75 N Phoenix St · Florence, AZ 85132

$230,000

4 bd · 3.0 ba · 1,456 sqft · SingleFamily public records · 118 Days on market

Built 1975 9,242 sqft lot $158/sqft · 8% below area Est $250k · 8% 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 +21.2/30.0
• ARV discount +11.2/15.0
• DSCR +6.7/10.0
• 1% rule +4.3/10.0
• Livability +3.0/5.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Solid brick home with foam insulation, solar panels, and a freshly recoated (2025) foam roof for energy efficiency and durability. This 3-bedroom property includes a flexible bonus room with 240V outlets and an unfinished bath, ideal for a future mother-in-law suite or home business. Kitchen features Whirlpool appliances, new sink, under-sink water purification system, and a new water heater. Washer and dryer included. Upgraded 200-amp electrical panel and central air for added comfort and peace of mind. Enjoy a spacious backyard with a 6-ft freshly painted privacy fence, large steel access gate for vehicles or trailers, shade sail over the patio, hoop house, three sheds (one with AC), and a versatile dog run. Front yard offers mature lemon, lime, and orange trees. Security system with cameras, exterior lighting, and metal security doors complete this well-equipped property.

Key facts

• 240v outlets
• Foam insulation
• Unfinished bath

Tags

• FOAM INSULATION
• SOLAR PANELS
• FRESHLY RECOATED FOAM ROOF
• FLEXIBLE BONUS ROOM
• 240V OUTLETS
• UNFINISHED BATH

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $230k.

Deal economics

• At list price, monthly cash flow is $332 ($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 $213k (7.3% below list).
• Recommended offer: $209k (9.0% below list) — sets the bar for market timing.
• Cap rate 8.0% vs local median 4.2% in Florence — 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 60/100 on livability (#187 in AZ) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: schools F, amenities F, commute F.
• Florence Unified School District (4437) (rural): math 16% / reading 24% proficiency, ranked #178 of 249 in AZ (top 72%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: Rents rising (+1.3%/yr); 714 active listings in the ZIP; 2 comparable units currently listed for rent nearby; solid renter incomes; 9,504 units permitted in Pinal County in 2024 (776 in 5+ unit buildings).
• This rent runs 32% 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 $7k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 118 days — a 9% lower offer ($209k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 7y ago; this cycle's ask has dropped $50k (18%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $124k; list at $230k implies a 86% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: 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 $209,300 (9.0% below list)

Questions for the listing agent

1. It's been on market 118 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1975 — 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. 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: 8.02%
• Cash-on-cash: 6.18%
• DSCR: 1.27
• GRM: 9.0

CMA / ARV

• ARV (median comp): $250,343
• List price: $230,000
• Delta: -8.13%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
99 W Circle Dr	0.56mi	4/2.0	1,423 (-2%)	14mo	$250,000	$176	55
940 S Orlando St	0.67mi	3/2.0 (-1)	1,412 (-3%)	7mo	$262,000	$186	48
595 S Orlando St S	0.50mi	3/2.0 (-1)	1,300 (-11%)	22mo	$310,000	$238	32

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 · 1.27% rent growth · sell at horizon

5-year hold

• IRR: -8.6%
• Equity multiple: 0.69×
• Total profit: $-19,918
• Equity at exit: $34,294

10-year hold

• IRR: -1.2%
• Equity multiple: 0.92×
• Total profit: $-5,078
• Equity at exit: $19,886

Cash invested: $64,400 (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 85132

• Home prices YoY: -5.2%
• Rents YoY: 1.3%
• Active inventory: 714
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $2,132 medium
• Mortgage (P&I): −$1,206
• Tax from tax record: −$51 /mo · $613/yr
• Insurance: −$96
• HOA: −$0
• Vacancy / Maint / Mgmt: −$448
• Net cashflow: $332

Break-even live

Break-even rent $1,713

Max offer price $230,000

Occupancy floor 79%

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: $57,500
• Closing costs: $6,900
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
479 W Geib Ave Florence, AZ	3.0	2.0	1154	$1,595	$1.38	22d	1	0.83mi
144 S Mulberry St Florence, AZ	3.0	2.0	1415	$1,495	$1.06	43d	1	0.85mi

Listing history 26 events

1. 2026-06-18
   days on market $230,000 Active 118 DOM
2. 2026-06-17
   days on market $230,000 Active 117 DOM
3. 2026-06-16
   days on market $230,000 Active 116 DOM
4. 2026-06-15
   days on market $230,000 Active 115 DOM
5. 2026-06-13
   days on market $230,000 Active 113 DOM
6. 2026-06-13
   days on market $230,000 Active 112 DOM
7. 2026-06-09
   days on market $230,000 Active 109 DOM
8. 2026-06-08
   days on market $230,000 Active 108 DOM
9. 2026-06-07
   days on market $230,000 Active 107 DOM
10. 2026-06-04
    days on market $230,000 Active 104 DOM
11. 2026-06-03
    days on market $230,000 Active 103 DOM
12. 2026-06-02
    days on market $230,000 Active 102 DOM
13. 2026-06-01
    days on market $230,000 Active 101 DOM
14. 2026-05-31
    days on market $230,000 Active 100 DOM
15. 2026-05-13
    price $230,000 888-char remark

