360 S Oak St · Florence, AZ 85132

$239,900

3 bd · 2.0 ba · 1,149 sqft · SingleFamily public records · 71 Days on market

Built 2021 Good condition 5,911 sqft lot 2-car garage $209/sqft · 14% below area Est $280k · 14% under $66/mo HOA · 4% of rent ↓ 16% since listing

---

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).

• ARV discount +14.0/15.0
• Cash flow +8.4/30.0
• Condition / age +3.8/5.0
• Livability +3.0/5.0
• Rent growth +2.8/5.0
• DSCR +2.3/10.0
• 1% rule +2.0/10.0
• Schools +1.5/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

HUD Home - SAVE THOUSANDS! Discover this charming 3-bedroom, 2-bath home in the desirable community of Sunrise Estates. Featuring an open great room floorplan, this home seamlessly connects to an eat-in kitchen equipped with granite countertops and stainless steel appliances. Situated on a nice-sized corner lot, the property is completely fenced with a block wall for added privacy. Enjoy the convenience of a 2-car garage. This home offers both comfort and style in a sought-after neighborhood.

Key facts

• Open concept kitchen
• Paid off solar
• Cul de sac

Tags

• CORNER LOT
• CUL DE SAC
• PAID OFF SOLAR
• OPEN CONCEPT KITCHEN
• ESPRESSO CABINETS
• GRANITE COUNTERS

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $240k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-214 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $202k (15.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $168k (29.9% below list).
• Recommended offer: $168k (29.9% below list) — sets the bar for 1% rule.
• Cap rate 5.2% vs local median 3.7% 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: amenities F, commute F, health & safety 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.
• Zoned schools: Florence K-8 (math 17% / reading 23%, grade F, #742 of 1,109 statewide, top 67%, 771 students, 56% FRL); Florence High School (math 8% / reading 12%, grade F, #343 of 381 statewide, top 93%, 796 students, 44% FRL).
• Market conditions: Rents rising (+1.3%/yr); 1144 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals lingering (median 92d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 71% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 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 $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 71 days — a 6% lower offer ($226k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 4y ago; this cycle's ask has dropped $20k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $179k; 34% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $168,183 (29.9% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 71 days. Have you received any prior offers? Is the seller open to a 30% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.70% ✗
• Cap rate: 5.22%
• Cash-on-cash: -3.83%
• DSCR: 0.83
• GRM: 11.9

CMA / ARV

• ARV (median comp): $280,059
• List price: $239,900
• Delta: -14.34%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
360 S Oak St	0.00mi	3/2.0	1,150 (+0%)	3mo	$179,005	$156	97
685 W 16th St	0.13mi	3/2.0	1,150 (+0%)	4mo	$255,000	$222	90
127 N Mulberry St	0.29mi	3/2.0	1,233 (+7%)	3mo	$205,000	$166	72
632 W 12th St	0.32mi	3/2.0	1,238 (+8%)	2mo	$200,000	$162	71
175 S Matilda St	0.58mi	3/2.0	1,080 (-6%)	6mo	$243,000	$225	58
607 S West Virginia Ave	0.50mi	3/2.0	1,254 (+9%)	4mo	$230,000	$183	58
658 S Maricopa Rd	0.64mi	3/2.0	1,244 (+8%)	5mo	$299,900	$241	52
1025 W Elliot St	0.58mi	3/2.0	1,290 (+12%)	2mo	$244,990	$190	51
1081 W Elliot St	0.63mi	3/2.0	1,290 (+12%)	1mo	$244,990	$190	49
145 E Celaya St	0.63mi	3/1.5	1,009 (-12%)	2mo	$210,000	$208	46
1072 W Elliot St	0.61mi	3/2.0	1,290 (+12%)	6mo	$254,123	$197	46
858 S Maricopa Rd	0.67mi	3/2.0	1,290 (+12%)	6mo	$254,990	$198	43

