775 E Cactus Dr · Globe, AZ 85501

$240,000

3 bd · 2.0 ba · 1,384 sqft · SingleFamily public records · 167 Days on market

Built 1971 0.33 ac lot $173/sqft · at area comps Est $239k · at est.

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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).

• Cash flow +16.4/30.0
• ARV discount +7.2/15.0
• DSCR +5.1/10.0
• 1% rule +3.3/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.4/10.0
• Appreciation +0.0/10.0

Key facts

• 0.33 acre lot
• Parking
• Built 1971

What this means for you Summary

Snapshot

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

Deal economics

• At list price, monthly cash flow is $136 ($2k/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 $200k (16.7% below list).
• Recommended offer: $200k (16.7% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 62/100 on livability (#145 in AZ) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: amenities D+, health & safety D+, schools F.
• Globe Unified District (4208) (town): math 11% / reading 21% proficiency, ranked #206 of 249 in AZ (top 83%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 63 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 217 units permitted in Gila County in 2024 (0 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.
• Gila County population projected at -18% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 167 days — a 12% lower offer ($211k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 5y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $205k; 17% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $200,000 (16.7% below list)

Questions for the listing agent

1. It's been on market 167 days. Have you received any prior offers? Is the seller open to a 17% concession, seller financing, or rate buy-down credit?
2. Built in 1971 — 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 F 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. 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: 0.83% ✗
• Cap rate: 6.97%
• Cash-on-cash: 2.42%
• DSCR: 1.11
• GRM: 10.0

CMA / ARV

• ARV (median comp): $238,671
• List price: $240,000
• Delta: 0.56%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1131 E Saguaro Dr	0.53mi	3/2.0	1,315 (-5%)	10mo	$289,000	$220	58

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: -12.5%
• Equity multiple: 0.55×
• Total profit: $-30,358
• Equity at exit: $35,785

10-year hold

• IRR: -3.5%
• Equity multiple: 0.77×
• Total profit: $-15,730
• Equity at exit: $20,751

Cash invested: $67,200 (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 85501

• Home prices YoY: -12.1%
• Active inventory: 63
• Price-to-rent: 10.0×

Monthly cashflow live

• Estimated rent: $2,000 medium
• Mortgage (P&I): −$1,259
• Tax from tax record: −$86 /mo · $1,030/yr
• Insurance: −$100
• HOA: −$0
• Vacancy / Maint / Mgmt: −$420
• Net cashflow: $136

Break-even live

Break-even rent $1,828

Max offer price $240,000

Occupancy floor 88%

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: $60,000
• Closing costs: $7,200
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
877 E Sycamore St Unit A Globe, AZ	2.0	2.0	1500	$2,000	$1.33	24d	1	1.15mi

Listing history 31 events

1. 2026-06-19
   days on market $240,000 Active 167 DOM
2. 2026-06-18
   days on market $240,000 Active 166 DOM
3. 2026-06-17
   days on market $240,000 Active 165 DOM
4. 2026-06-16
   days on market $240,000 Active 164 DOM
5. 2026-06-15
   days on market $240,000 Active 163 DOM
6. 2026-06-14
   days on market $240,000 Active 161 DOM
7. 2026-06-12
   days on market $240,000 Active 160 DOM
8. 2026-06-09
   days on market $240,000 Active 157 DOM
9. 2026-06-08
   days on market $240,000 Active 156 DOM
10. 2026-06-07
    days on market $240,000 Active 155 DOM
11. 2026-06-05
    days on market $240,000 Active 153 DOM
12. 2026-06-04
    days on market $240,000 Active 151 DOM
13. 2026-06-02
    days on market $240,000 Active 150 DOM
14. 2026-06-01
    days on market $240,000 Active 149 DOM
15. 2026-05-31
    days on market $240,000 Active 148 DOM
16. 2026-05-31
    days on market $240,000 Active 147 DOM
17. 2026-02-17
    status Active
18. 2026-02-10
    historical Under Contract Accepting Backups
19. 2026-02-04
    price $240,000
20. 2025-12-24
    historical
21. 2025-12-23
    listed $250,000 Active
22. 2025-09-16
    price $250,000
23. 2025-07-29
    listed $260,000 Active
24. 2021-04-26
    soldstatus $205,000 Closed
25. 2021-04-06
    historical Under Contract Accepting Backups
26. 2021-03-31
    price $199,900
27. 2021-03-28
    status Active
28. 2021-03-22
    price $215,000
29. 2021-03-22
    historical Under Contract Accepting Backups
30. 2021-03-17
    listed $199,900 Active
31. 1977-01-10
    soldstatus $35,000

