo	$150,000	$218	98
1634 S 5th St	0.60mi	1/1.0 (-1)	720 (+4%)	16mo	$125,000	$174	46

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 23.5%
• Equity multiple: 2.87×
• Total profit: $83,977
• Equity at exit: $144,141

10-year hold

• IRR: 20.3%
• Equity multiple: 6.37×
• Total profit: $240,396
• Equity at exit: $310,845

Cash invested: $44,800 (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 85034

• Home prices YoY: 3.7%
• Rents YoY: -4.0%
• Active inventory: 34
• Price-to-rent: 11.0×

Monthly cashflow live

• Estimated rent: $1,215 high
• Mortgage (P&I): −$839
• Tax from tax record: −$47 /mo · $564/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$255
• Net cashflow: $7

Break-even live

Break-even rent $1,206

Max offer price $160,000

Occupancy floor 94%

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: $40,000
• Closing costs: $4,800
• Reserves months: —
• Total cash needed: —

Rent comps 33 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1441 S 14th St Unit 4 Phoenix, AZ	2.0	1.0	621	$899	$1.45	22d	1	0.30mi
518 E Mohave St Unit C Phoenix, AZ	1.0	1.0	450	$1,250	$2.78	1d	1	0.56mi
737 S 2nd St Unit 2 Phoenix, AZ	1.0	1.0	500	$999	$2.00	1d	1	0.93mi
11 S 12th St Phoenix, AZ	3.0	1.0–2.0	969	$2,418	$2.49	1d	25	1.02mi
21 W Tonto St #6 Phoenix, AZ	1.0	1.0	600	$1,095	$1.82	20d	1	1.08mi
1150 E Washington St Phoenix, AZ	2.0	1.0–2.0	792	$2,324	$2.93	1d	169	1.09mi
1555 E Washington St Phoenix, AZ	1.0–2.0	1.0–2.0	755	$1,175	$1.56	1d	7	1.12mi
220 N 12th St Phoenix, AZ	1.0	1.0–2.0	444	$1,324	$2.98	1d	18	1.22mi
211 W Hadley St Unit 4 Phoenix, AZ	1.0	1.0	522	$950	$1.82	17d	1	1.22mi
1502 E Adams St Unit 2 Phoenix, AZ	1.0	1.0	455	$799	$1.76	1d	1	1.22mi
222 E Jefferson St Phoenix, AZ	2.0	1.0–2.5	1135	$4,225	$3.72	1d	50	1.24mi
901 E Van Buren St Phoenix, AZ	1.0–2.0	1.0–2.0	958	$3,745	$3.91	1d	12	1.25mi
188 E Jefferson St Phoenix, AZ	2.0	1.0–2.0	944	$3,595	$3.81	1d	26	1.31mi
329 N 11th St Unit 210 Phoenix, AZ	1.0	1.0	650	$825	$1.27	7d	1	1.35mi
1634 E Monroe St Phoenix, AZ	1.0	1.0	435	$799	$1.84	1d	1	1.37mi
3620 S 12th St Phoenix, AZ	1.0–4.0	1.0–2.0	1006	$1,418	$1.41	1d	1	1.38mi
1102 E Polk St Apt 2 Phoenix, AZ	1.0	1.0	442	$799	$1.81	5d	1	1.39mi
1102 E Polk St Phoenix, AZ	1.0	1.0	442	$799	$1.81	1d	1	1.39mi
1437 E Polk St #2 Phoenix, AZ	1.0	1.0	550	$720	$1.31	1d	1	1.40mi
410 N 11th St Phoenix, AZ	1.0	1.0	690	$1,625	$2.36	16d	1	1.40mi
402 N 10th St Apt 6 Phoenix, AZ	1.0	1.0	650	$1,095	$1.68	1d	1	1.41mi
1153 E Taylor St Unit 4 Phoenix, AZ	1.0	1.0	496	$799	$1.61	1d	1	1.42mi
1442 E Polk St Phoenix, AZ	2.0	1.0	750	$1,399	$1.87	24d	1	1.43mi
425 N 13th Pl Unit 1311 Phoenix, AZ	2.0	1.0	650	$1,450	$2.23	15d	1	1.44mi
475 N 9th St Phoenix, AZ	1.0	1.0	616	$3,600	$5.84	1d	4	1.45mi
475 N 9th St Phoenix, AZ	1.0	1.0	674	$3,600	$5.34	10d	3	1.45mi
475 N 9th St Phoenix, AZ	1.0	1.0	680	$3,600	$5.29	18d	2	1.45mi
125 N 18th St Phoenix, AZ	1.0–3.0	1.0–2.0	940	$1,449	$1.54	1d	14	1.47mi
1324 E Taylor St Unit 1 Phoenix, AZ	1.0	1.0	488	$799	$1.64	14d	1	1.47mi
1324 E Taylor St Phoenix, AZ	1.0	1.0	488	$799	$1.64	1d	1	1.47mi
1324 E Taylor St Phoenix, AZ	1.0	1.0	488	$799	$1.64	12d	1	1.47mi
1435 E Taylor St Phoenix, AZ	2.0	1.0–2.0	675	$1,675	$2.48	1d	3	1.49mi
1457 E Taylor St Apt 4 Phoenix, AZ	1.0	1.0	592	$1,295	$2.19	1d	1	1.50mi