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: -24.6%
• Equity multiple: 0.17×
• Total profit: $-55,445
• Equity at exit: $35,770

10-year hold

• IRR: -25.6%
• Equity multiple: -0.15×
• Total profit: $-77,444
• Equity at exit: $20,742

Cash invested: $67,172 (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 →

Balanced market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 14 active · 20 under contract
• Months of supply: 4.9 mo (20%/mo absorbed)
• Median asking: $259,740 ($210/sqft)
• Median days on market: 79 d
• This list price: 29% of active listings are priced below it
• ARV vs active asking: +16.1% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 85132

• Home prices YoY: -5.2%
• Rents YoY: 1.3%
• Active inventory: 1144
• Price-to-rent: 11.9×

Monthly cashflow live

• Estimated rent: $1,682 high
• Mortgage (P&I): −$1,258
• Tax from tax record: −$119 /mo · $1,427/yr
• Insurance: −$100
• HOA: −$66
• Vacancy / Maint / Mgmt: −$353
• Net cashflow: $-214

Break-even live

Break-even rent $1,953

Max offer price $202,047

Occupancy floor —

Sensitivity live

Price	-10% $-78	-5% $-146	+0% $-214	+5% $-282	+10% $-350
Rent	-10% $-347	-5% $-281	+0% $-214	+5% $-148	+10% $-81
Rate	-1.0pp $-93	-0.5pp $-153	base $-214	+0.5pp $-276	+1.0pp $-340

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: $59,975
• Closing costs: $7,197
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
479 W Geib Ave Florence, AZ	3.0	2.0	1154	$1,495	$1.30	139d	1	0.03mi
144 S Mulberry St Florence, AZ	3.0	2.0	1415	$1,445	$1.02	135d	1	0.13mi
632 W 12th St Florence, AZ	3.0	2.0	1238	$1,625	$1.31	38d	1	0.33mi
238 N Sycamore St Florence, AZ	3.0	2.0	1355	$1,575	$1.16	114d	1	0.40mi
972 W Feliz St Florence, AZ	3.0	2.0	1125	$2,005	$1.78	7d	1	0.43mi
1501 S Highway 79 Unit B Florence, AZ	2.0–3.0	1.0–2.0	1024	$1,650	$1.61	3d	6	0.45mi
220 W 9th St Apt 414 Florence, AZ	4.0	1.5	1295	$1,550	$1.20	49d	1	0.52mi
1051 20th St Florence, AZ	3.0	2.0	1244	$1,760	$1.41	0d	1	0.52mi
225 E Aguilar St Florence, AZ	3.0	2.0	1306	$1,550	$1.19	79d	1	0.54mi
574 S Park St Unit B Florence, AZ	2.0	1.0	784	$1,400	$1.79	94d	1	0.62mi
1041 S Matilda St Florence, AZ	3.0	2.0	1221	$1,500	$1.23	115d	1	0.68mi
393 S Desoto St Florence, AZ	2.0	1.0	825	$1,200	$1.45	0d	1	0.79mi
211 S Desoto St Florence, AZ	3.0	1.0	1152	$1,200	$1.04	119d	1	0.79mi
74 N Pinal Parkway Ave Unit A Florence, AZ	2.0	1.0	800	$1,000	$1.25	91d	1	0.89mi

Property features AI

Finance

• Financial info: Current financing: Other
• HOA & community: HOA with $66 monthly feeAssociation fee includes grounds maintenance

Exterior

• Parking: Attached 2-car garage with garage door opener and direct access2 covered spaces2 open parking spaces
• Utilities: City waterPublic sewer
• Home design: Single-family residenceFee simple ownership
• Construction: Stucco and painted wood-frame construction
• Exterior features: Sprinklers in frontCorner lotGravel/stone front and backAutomatic timer for front waterBlock fencingTile roofAsphalt road (city maintained)

