2412 E Marmora St · Phoenix, AZ 85032

$250,000

3 bd · 2.0 ba · 1,690 sqft · SingleFamily public records · 7 Days on market

Built 1969 5,966 sqft lot

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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 +21.5/30.0
• ARV discount +7.5/15.0
• DSCR +6.8/10.0
• 1% rule +4.7/10.0
• Schools +3.8/10.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• Rent growth +2.1/5.0
• Appreciation +0.0/10.0

Listing remarks

AUCTION ENDS JULY 7th for this 3 bedroom/2 bath 1,690+/- sq. ft. single-level house on 5,966+/- sq. ft. lot, Close to the 51 and 101 freeways, Piestewa Peak/North Phoenix Mountains/Hiking. Sold as-is. ACTUAL STARTING BID: $250,000.

Key facts

• 5,966 sq ft lot
• 4 parking spots
• Built 1969

Property features AI

Finance

• HOA & community: No association fees

Exterior

• Parking: 2 covered parking spaces; 2 open parking spaces; 2 carport spaces
• Utilities: Public sewer; City water
• Home design: Single-family residence; Fee simple ownership; Asphalt road access
• Construction: Stucco and painted block construction; Composition roof
• Exterior features: Sprinklers in front and rear; Alley access; Gravel/stone front and back; Block fencing

Interior

• Kitchen: Built-in microwave; Refrigerator; Dishwasher; Laminate counters
• Bedrooms: 3 possible bedrooms
• Flooring: Carpet; Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Electric heating; Central air; Ceiling fans; Evaporative cooling
• Interior features: 3/4 bath in primary bedroom; Laminate countertops; Dual-pane windows with vinyl frames

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $250k.

Deal economics

• At list price, monthly cash flow is $373 ($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 $241k (3.4% below list).
• Recommended offer: $241k (3.4% below list) — sets the bar for 1% rule.
• Cap rate 8.1% 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.
• Paradise Valley Unified District (4241) (urban): math 39% / reading 46% proficiency, ranked #56 of 249 in AZ (top 22%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Larkspur Elementary School (math 17% / reading 27%, grade F, #687 of 1,109 statewide, top 65%, 353 students, 67% FRL); Shea Middle School (math 20% / reading 34%, grade F, #97 of 218 statewide, top 45%, 511 students, 37% FRL); Shadow Mountain High School (math 27% / reading 35%, grade F, #111 of 381 statewide, top 29%, 1,109 students, 28% FRL).
• Zoned-school proficiency averages 27% at this address vs 42% district-wide (-16 pts) — the specific schools serving this property underperform the Paradise Valley Unified District (4241) average; the district grade overstates school quality for this exact location.
• Market conditions: Rents soft (-1.5%/yr); 337 active listings in the ZIP; 34 comparable units currently listed for rent nearby; rentals at typical pace (median 20d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 36,011 units permitted in Maricopa County in 2024 (12,801 in 5+ unit buildings).
• This rent runs 37% of the median local income ($79k/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 $8k 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

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• 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 $241,377 (3.4% below list)

Questions for the listing agent

1. Built in 1969 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 0.97% ✗
• Cap rate: 8.08%
• Cash-on-cash: 6.39%
• DSCR: 1.28
• GRM: 8.6

CMA / ARV

• ARV (on-the-fly): $507,000
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2602 E Larkspur Dr	0.22mi	3/2.0	1,700 (+1%)	2mo	$505,000	$297	87
12422 N Escobar Way	0.33mi	3/2.0	1,655 (-2%)	1mo	$310,000	$187	80
2437 E Larkspur Dr	0.06mi	4/3.0 (+1)	1,845 (+9%)	3mo	$559,000	$303	70
2741 E Sylvia St	0.44mi	4/2.0 (+1)	1,652 (-2%)	3mo	$595,000	$360	68
2577 E Sweetwater Ave	0.36mi	3/2.0	1,545 (-9%)	3mo	$391,000	$253	67
2749 E Sylvia St	0.47mi	4/2.0 (+1)	1,750 (+4%)	1mo	$480,000	$274	67
2518 E Louise Dr	0.21mi	3/2.0	1,468 (-13%)	2mo	$510,000	$347	67
2838 E Sylvia St	0.57mi	3/2.0	1,635 (-3%)	4mo	$490,000	$300	65
2814 E Sierra St	0.74mi	3/2.0	1,546 (-8%)	0mo	$565,000	$365	51
2822 E Willow Ave	0.75mi	4/2.0 (+1)	1,800 (+6%)	1mo	$500,000	$278	48
12815 N 19th St	0.71mi	2/2.0 (-1)	1,555 (-8%)	2mo	$405,300	$261	47
3009 E Corrine Dr	0.75mi	4/2.0 (+1)	1,512 (-10%)	3mo	$515,000	$341	40

