402 W Battaglia Rd · Eloy, AZ 85131

$120,000

4 bd · 2.0 ba · 1,316 sqft · SingleFamily public records · 71 Days on market

Built 1973 6,546 sqft lot Est $213k · 44% under ↓ 48% since listing

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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
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.1/10.0
• 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 MLS

This charming 4 bedroom 2 bathroom house home on a corner lot has been upgraded throughout. New cabinets, fresh paint, brand new A/C unit installed 2023. Don't miss out on this basically BRAND New home!

Key facts

• Mature fruit trees
• Covered parking
• Convenient access

Tags

• CORNER LOT
• COVERED PARKING
• OVERSIZED LOT
• MATURE FRUIT TREES
• CONVENIENT ACCESS

Property features AI

Finance

• Other: Tax year 2025 (annual tax listed); Directions: Please use GPS
• HOA & community: No association fees

Exterior

• Parking: 1 open parking space
• Utilities: City water; Public sewer
• Home design: Single-family residence; Fee simple ownership
• Construction: Wood frame construction; Painted exterior; Composition roof; Building area source: Assessor
• Exterior features: Chain link fencing; Corner lot; Dirt front and back yard; City-maintained road access

Interior

• Kitchen: Non-laminate counters; Refrigerator
• Bedrooms: Up to 4 bedrooms
• Flooring: Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating; Central air conditioning
• Interior features: Eat-in kitchen; Pantry; Full bath in primary bedroom; Dual-pane, ENERGY STAR qualified windows
• Laundry & utility: Washer/dryer hookup only

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $522 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $120k).
• Recommended offer: $113k (6.0% below list) — sets the bar for market timing.
• Cap rate 11.5% 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; 2 comparable units currently listed for rent nearby; 9,504 units permitted in Pinal County in 2024 (776 in 5+ unit buildings).
• This rent runs 33% of the median local income ($57k/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 $830 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $34k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 71 days — a 6% lower offer ($113k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 3y ago; this cycle's ask has dropped $10k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $112,800 (6.0% below list)

Questions for the listing agent

1. It's been on market 71 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1973 — 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: 1.31% ✓
• Cap rate: 11.52%
• Cash-on-cash: 18.66%
• DSCR: 1.83
• GRM: 6.4

CMA / ARV

• ARV (on-the-fly): $213,192
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
601 W 14th St	0.27mi	3/2.0 (-1)	1,343 (+2%)	18mo	$185,000	$138	64
512 W 12th St	0.21mi	3/1.5 (-1)	1,238 (-6%)	14mo	$245,000	$198	62
520 W 14th St	0.23mi	3/1.8 (-1)	1,149 (-13%)	11mo	$195,000	$170	53
1212 N Sunshine Blvd	0.61mi	3/1.0 (-1)	1,277 (-3%)	11mo	$185,000	$145	48
104 W 7th St	0.54mi	3/2.0 (-1)	1,408 (+7%)	15mo	$219,900	$156	46
317 W 9th St	0.35mi	3/2.0 (-1)	1,168 (-11%)	18mo	$219,900	$188	45
1106 N Sunshine Blvd	0.63mi	3/2.0 (-1)	1,144 (-13%)	18mo	$185,000	$162	29

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: 10.4%
• Equity multiple: 1.41×
• Total profit: $13,787
• Equity at exit: $17,892

10-year hold

• IRR: 19.5%
• Equity multiple: 2.63×
• Total profit: $54,674
• Equity at exit: $10,375

Cash invested: $33,600 (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: 6.4×

Monthly cashflow live

• Estimated rent: $1,570 medium
• Mortgage (P&I): −$629
• Tax from tax record: −$39 /mo · $463/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$330
• Net cashflow: $522

Break-even live

Break-even rent $909

Max offer price $120,000

Occupancy floor 62%

Sensitivity live

Price	-10% $590	-5% $556	+0% $522	+5% $489	+10% $455
Rent	-10% $398	-5% $460	+0% $522	+5% $585	+10% $647
Rate	-1.0pp $583	-0.5pp $553	base $522	+0.5pp $491	+1.0pp $460

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
401 N D St Eloy, AZ	2.0–3.0	1.0	875	$950	$1.09	2d	4	0.85mi
204 N E St Eloy, AZ	3.0	2.0	1572	$1,200	$0.76	2d	1	0.87mi