Interior

• Kitchen: RefrigeratorBuilt-in microwaveDishwasherDisposalElectric range / ovenKitchen island
• Bedrooms: 3 possible bedrooms
• Flooring: CarpetVinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heatingCentral airCeiling fansProgrammable thermostat
• Interior features: High-speed internetGranite countersNo interior stepsKitchen islandMaster bedroom with 3/4 bathSolar panels
• Laundry & utility: Washer/Dryer hookups only

Listing history 50 events

1. 2026-11-08
   days on market $239,900 Active 71 DOM
2. 2026-11-07
   days on market $239,900 Active 70 DOM
3. 2026-11-06
   days on market $239,900 Active 69 DOM
4. 2026-11-05
   days on market $239,900 Active 68 DOM
5. 2026-11-04
   statusdays on market $239,900 Active 67 DOM
6. 2026-10-20
   status $239,900 Pending 66 DOM
7. 2026-10-19
   days on market $239,900 Active 66 DOM
8. 2026-10-18
   days on market $239,900 Active 65 DOM
9. 2026-10-17
   days on market $239,900 Active 64 DOM
10. 2026-10-16
    days on market $239,900 Active 63 DOM
11. 2026-10-15
    days on market $239,900 Active 62 DOM
12. 2026-10-14
    days on market $239,900 Active 61 DOM
13. 2026-10-13
    days on market $239,900 Active 60 DOM
14. 2026-10-12
    days on market $239,900 Active 59 DOM
15. 2026-10-11
    days on market $239,900 Active 58 DOM
16. 2026-10-10
    days on market $239,900 Active 57 DOM
17. 2026-10-09
    days on market $239,900 Active 56 DOM
18. 2026-10-08
    days on market $239,900 Active 55 DOM
19. 2026-10-07
    days on market $239,900 Active 54 DOM
20. 2026-10-06
    days on market $239,900 Active 53 DOM
21. 2026-10-05
    days on market $239,900 Active 52 DOM
22. 2026-10-04
    days on market $239,900 Active 51 DOM
23. 2026-10-04
    pricedays on market $239,900 Active 50 DOM
24. 2026-10-02
    days on market $245,000 Active 49 DOM
25. 2026-10-01
    days on market $245,000 Active 48 DOM
26. 2026-09-30
    days on market $245,000 Active 47 DOM
27. 2026-09-29
    days on market $245,000 Active 46 DOM
28. 2026-09-28
    days on market $245,000 Active 45 DOM
29. 2026-09-27
    days on market $245,000 Active 44 DOM
30. 2026-09-26
    days on market $245,000 Active 43 DOM
31. 2026-09-25
    days on market $245,000 Active 42 DOM
32. 2026-09-24
    days on market $245,000 Active 41 DOM
33. 2026-09-23
    days on market $245,000 Active 40 DOM
34. 2026-09-22
    days on market $245,000 Active 39 DOM
35. 2026-09-21
    days on market $245,000 Active 38 DOM
36. 2026-09-20
    days on market $245,000 Active 37 DOM
37. 2026-09-19
    days on market $245,000 Active 36 DOM
38. 2026-09-18
    days on market $245,000 Active 35 DOM
39. 2026-09-17
    days on market $245,000 Active 34 DOM
40. 2026-09-16
    days on market $245,000 Active 33 DOM
41. 2026-09-15
    days on market $245,000 Active 32 DOM
42. 2026-09-14
    days on market $245,000 Active 31 DOM
43. 2026-09-13
    days on market $245,000 Active 30 DOM
44. 2026-09-12
    days on market $245,000 Active 29 DOM
45. 2026-09-11
    pricedays on market $245,000 Active 28 DOM
46. 2026-09-05
    days on market $250,000 Active 22 DOM
47. 2026-09-04
    days on market $250,000 Active 21 DOM
48. 2026-09-03
    days on market $250,000 Active 20 DOM
49. 2026-08-31
    days on market $250,000 Active 17 DOM
50. 2026-08-30
    days on market $250,000 Active 16 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: $1,427 · $119/mo
• Projected year-2 tax: $1,583 · $132/mo
• Expected delta: +$156/yr (+$13/mo · 11.0%)