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -9.6%
• Equity multiple: 0.66×
• Total profit: $-23,912
• Equity at exit: $37,276

10-year hold

• IRR: -4.4%
• Equity multiple: 0.74×
• Total profit: $-17,908
• Equity at exit: $21,615

Cash invested: $70,000 (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 85032

• Rents YoY: -1.5%
• Active inventory: 337
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $2,414 high
• Mortgage (P&I): −$1,311
• Tax from tax record: −$119 /mo · $1,425/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$507
• Net cashflow: $373

Break-even live

Break-even rent $1,942

Max offer price $250,000

Occupancy floor 80%

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: $62,500
• Closing costs: $7,500
• Reserves months: —
• Total cash needed: —

Rent comps 34 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2440 E Dahlia Dr Phoenix, AZ	3.0	2.0	1215	$2,455	$2.02	7d	1	0.26mi
2601 E Dahlia Dr Phoenix, AZ	4.0	2.0	1998	$3,195	$1.60	24d	1	0.30mi
2202 E Marmora St Phoenix, AZ	3.0	2.0	1639	$1,965	$1.20	20d	1	0.31mi
2707 E Louise Dr Phoenix, AZ	3.0	2.0	1536	$5,250	$3.42	24d	1	0.35mi
2625 E Cactus Rd Phoenix, AZ	1.0–3.0	1.0–2.0	1026	$2,649	$2.58	1d	19	0.37mi
2705 E Cactus Rd Phoenix, AZ	2.0	2.0	1394	$1,900	$1.36	1d	1	0.44mi
11645 N 25th Pl Phoenix, AZ	2.0	2.0	977	$1,400	$1.43	21d	5	0.53mi
2822 E Willow Ave Phoenix, AZ	4.0	2.0	1800	$2,995	$1.66	10d	1	0.75mi
2119 E Jennifer Lynn Way Phoenix, AZ	3.0	2.5	1663	$2,737	$1.65	3d	3	0.82mi
13636 N 21st Pl #1 Phoenix, AZ	2.0	2.5	1353	$1,895	$1.40	24d	1	0.88mi
13613 N 19th Pl Phoenix, AZ	4.0	2.0	2158	$3,199	$1.48	43d	1	0.94mi
13613 N 19th Pl Phoenix, AZ	4.0	2.0	2158	$3,170	$1.47	24d	1	0.94mi
3033 E Thunderbird Rd Phoenix, AZ	3.0	2.0	1147	$2,211	$1.93	3d	1	0.99mi
3033 E Thunderbird Rd Phoenix, AZ	3.0	2.0	1147	$2,583	$2.25	21d	1	0.99mi
1924 E Sharon Dr Phoenix, AZ	4.0	2.0	1851	$2,600	$1.40	3d	1	1.01mi
13818 N 20th St Phoenix, AZ	3.0	2.0	1750	$2,750	$1.57	20d	1	1.02mi
12424 N 33rd St Phoenix, AZ	4.0	2.0	1470	$3,000	$2.04	2d	1	1.03mi
2102 E Sheena Dr Phoenix, AZ	4.0	2.0	1750	$2,536	$1.45	21d	1	1.07mi
1550 E Thunderbird Rd Phoenix, AZ	1.0–3.0	1.0–2.0	977	$1,795	$1.84	1d	13	1.08mi
2614 E Sahuaro Dr Phoenix, AZ	3.0	2.0	1917	$3,145	$1.64	21d	1	1.10mi
3213 E Emile Zola Ave Phoenix, AZ	3.0	3.0	1636	$2,500	$1.53	18d	1	1.14mi
14236 N 23rd St Phoenix, AZ	2.0	2.0	1398	$2,500	$1.79	24d	1	1.19mi
2345 E Gelding Dr Phoenix, AZ	3.0	2.5	1438	$2,045	$1.42	4d	1	1.23mi
11212 N 32nd St Phoenix, AZ	4.0	2.0	1965	$2,900	$1.48	18d	1	1.23mi
1821 E Hearn Rd Phoenix, AZ	3.0	1.5	1650	$2,046	$1.24	24d	1	1.26mi
2366 E Evans Dr Phoenix, AZ	3.0	2.5	1595	$2,285	$1.43	24d	1	1.28mi
13035 N 34th St #15 Phoenix, AZ	2.0	2.0	1053	$1,295	$1.23	24d	1	1.30mi
11035 N 32nd St Phoenix, AZ	4.0	2.0	1871	$3,550	$1.90	14d	1	1.32mi
14014 N 32nd St Phoenix, AZ	1.0–2.0	1.0–2.0	914	$1,337	$1.46	3d	5	1.33mi
3430 E Poinsettia Dr Phoenix, AZ	4.0	2.0	1497	$2,995	$2.00	24d	1	1.37mi
3434 E Poinsettia Dr Phoenix, AZ	3.0	2.0	1924	$2,700	$1.40	24d	1	1.39mi
3335 E Yucca St Phoenix, AZ	3.0	2.0	1590	$2,600	$1.64	3d	1	1.45mi
10801 N 32nd St Phoenix, AZ	2.0	1.0–2.0	824	$1,942	$2.36	7d	11	1.48mi
3515 E Cortez St Phoenix, AZ	4.0	2.0	1550	$2,100	$1.35	24d	1	1.50mi