ⓘ 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: $1,030 · $86/mo
• Projected year-2 tax: $1,584 · $132/mo
• Expected delta: +$554/yr (+$46/mo · 53.7%)

ⓘ 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 7/10 Severe
• 🌡 Heat 6/10 Major 7 d/yr ≥100°F today · 19 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: $24,000
• − Mortgage interest: −$13,444
• − Property taxes: −$1,030
• − Insurance: −$1,200
• − Repairs & maintenance: −$1,920
• − Management: −$1,920
• − Depreciation: −$6,982
• Taxable loss: −$2,496
• Est. tax savings @ 24.0%: +$599
• After-tax cash flow: $2,226/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: Globe Unified District (4208)
• NCES district ID: 0403500
• Math proficiency: 11% ▼ -11.00%
• Reading proficiency: 21% ▼ -5.00%
• Median HH income: $42,829
• Composite: 13.87/100
• National rank: #9485
• State rank: #206 of 249 in AZ

Livability — Globe

• Score: 62/100
• State rank: #145
• US rank: #17153

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Globe, AZ
• Population (ZIP): 12,353

Population outlook (Gila County) Hauer SSP2

• Today (2025): 50,229 people
• By 2030: 48,202 · -4.0%
• By 2040: 44,101 · -12.2%
• By 2050: 41,041 · -18.3%
• By 2075: 37,536 · -25.3%
• By 2100: 32,485 · -35.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.58)
• Race & ethnicity: White 54% Hispanic / Latino 36% Two or more races 16% Native American 5% Asian 2% Black 2%
• Hispanic origin (detail): Mexican 30%
• Common ancestry: Slovak 2% Italian 2% Serbian 1%
• Foreign-born: 5% · Canada
• Languages at home: 84% English-only · Spanish 12% Tagalog/Filipino 1%

Political lean MEDSL · Gila

• 2024 margin: Solid R (+37.6) · D 30.8% · R 68.4%
• 2008→2024 swing: -9.8pp toward R · 2008: -27.8pp · 2024: -37.6pp
• All cycles: 2024: R+37.6 2020: R+34.1 2016: R+32.4 2012: R+26.4 2008: R+27.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -40.96%
• Current HPI: 296.458
• Rent YoY: —
• Metro: —
• 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

+585.7% since first listed

15 events — show timeline

• 2026-02-17 Relisted — ARMLS
• 2026-02-10 Contingent — ARMLS
• 2026-02-04 Price Changed $240,000 ARMLS
• 2025-12-24 Listing Removed — ARMLS
• 2025-12-23 Listed $250,000 ARMLS
• 2025-09-16 Price Changed $250,000 ARMLS
• 2025-07-29 Listed $260,000 ARMLS
• 2021-04-26 Sold (MLS) $205,000 ARMLS
• 2021-04-06 Contingent — ARMLS
• 2021-03-31 Price Changed $199,900 ARMLS
• 2021-03-28 Relisted — ARMLS
• 2021-03-22 Price Changed $215,000 ARMLS
• 2021-03-22 Contingent — ARMLS
• 2021-03-17 Listed $199,900 ARMLS
• 1977-01-10 Sold (Public Records) $35,000 Public Records

Property tax history

+21.2%/yr

Latest (2025): $1,030 · +5.9% YoY. Source: county tax records.