360 S Oak St · Florence, AZ 85132

$230,500

3 bd · 2.0 ba · 1,149 sqft · SingleFamily public records · 58 Days on market

Built 2021 Good condition 5,911 sqft lot $201/sqft · 18% below area Est $281k · 18% under $66/mo HOA · 3% of rent ↓ 25% since listing

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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 +15.0/15.0
• Cash flow +14.0/30.0
• DSCR +4.3/10.0
• Condition / age +3.8/5.0
• 1% rule +3.4/10.0
• Livability +3.0/5.0
• Rent growth +2.8/5.0
• Schools +1.8/10.0
• 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

• Great room floorplan
• Completely fenced
• Eat-in kitchen

Tags

• GREAT ROOM FLOORPLAN
• EAT-IN KITCHEN
• GRANITE COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• CORNER LOT
• COMPLETELY FENCED

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $230k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $31 ($374/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 $193k (16.5% below list).
• Recommended offer: $193k (16.5% below list) — sets the bar for 1% rule.
• Cap rate 6.5% 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).

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 58 days — a 3% lower offer ($224k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 4y ago; this cycle's ask has dropped $26k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $192,512 (16.5% below list)

Questions for the listing agent

1. It's been on market 58 days. Have you received any prior offers? Is the seller open to a 16% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 0.84% ✗
• Cap rate: 6.46%
• Cash-on-cash: 0.58%
• DSCR: 1.03
• GRM: 10.0

CMA / ARV

• ARV (median comp): $281,157
• List price: $230,500
• Delta: -18.02%
• 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
724 S Maricopa Rd	0.65mi	3/2.0	1,125 (-2%)	3mo	$297,900	$265	64
175 S Matilda St	0.58mi	3/2.0	1,080 (-6%)	1mo	$243,000	$225	62
640 S Maricopa Rd	0.64mi	3/2.0	1,125 (-2%)	7mo	$300,000	$267	61
390 W Poston Cir	0.39mi	3/2.0	1,008 (-12%)	5mo	$240,000	$238	57
430 W Poston Cir	0.39mi	2/1.0 (-1)	1,057 (-8%)	3mo	$175,000	$166	57
553 W 12th St	0.28mi	3/2.0	1,309 (+14%)	8mo	$285,000	$218	57
941 S Matilda St	0.64mi	3/2.0	1,221 (+6%)	4mo	$248,000	$203	56
658 S Maricopa Rd	0.64mi	3/2.0	1,244 (+8%)	0mo	$299,900	$241	56
1072 W Elliot St	0.61mi	3/2.0	1,290 (+12%)	2mo	$254,123	$197	50
858 S Maricopa Rd	0.67mi	3/2.0	1,290 (+12%)	2mo	$254,990	$198	47
1130 W Elliot St	0.66mi	3/2.0	1,290 (+12%)	3mo	$259,990	$202	46
1279 S Elizabeth St S	0.69mi	3/2.0	1,289 (+12%)	6mo	$240,000	$186	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: -17.2%
• Equity multiple: 0.40×
• Total profit: $-38,697
• Equity at exit: $34,368

10-year hold

• IRR: -12.6%
• Equity multiple: 0.31×
• Total profit: $-44,339
• Equity at exit: $19,929

Cash invested: $64,540 (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: 10.0×

Monthly cashflow live

• Estimated rent: $1,925 medium
• Mortgage (P&I): −$1,209
• Tax from tax record: −$119 /mo · $1,427/yr
• Insurance: −$96
• HOA: −$66
• Vacancy / Maint / Mgmt: −$404
• Net cashflow: $31

Break-even live

Break-even rent $1,886

Max offer price $230,500

Occupancy floor 93%

Sensitivity live

Price	-10% $162	-5% $96	+0% $31	+5% $-34	+10% $-99
Rent	-10% $-121	-5% $-45	+0% $31	+5% $107	+10% $183
Rate	-1.0pp $147	-0.5pp $90	base $31	+0.5pp $-29	+1.0pp $-89

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: $57,625
• Closing costs: $6,915
• 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	0.03mi
144 S Mulberry St Florence, AZ	3.0	2.0	1415	$1,495	$1.06	44d	1	0.13mi

HOA detail

• Monthly dues: $66 · $792/yr

Listing history 17 events

1. 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.

2. 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.

3. 2025-06-05
   historical
4. 2025-05-05
   price $275,000
5. 2025-04-05
   listed $285,000 Active
6. 2022-11-28
   soldstatus $271,900 Closed
7. 2022-11-01
   status Pending
8. 2022-10-21
   price $271,900
9. 2022-10-14
   price $292,900
10. 2022-09-15
    listed $291,900 Active
11. 2022-03-15
    historical
12. 2022-03-03
    price $337,900
13. 2022-02-25
    price $335,900
14. 2022-02-25
    status Active
15. 2022-02-24
    historical
16. 2022-01-25
    price $325,900
17. 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: $1,521 · $127/mo
• Expected delta: +$94/yr (+$8/mo · 6.6%)

ⓘ 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 6/10 Major
• 🌡 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: $23,101
• − Mortgage interest: −$12,912
• − Property taxes: −$1,427
• − Insurance: −$1,152
• − Repairs & maintenance: −$1,848
• − Management: −$1,848
• − HOA: −$792
• − Depreciation: −$6,705
• Taxable loss: −$3,583
• Est. tax savings @ 24.0%: +$860
• After-tax cash flow: $1,234/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

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

Renovation cost estimate screening

Value-add ROI direction

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

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

-25.4% since first listed

17 events — show timeline

• 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.