Listing history 16 events

1. 2026-06-18
   days on market $160,000 Active 115 DOM
2. 2026-06-17
   days on market $160,000 Active 114 DOM
3. 2026-06-16
   days on market $160,000 Active 113 DOM
4. 2026-06-15
   days on market $160,000 Active 112 DOM
5. 2026-06-13
   days on market $160,000 Active 110 DOM
6. 2026-06-13
   days on market $160,000 Active 109 DOM
7. 2026-06-09
   days on market $160,000 Active 106 DOM
8. 2026-06-08
   days on market $160,000 Active 105 DOM
9. 2026-06-07
   days on market $160,000 Active 104 DOM
10. 2026-06-04
    days on market $160,000 Active 101 DOM
11. 2026-06-03
    days on market $160,000 Active 100 DOM
12. 2026-06-02
    status $160,000 Active 99 DOM
13. 2026-06-01
    days on market $160,000 Under Contract Accepting Backups 99 DOM
14. 2026-05-31
    days on market $160,000 Under Contract Accepting Backups 98 DOM
15. 2026-04-27
    historical Under Contract Accepting Backups
16. 2026-02-20
    listed $160,000 Active

ⓘ 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: $564 · $47/mo
• Projected year-2 tax: $1,056 · $88/mo
• Expected delta: +$492/yr (+$41/mo · 87.3%)

ⓘ 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 1/10 Low
• 🌡 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 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,585
• − Mortgage interest: −$8,962
• − Property taxes: −$564
• − Insurance: −$800
• − Repairs & maintenance: −$1,167
• − Management: −$1,167
• − Depreciation: −$4,655
• Taxable loss: −$2,730
• Est. tax savings @ 24.0%: +$655
• After-tax cash flow: $744/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: Phoenix Union High School District (4286)
• NCES district ID: 0406330
• Math proficiency: 10% ▼ -27.00%
• Reading proficiency: 15% ▼ -18.00%
• Median HH income: $39,055
• Composite: 10.63/100
• National rank: #9773
• State rank: #224 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): 4,854
• Household income: $63,559
• Rent vs Own: 77.5% rent · 22.5% own
• Severe rent burden: 480.0

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 0.60)
• Race & ethnicity: Hispanic / Latino 54% White 31% Two or more races 27% Native American 9% Black 7% Asian 3%
• Hispanic origin (detail): Mexican 49% Puerto Rican 2%
• Common ancestry: Portuguese 3% Romanian 3% Scotch-Irish 2%
• Foreign-born: 18% · Canada, South Korea, China
• Languages at home: 52% English-only · Spanish 42% Russian/Polish/Slavic 1% Korean 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: ▲ 20.05%
• Current HPI: 557.7026
• Rent YoY: ▼ -3.96%
• 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

2 events — show timeline

• 2026-04-27 Contingent — ARMLS
• 2026-02-20 Listed $160,000 ARMLS

Property tax history

-1.4%/yr

Latest (2025): $564 · +6.4% YoY. Source: county tax records.