101 W Martin Luther King JR St · Eloy, AZ 85131

$75,000

2 bd · 1.0 ba · 3,740 sqft · SingleFamily · 230 Days on market

Built 1950 5,001 sqft lot Est $75k · at est.

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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 +7.4/15.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks

Multiple revenue streams with mixed-use development. Great potential for small business on Main St and additional value in the rear residential unit.

Key facts

• Basement residential
• Mixed-use potential
• Commercial unit

Tags

• BASEMENT RESIDENTIAL
• MIXED-USE POTENTIAL
• COMMERCIAL UNIT

Property features AI

Finance

• HOA & community: No association fees

Exterior

• Parking: 2 open parking spaces; 1 covered parking space; 1 carport space
• Utilities: Public sewer; Private water from a water company
• Home design: Single family residence; Fee simple ownership
• Construction: Block construction; Painted exterior; Composition roof; Basement present
• Exterior features: Desert front and desert back yard; Chain link fence; City-maintained road access

Interior

• Bedrooms: 2 possible bedrooms
• Bathrooms: 1 full bathroom
• Heating & cooling: Natural gas heating; Cooling: see remarks
• Interior features: Basement with walk-out access (unfinished); Laundry room located inside
• Laundry & utility: Inside laundry

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $75k.

Deal economics

• At list price, monthly cash flow is $441 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $75k).
• Recommended offer: $66k (12.0% below list) — sets the bar for market timing.
• Cap rate 13.4% vs local median 1.3% in Eloy — 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 65/100 on livability (#78 in AZ) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: crime D+, amenities D-, commute F.
• Santa Cruz Valley Union High School District (4454) (town): math 11% / reading 30% proficiency, ranked #382 of 501 in AZ (top 76%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Santa Cruz Valley Union High School (math 15% / reading 24%, grade F, #230 of 381 statewide, top 61%, 340 students, 78% FRL).
• Market conditions: 440 active listings in the ZIP; 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 $519 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $21k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 230 days — a 12% lower offer ($66k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $66,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 230 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 1950 — 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. Crime grade is D 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?
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: 1.62% ✓
• Cap rate: 13.35%
• Cash-on-cash: 25.21%
• DSCR: 2.12
• GRM: 5.1

CMA / ARV

• ARV (on-the-fly): $74,800
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
101 W Martin Luther King JR St	0.00mi	2/1.0	3,740 (0%)	0mo	$75,000	$20	100

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: 18.7%
• Equity multiple: 1.76×
• Total profit: $15,962
• Equity at exit: $11,183

10-year hold

• IRR: 27.1%
• Equity multiple: 3.39×
• Total profit: $50,154
• Equity at exit: $6,485

Cash invested: $21,000 (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 85131

• Home prices YoY: -25.9%
• Active inventory: 440
• Price-to-rent: 5.1×

Monthly cashflow live

• Estimated rent: $1,215 medium
• Mortgage (P&I): −$393
• Tax est. 1.5%: −$94 /mo · $1,125/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$255
• Net cashflow: $441

Break-even live

Break-even rent $656

Max offer price $75,000

Occupancy floor 59%

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Listing history 11 events

1. 2026-05-11
   status Pending
2. 2026-05-07
   price $75,000
3. 2026-04-04
   price $89,000
4. 2026-03-03
   price $99,000
5. 2026-02-16
   price $107,100
6. 2026-01-22
   price $119,000
7. 2025-11-21
   price $125,000
8. 2025-11-08
   price $135,000
9. 2025-10-24
   price $169,000
10. 2025-10-07
    price $179,000
11. 2025-09-22
    listed $189,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $14,574
• − Mortgage interest: −$4,201
• − Property taxes: −$1,125
• − Insurance: −$375
• − Repairs & maintenance: −$1,166
• − Management: −$1,166
• − Depreciation: −$2,182
• Taxable income: $4,359
• Est. tax owed @ 24.0%: −$1,046
• After-tax cash flow: $4,248/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: Santa Cruz Valley Union High School District (4454)
• NCES district ID: 0407530
• Math proficiency: 11% ▲ 1.00%
• Reading proficiency: 30% ▲ 15.00%
• Median HH income: $24,927
• Composite: 19.12/100
• National rank: #13971
• State rank: #382 of 501 in AZ

Livability — Eloy

• Score: 65/100
• State rank: #78
• US rank: #12496

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Eloy, AZ
• County: Pinal County · 399,947 people
• City population: 18,794
• Metro: Phoenix-Mesa-Chandler, AZ
• Population (ZIP): 18,794
• Household income: $56,576
• Rent vs Own: 24.6% rent · 75.4% own
• Severe rent burden: 301.0

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 0.65)
• Race & ethnicity: Hispanic / Latino 47% White 36% Two or more races 16% Black 8% Native American 5% Pacific Islander 1%
• Hispanic origin (detail): Mexican 43%
• Common ancestry: Italian 4% Slovak 1% Lithuanian 1%
• Foreign-born: 16% · Canada
• Languages at home: 65% English-only · Spanish 32% Other Asian/Pacific 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: ▼ -60.00%
• Current HPI: 171.3217
• 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

-60.3% since first listed

11 events — show timeline

• 2026-05-11 Pending — ARMLS
• 2026-05-07 Price Changed $75,000 ARMLS
• 2026-04-04 Price Changed $89,000 ARMLS
• 2026-03-03 Price Changed $99,000 ARMLS
• 2026-02-16 Price Changed $107,100 ARMLS
• 2026-01-22 Price Changed $119,000 ARMLS
• 2025-11-21 Price Changed $125,000 ARMLS
• 2025-11-08 Price Changed $135,000 ARMLS
• 2025-10-24 Price Changed $169,000 ARMLS
• 2025-10-07 Price Changed $179,000 ARMLS
• 2025-09-22 Listed $189,000 ARMLS