Listing history 23 events

1. 2026-06-21
   days on market $120,000 Active 71 DOM
2. 2026-06-18
   days on market $120,000 Active 68 DOM
3. 2026-06-17
   pricedays on market $120,000 Active 67 DOM
4. 2026-06-16
   days on market $130,000 Active 66 DOM
5. 2026-06-15
   days on market $130,000 Active 65 DOM
6. 2026-06-13
   days on market $130,000 Active 63 DOM
7. 2026-06-13
   days on market $130,000 Active 62 DOM
8. 2026-06-09
   days on market $130,000 Active 59 DOM
9. 2026-06-08
   days on market $130,000 Active 58 DOM
10. 2026-06-07
    days on market $130,000 Active 57 DOM
11. 2026-06-04
    days on market $130,000 Active 54 DOM
12. 2026-06-03
    days on market $130,000 Active 53 DOM
13. 2026-06-02
    days on market $130,000 Active 52 DOM
14. 2026-06-01
    days on market $130,000 Active 51 DOM
15. 2026-05-31
    days on market $130,000 Active 50 DOM
16. 2026-04-11
    listed $130,000 Active
17. 2023-07-11
    soldstatus $223,000
18. 2023-07-06
    soldstatus $240,000 Closed 202-char remark

    Show marketing remark (202 chars)

    This charming 4 bedroom 2 bathroom house home on a corner lot has been upgraded throughout. New cabinets, fresh paint, brand new A/C unit installed 2023. Don't miss out on this basically BRAND New home!

19. 2023-06-09
    status Pending 202-char remark

    Show marketing remark (202 chars)

    This charming 4 bedroom 2 bathroom house home on a corner lot has been upgraded throughout. New cabinets, fresh paint, brand new A/C unit installed 2023. Don't miss out on this basically BRAND New home!

20. 2023-06-05
    price $229,900 202-char remark

    Show marketing remark (202 chars)

    This charming 4 bedroom 2 bathroom house home on a corner lot has been upgraded throughout. New cabinets, fresh paint, brand new A/C unit installed 2023. Don't miss out on this basically BRAND New home!

21. 2023-05-24
    price $245,000 202-char remark

    Show marketing remark (202 chars)

    This charming 4 bedroom 2 bathroom house home on a corner lot has been upgraded throughout. New cabinets, fresh paint, brand new A/C unit installed 2023. Don't miss out on this basically BRAND New home!

22. 2023-04-22
    price $249,000 202-char remark

    Show marketing remark (202 chars)

    This charming 4 bedroom 2 bathroom house home on a corner lot has been upgraded throughout. New cabinets, fresh paint, brand new A/C unit installed 2023. Don't miss out on this basically BRAND New home!

23. 2023-03-19
    listed $250,000 Active 202-char remark

    Show marketing remark (202 chars)

    This charming 4 bedroom 2 bathroom house home on a corner lot has been upgraded throughout. New cabinets, fresh paint, brand new A/C unit installed 2023. Don't miss out on this basically BRAND New home!

ⓘ 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: $463 · $39/mo
• Projected year-2 tax: $792 · $66/mo
• Expected delta: +$329/yr (+$27/mo · 71.0%)

ⓘ 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 · 20 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,841
• − Mortgage interest: −$6,722
• − Property taxes: −$463
• − Insurance: −$600
• − Repairs & maintenance: −$1,507
• − Management: −$1,507
• − Depreciation: −$3,491
• Taxable income: $4,551
• Est. tax owed @ 24.0%: −$1,092
• After-tax cash flow: $5,178/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

-48.0% since first listed

8 events — show timeline

• 2026-04-11 Listed $130,000 ARMLS
• 2023-07-11 Sold (Public Records) $223,000 Public Records
• 2023-07-06 Sold (MLS) $240,000 ARMLS
• 2023-06-09 Pending — ARMLS
• 2023-06-05 Price Changed $229,900 ARMLS
• 2023-05-24 Price Changed $245,000 ARMLS
• 2023-04-22 Price Changed $249,000 ARMLS
• 2023-03-19 Listed $250,000 ARMLS

Property tax history

-2.6%/yr

Latest (2025): $463 · -1.3% YoY. Source: county tax records.