ⓘ 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 3/10 Moderate
• 🌡 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 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,182
• − Mortgage interest: −$13,438
• − Property taxes: −$1,427
• − Insurance: −$1,200
• − Repairs & maintenance: −$1,615
• − Management: −$1,615
• − HOA: −$792
• − Depreciation: −$6,979
• Taxable loss: −$6,883
• Est. tax savings @ 24.0%: +$1,652
• After-tax cash flow: $-920/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.

Condition & rehab AI · 12 photos

Good 75/100 Cosmetic rehab Est. rehab $5,745–$17,235 screening

This charming 3-bedroom, 2-bath home in Sunrise Estates is in good condition with a good ROI for both resale and rental.

Value-add opportunities

• Resale Paint exterior walls — Enhances curb appeal and value ↑
• Rental Replace carpet — Improves comfort and reduces maintenance costs ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 15/100

Zoned Schools

Elementary Florence K-8 F AZ #742/1,109 Nat'l #33,283/41,679 High Florence High School F AZ #343/381 Nat'l #16,463/17,239

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

C Composite livability gradescore 60/100

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 · 437,574 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: 2% of renters

---

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%
• 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

Property features AI

Finance

• Financial info: Current financing: Other
• HOA & community: HOA with $66 monthly feeAssociation fee includes grounds maintenance

Exterior

• Parking: Attached 2-car garage with garage door opener and direct access2 covered spaces2 open parking spaces
• Utilities: City waterPublic sewer
• Home design: Single-family residenceFee simple ownership
• Construction: Stucco and painted wood-frame construction
• Exterior features: Sprinklers in frontCorner lotGravel/stone front and backAutomatic timer for front waterBlock fencingTile roofAsphalt road (city maintained)

Interior

• Kitchen: RefrigeratorBuilt-in microwaveDishwasherDisposalElectric range / ovenKitchen island
• Bedrooms: 3 possible bedrooms
• Flooring: CarpetVinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heatingCentral airCeiling fansProgrammable thermostat
• Interior features: High-speed internetGranite countersNo interior stepsKitchen islandMaster bedroom with 3/4 bathSolar panels
• Laundry & utility: Washer/Dryer hookups only

Price history

-15.8% since first listed

24 events — show timeline

• 2026-08-14 Listed $260,000 ARMLS
• 2026-08-05 Sold (MLS) $179,005 ARMLS
• 2026-07-30 Pending — ARMLS
• 2026-07-30 Relisted — ARMLS
• 2026-06-30 Pending — ARMLS
• 2026-06-30 Relisted — ARMLS
• 2026-05-29 Pending — ARMLS
• 2026-05-16 Price Changed $230,500 ARMLS
• 2026-04-01 Listed $256,000 ARMLS
• 2025-06-05 Listing Removed — ARMLS
• 2025-05-05 Price Changed $275,000 ARMLS
• 2025-04-05 Listed $285,000 ARMLS
• 2022-11-28 Sold (MLS) $271,900 ARMLS
• 2022-11-01 Pending — ARMLS
• 2022-10-21 Price Changed $271,900 ARMLS
• 2022-10-14 Price Changed $292,900 ARMLS
• 2022-09-15 Listed $291,900 ARMLS
• 2022-03-15 Listing Removed — ARMLS
• 2022-03-03 Price Changed $337,900 ARMLS
• 2022-02-25 Price Changed $335,900 ARMLS
• 2022-02-25 Relisted — ARMLS
• 2022-02-24 Listing Removed — ARMLS
• 2022-01-25 Price Changed $325,900 ARMLS
• 2022-01-16 Listed $308,900 ARMLS

Property tax history

+93.4%/yr

Latest (2025): $1,427 · -6.7% YoY. Source: county tax records.