    Show marketing remark (888 chars)

    Solid brick home with foam insulation, solar panels, and a freshly recoated (2025) foam roof for energy efficiency and durability. This 3-bedroom property includes a flexible bonus room with 240V outlets and an unfinished bath, ideal for a future mother-in-law suite or home business. Kitchen features Whirlpool appliances, new sink, under-sink water purification system, and a new water heater. Washer and dryer included. Upgraded 200-amp electrical panel and central air for added comfort and peace of mind. Enjoy a spacious backyard with a 6-ft freshly painted privacy fence, large steel access gate for vehicles or trailers, shade sail over the patio, hoop house, three sheds (one with AC), and a versatile dog run. Front yard offers mature lemon, lime, and orange trees. Security system with cameras, exterior lighting, and metal security doors complete this well-equipped property.

16. 2026-04-25
    price $240,000 888-char remark

    Show marketing remark (888 chars)

    Solid brick home with foam insulation, solar panels, and a freshly recoated (2025) foam roof for energy efficiency and durability. This 3-bedroom property includes a flexible bonus room with 240V outlets and an unfinished bath, ideal for a future mother-in-law suite or home business. Kitchen features Whirlpool appliances, new sink, under-sink water purification system, and a new water heater. Washer and dryer included. Upgraded 200-amp electrical panel and central air for added comfort and peace of mind. Enjoy a spacious backyard with a 6-ft freshly painted privacy fence, large steel access gate for vehicles or trailers, shade sail over the patio, hoop house, three sheds (one with AC), and a versatile dog run. Front yard offers mature lemon, lime, and orange trees. Security system with cameras, exterior lighting, and metal security doors complete this well-equipped property.

17. 2026-03-21
    price $245,000 888-char remark

    Show marketing remark (888 chars)

    Solid brick home with foam insulation, solar panels, and a freshly recoated (2025) foam roof for energy efficiency and durability. This 3-bedroom property includes a flexible bonus room with 240V outlets and an unfinished bath, ideal for a future mother-in-law suite or home business. Kitchen features Whirlpool appliances, new sink, under-sink water purification system, and a new water heater. Washer and dryer included. Upgraded 200-amp electrical panel and central air for added comfort and peace of mind. Enjoy a spacious backyard with a 6-ft freshly painted privacy fence, large steel access gate for vehicles or trailers, shade sail over the patio, hoop house, three sheds (one with AC), and a versatile dog run. Front yard offers mature lemon, lime, and orange trees. Security system with cameras, exterior lighting, and metal security doors complete this well-equipped property.

18. 2026-03-07
    price $260,000 888-char remark

    Show marketing remark (888 chars)

    Solid brick home with foam insulation, solar panels, and a freshly recoated (2025) foam roof for energy efficiency and durability. This 3-bedroom property includes a flexible bonus room with 240V outlets and an unfinished bath, ideal for a future mother-in-law suite or home business. Kitchen features Whirlpool appliances, new sink, under-sink water purification system, and a new water heater. Washer and dryer included. Upgraded 200-amp electrical panel and central air for added comfort and peace of mind. Enjoy a spacious backyard with a 6-ft freshly painted privacy fence, large steel access gate for vehicles or trailers, shade sail over the patio, hoop house, three sheds (one with AC), and a versatile dog run. Front yard offers mature lemon, lime, and orange trees. Security system with cameras, exterior lighting, and metal security doors complete this well-equipped property.

19. 2026-02-20
    listed $280,000 Active 888-char remark

    Show marketing remark (888 chars)

    Solid brick home with foam insulation, solar panels, and a freshly recoated (2025) foam roof for energy efficiency and durability. This 3-bedroom property includes a flexible bonus room with 240V outlets and an unfinished bath, ideal for a future mother-in-law suite or home business. Kitchen features Whirlpool appliances, new sink, under-sink water purification system, and a new water heater. Washer and dryer included. Upgraded 200-amp electrical panel and central air for added comfort and peace of mind. Enjoy a spacious backyard with a 6-ft freshly painted privacy fence, large steel access gate for vehicles or trailers, shade sail over the patio, hoop house, three sheds (one with AC), and a versatile dog run. Front yard offers mature lemon, lime, and orange trees. Security system with cameras, exterior lighting, and metal security doors complete this well-equipped property.

20. 2019-06-26
    soldstatus $123,500 Closed 382-char remark

    Show marketing remark (382 chars)

    Nice home on large fenced lot in established area of Florence. One of a kind, this home has a 12x20 room/bathroom addition also used as master bedroom/bath. French doors with inside louvers off kitchen area to back yard, handicap ramp into home at front door. Two storage shed outside, home has 2'' foam roofing with leased solar panels that can easily be transferred to new Owner.

