Is 360 S Oak St in Florence, AZ a good investment?

CashFlowRE grades it D- with a 4.9% cap rate and $-287/mo modeled cash flow at a $245,000 list price. See the full underwriting and recommended offer on the page.

What is the cap rate for 360 S Oak St?

The modeled cap rate is 4.9% — annual NOI divided by price, using CashFlowRE's rent and expense estimates.

What would this property rent for?

Estimated market rent is $1,626/month, from CashFlowRE's rent model.

D- Composite 35.32

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 +13.2/15.0
Cash flow +7.7/30.0
Condition / age +3.8/5.0
Livability +3.0/5.0
Rent growth +2.8/5.0
DSCR +1.8/10.0
1% rule +1.6/10.0
Schools +1.5/10.0
Appreciation +0.0/10.0

$245,000

360 S Oak St · Florence, AZ 85132

3 bd · 2.0 ba · 1,149 sqft · SingleFamily public records · 40 Days on market

Built 2021 Good condition 5,911 sqft lot 2-car garage $213/sqft · 13% below area Est $280k · 13% under $66/mo HOA · 4% of rent ↓ 16% since listing

🖨 Deal sheet (PDF) 📄 Offer letter ✓ Due diligence

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

What this means for you Summary

Snapshot

This is a 3-bed/2.0-bath single-family listed at $245k. Condition is rated good.

Deal economics

At list price, monthly cash flow is $-287 ($-3k/yr) — negative.
To cash-flow at today's rent, offer at most $194k (20.7% below list).
To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $163k (33.6% below list).
Recommended offer: $163k (33.6% below list) — sets the bar for 1% rule.
Cap rate 4.9% vs local median 3.8% in Florence — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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); 986 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals lingering (median 54d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 82% 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 40 days — a 3% lower offer ($238k) is reasonable based on typical stale-listing flexibility.
8 sale attempts since 4y ago; this cycle's ask has dropped $15k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
Current owner paid $179k; 37% 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 $162,612 (33.6% below list)

Questions for the listing agent

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?
It's been on market 40 days. Have you received any prior offers? Is the seller open to a 34% concession, seller financing, or rate buy-down credit?
What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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?
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?
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.
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.
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: 0.66% ✗
Cap rate: 4.89%
Cash-on-cash: -5.02%
DSCR: 0.78
GRM: 12.6

CMA / ARV

ARV (median comp): $280,491
List price: $245,000
Delta: -12.65%
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%)	2mo	$179,005	$156	98
685 W 16th St	0.13mi	3/2.0	1,150 (+0%)	3mo	$255,000	$222	92
127 N Mulberry St	0.29mi	3/2.0	1,233 (+7%)	1mo	$205,000	$166	73
632 W 12th St	0.32mi	3/2.0	1,238 (+8%)	0mo	$200,000	$162	72
724 S Maricopa Rd	0.65mi	3/2.0	1,125 (-2%)	6mo	$297,900	$265	62
175 S Matilda St	0.58mi	3/2.0	1,080 (-6%)	4mo	$243,000	$225	60
607 S West Virginia Ave	0.50mi	3/2.0	1,254 (+9%)	3mo	$230,000	$183	59
658 S Maricopa Rd	0.64mi	3/2.0	1,244 (+8%)	3mo	$299,900	$241	54
1025 W Elliot St	0.58mi	3/2.0	1,290 (+12%)	1mo	$244,990	$190	52
145 E Celaya St	0.63mi	3/1.5	1,009 (-12%)	0mo	$210,000	$208	48
1072 W Elliot St	0.61mi	3/2.0	1,290 (+12%)	5mo	$254,123	$197	47
858 S Maricopa Rd	0.67mi	3/2.0	1,290 (+12%)	5mo	$254,990	$198	44

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: -26.6%
Equity multiple: 0.11×
Total profit: $-60,823
Equity at exit: $36,530

10-year hold

IRR: -30.5%
Equity multiple: -0.28×
Total profit: $-87,745
Equity at exit: $21,183

Cash invested: $68,600 (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 →

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

Active competition Active MLS

For sale now: 13 active · 18 under contract
Months of supply: 3.5 mo (28%/mo absorbed)
Median asking: $269,990 ($210/sqft)
Median days on market: 95 d
This list price: 38% of active listings are priced below it
ARV vs active asking: +16.4% 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: 986
Price-to-rent: 12.6×

Monthly cashflow live

Estimated rent: $1,626 high interval (Pro) →
Mortgage (P&I): −$1,285
Tax from tax record: −$119 /mo · $1,427/yr
Insurance: −$102
HOA: −$66
Lot rent: −$0
Vacancy / Maint / Mgmt: −$341
Net cashflow: $-287

Break-even live

Break-even rent $1,990

Max offer price $194,272

Occupancy floor —

Sensitivity live

Price	-10% $-148	-5% $-218	+0% $-287	+5% $-357	+10% $-426
Rent	-10% $-416	-5% $-351	+0% $-287	+5% $-223	+10% $-159
Rate	-1.0pp $-164	-0.5pp $-225	base $-287	+0.5pp $-351	+1.0pp $-415

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: $61,250
Closing costs: $7,350
Club membership (one-time): —
Reserves months: —
Total cash needed: —

Loan-product check · same deal, 3 products live

Conventional

25% down · 7.5% · 30yr

Cash invested: —
Monthly P&I: —
Monthly cashflow: —
DSCR: —
Eligible?: —

Personal DTI + credit; lowest rate.

DSCR

20% down · 8.5% · 30yr

Cash invested: —
Monthly P&I: —
Monthly cashflow: —
DSCR: —
Eligible?: —

No personal income docs; deal must DSCR.