Listing history 7 events

1. 2026-06-18
   days on market $250,000 Active 7 DOM
2. 2026-06-17
   days on market $250,000 Active 6 DOM
3. 2026-06-16
   days on market $250,000 Active 5 DOM
4. 2026-06-15
   days on market $250,000 Active 4 DOM
5. 2026-06-13
   days on market $250,000 Active 2 DOM
6. 2026-06-13
   remarks 232-char remark
7. 2026-06-13
   listed $250,000 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: $1,425 · $119/mo
• Projected year-2 tax: $1,650 · $138/mo
• Expected delta: +$225/yr (+$19/mo · 15.8%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥110°F today · 19 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $28,965
• − Mortgage interest: −$14,004
• − Property taxes: −$1,425
• − Insurance: −$1,250
• − Repairs & maintenance: −$2,317
• − Management: −$2,317
• − Depreciation: −$7,273
• Taxable income: $380
• Est. tax owed @ 24.0%: −$91
• After-tax cash flow: $4,385/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: Paradise Valley Unified District (4241)
• NCES district ID: 0405930
• Math proficiency: 39% ▼ -11.00%
• Reading proficiency: 46% ▼ -7.00%
• Median HH income: $64,106
• Composite: 37.89/100
• National rank: #4316
• State rank: #56 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): 70,839
• Household income: $78,643
• Rent vs Own: 42.2% rent · 57.8% own
• Severe rent burden: 2887.0

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 0.57)
• Race & ethnicity: White 59% Hispanic / Latino 29% Two or more races 17% Asian 4% Black 3% Native American 2%
• Hispanic origin (detail): Mexican 25%
• Common ancestry: Romanian 2% Slovak 2% Portuguese 2%
• Foreign-born: 18% · Canada, China
• Languages at home: 71% English-only · Spanish 21% Russian/Polish/Slavic 2% Other Indo-European 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: ▼ -488.65%
• Current HPI: 339.4181
• Rent YoY: ▼ -1.46%
• 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

1 event — show timeline

• 2026-06-09 Listed $250,000 ARMLS

Property tax history

+0.6%/yr

Latest (2025): $1,425 · +2.6% YoY. Source: county tax records.