21. 2019-06-26
    soldstatus $123,500

    Show marketing remark (382 chars)

    Nice home on large fenced lot in established area of Florence. One of a kind, this home has a 12x20 room/bathroom addition also used as master bedroom/bath. French doors with inside louvers off kitchen area to back yard, handicap ramp into home at front door. Two storage shed outside, home has 2'' foam roofing with leased solar panels that can easily be transferred to new Owner.

22. 2019-06-17
    status Pending 382-char remark

    Show marketing remark (382 chars)

    Nice home on large fenced lot in established area of Florence. One of a kind, this home has a 12x20 room/bathroom addition also used as master bedroom/bath. French doors with inside louvers off kitchen area to back yard, handicap ramp into home at front door. Two storage shed outside, home has 2'' foam roofing with leased solar panels that can easily be transferred to new Owner.

23. 2019-05-31
    price $123,500 382-char remark

    Show marketing remark (382 chars)

    Nice home on large fenced lot in established area of Florence. One of a kind, this home has a 12x20 room/bathroom addition also used as master bedroom/bath. French doors with inside louvers off kitchen area to back yard, handicap ramp into home at front door. Two storage shed outside, home has 2'' foam roofing with leased solar panels that can easily be transferred to new Owner.

24. 2019-05-31
    historical Under Contract Accepting Backups 382-char remark

    Show marketing remark (382 chars)

    Nice home on large fenced lot in established area of Florence. One of a kind, this home has a 12x20 room/bathroom addition also used as master bedroom/bath. French doors with inside louvers off kitchen area to back yard, handicap ramp into home at front door. Two storage shed outside, home has 2'' foam roofing with leased solar panels that can easily be transferred to new Owner.

25. 2019-05-21
    price $120,000 382-char remark

    Show marketing remark (382 chars)

    Nice home on large fenced lot in established area of Florence. One of a kind, this home has a 12x20 room/bathroom addition also used as master bedroom/bath. French doors with inside louvers off kitchen area to back yard, handicap ramp into home at front door. Two storage shed outside, home has 2'' foam roofing with leased solar panels that can easily be transferred to new Owner.

26. 2019-04-24
    listed $125,000 Active 382-char remark

    Show marketing remark (382 chars)

    Nice home on large fenced lot in established area of Florence. One of a kind, this home has a 12x20 room/bathroom addition also used as master bedroom/bath. French doors with inside louvers off kitchen area to back yard, handicap ramp into home at front door. Two storage shed outside, home has 2'' foam roofing with leased solar panels that can easily be transferred to new Owner.

ⓘ 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: $613 · $51/mo
• Projected year-2 tax: $1,518 · $126/mo
• Expected delta: +$905/yr (+$75/mo · 147.7%)

ⓘ 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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 9/10 Extreme 7 d/yr ≥112°F today · 18 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,588
• − Mortgage interest: −$12,884
• − Property taxes: −$613
• − Insurance: −$1,150
• − Repairs & maintenance: −$2,047
• − Management: −$2,047
• − Depreciation: −$6,691
• Taxable income: $157
• Est. tax owed @ 24.0%: −$38
• After-tax cash flow: $3,940/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: Florence Unified School District (4437)
• NCES district ID: 0402920
• Math proficiency: 16% ▼ -11.00%
• Reading proficiency: 24% ▼ -7.00%
• Median HH income: $54,426
• Composite: 18.31/100
• National rank: #8950
• State rank: #178 of 249 in AZ

Livability — Florence

• Score: 60/100
• State rank: #187
• US rank: #19483

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Florence, AZ
• County: Pinal County · 399,947 people
• City population: 38,671
• Metro: Phoenix-Mesa-Chandler, AZ
• Population (ZIP): 38,671
• Household income: $79,000
• Rent vs Own: 13.6% rent · 86.4% own
• Severe rent burden: 102.0

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 0.56)
• Race & ethnicity: White 59% Hispanic / Latino 28% Two or more races 9% Black 7% Native American 3%
• Hispanic origin (detail): Mexican 23%
• Common ancestry: Italian 5% Portuguese 2% Romanian 2%
• Foreign-born: 9% · Canada
• Languages at home: 79% English-only · Spanish 17% German/W. Germanic 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: ▼ -12.75%
• Current HPI: 233.6644
• Rent YoY: ▲ 1.27%
• 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

+84.0% since first listed

12 events — show timeline

• 2026-05-13 Price Changed $230,000 ARMLS
• 2026-04-25 Price Changed $240,000 ARMLS
• 2026-03-21 Price Changed $245,000 ARMLS
• 2026-03-07 Price Changed $260,000 ARMLS
• 2026-02-20 Listed $280,000 ARMLS
• 2019-06-26 Sold (Public Records) $123,500 Public Records
• 2019-06-26 Sold (MLS) $123,500 ARMLS
• 2019-06-17 Pending — ARMLS
• 2019-05-31 Price Changed $123,500 ARMLS
• 2019-05-31 Contingent — ARMLS
• 2019-05-21 Price Changed $120,000 ARMLS
• 2019-04-24 Listed $125,000 ARMLS

Property tax history

+2.3%/yr

Latest (2025): $613 · +2.8% YoY. Source: county tax records.