Hard money

10% down · 12.0% · 12mo

Cash invested: —
Monthly P&I: —
Monthly cashflow: —
DSCR: —
Eligible?: —

Short-term bridge; refi at stabilization.

Rent comps 11 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	94d	1	0.03mi
144 S Mulberry St Florence, AZ	3.0	2.0	1415	$1,445	$1.02	89d	1	0.13mi
238 N Sycamore St Florence, AZ	3.0	2.0	1355	$1,575	$1.16	68d	1	0.40mi
220 W 9th St Apt 414 Florence, AZ	4.0	1.5	1295	$1,550	$1.20	4d	1	0.52mi
225 E Aguilar St Florence, AZ	3.0	2.0	1306	$1,550	$1.19	33d	1	0.54mi
574 S Park St Unit B Florence, AZ	2.0	1.0	784	$1,400	$1.79	49d	1	0.62mi
1041 S Matilda St Florence, AZ	3.0	2.0	1221	$1,500	$1.23	69d	1	0.68mi
211 S Desoto St Florence, AZ	3.0	1.0	1152	$1,200	$1.04	74d	1	0.79mi
74 N Pinal Parkway Ave Unit A Florence, AZ	2.0	1.0	800	$1,000	$1.25	46d	1	0.89mi
1501 S Highway 79B Florence, AZ	2.0–3.0	1.0–2.0	1024	$1,650	$1.61	54d	2	0.91mi
639 N Phoenix St Florence, AZ	2.0	1.0	1057	$1,100	$1.04	24d	1	1.06mi

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

2026-09-23

days on market $245,000 Active 40 DOM
2026-09-22

days on market $245,000 Active 39 DOM
2026-09-21

days on market $245,000 Active 38 DOM
2026-09-20

days on market $245,000 Active 37 DOM
2026-09-19

days on market $245,000 Active 36 DOM
2026-09-18

days on market $245,000 Active 35 DOM
2026-09-17

days on market $245,000 Active 34 DOM
2026-09-16

days on market $245,000 Active 33 DOM
2026-09-15

days on market $245,000 Active 32 DOM
2026-09-14

days on market $245,000 Active 31 DOM
2026-09-13

days on market $245,000 Active 30 DOM
2026-09-12

days on market $245,000 Active 29 DOM
2026-09-11

pricedays on market $245,000 Active 28 DOM
2026-09-05

days on market $250,000 Active 22 DOM
2026-09-04

days on market $250,000 Active 21 DOM
2026-09-03

days on market $250,000 Active 20 DOM
2026-08-31

days on market $250,000 Active 17 DOM
2026-08-30

days on market $250,000 Active 16 DOM
2026-08-29

days on market $250,000 Active 15 DOM
2026-08-28

days on market $250,000 Active 14 DOM
2026-08-27

days on market $250,000 Active 13 DOM
2026-08-26

days on market $250,000 Active 12 DOM
2026-08-25

days on market $250,000 Active 11 DOM
2026-08-24

days on market $250,000 Active 10 DOM
2026-08-23

pricedays on market $250,000 Active 9 DOM
2026-08-22

days on market $260,000 Active 8 DOM
2026-08-21

days on market $260,000 Active 7 DOM
2026-08-20

days on market $260,000 Active 6 DOM
2026-08-19

days on market $260,000 Active 5 DOM
2026-08-18

days on market $260,000 Active 4 DOM
2026-08-17

days on market $260,000 Active 3 DOM
2026-08-16

days on market $260,000 Active 2 DOM
2026-08-15

pricestatusdays on marketlisting id $260,000 Active 1 DOM
2026-05-16

price $230,500 500-char remark

Show marketing remark (500 chars)

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.
2026-04-01

listed $256,000 Active 500-char remark

Show marketing remark (500 chars)

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.
2025-06-05

historical
2025-05-05

price $275,000
2025-04-05

listed $285,000 Active
2022-11-28

soldstatus $271,900 Closed
2022-11-01

status Pending
2022-10-21

price $271,900
2022-10-14

price $292,900
2022-09-15

listed $291,900 Active
2022-03-15

historical
2022-03-03

price $337,900
2022-02-25

price $335,900
2022-02-25

status Active
2022-02-24

historical
2022-01-25

price $325,900
2022-01-16

listed $308,900 Active

ⓘ 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: $1,617 · $135/mo
Expected delta: +$190/yr (+$16/mo · 13.3%)

ⓘ 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

Nearby sold comps map

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Walkable amenities ~0.75 mi

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Taxation est. · year 1

Rental income: $19,513
− Mortgage interest: −$13,724
− Property taxes: −$1,427
− Insurance: −$1,225
− Repairs & maintenance: −$1,561
− Management: −$1,561
− HOA: −$792
− Depreciation: −$7,127
Taxable loss: −$7,904

Your marginal tax rate % combined federal + state — saved on this device

Est. tax savings @ 24.0%: +$1,897
After-tax cash flow: $-1,549/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%
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
#417 ON Semiconductor Scottsdale $7.1B #467 Resideo Technologies Scottsdale $6.1B
Mining / Metals	1	$23B
#174 Freeport-McMoRan Phoenix $23.4B
Environmental Services	1	$16B
#209 Republic Services Phoenix $15.9B
Metals / Steel	1	$14B
#471 Reliance Steel & Aluminum Scottsdale $14.0B
Technology Distribution	1	$9B
#363 Insight Enterprises Chandler $9.4B
Homebuilding	1	$8B
#424 Taylor Morrison Scottsdale $7.7B

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.

Cash-flow waterfall

monthly

Sold comps — $/sqft

last 12 mo · ≤1 mi

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