479 N Sunnyslope Dr · Hayden, AZ 85135

$145,000

2 bd · 1.0 ba · 1,070 sqft · SingleFamily public records · 138 Days on market

Built 1989 3,730 sqft lot $136/sqft · 624% above area ↓ 3% 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).

• Cash flow +17.4/30.0
• ARV discount +7.5/15.0
• DSCR +5.4/10.0
• Appreciation +5.0/10.0
• 1% rule +3.6/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0

Listing remarks MLS

Welcome to this beautifully remodeled two-bedroom, one-bath home nestled in the heart of Hayden. This inviting property features a modern open-concept layout that maximizes space and natural light. The kitchen boasts updated appliances, sleek countertops, and ample cabinetry, perfect for both cooking and entertaining. Each bedroom offers a cozy retreat, with fresh paint and flooring throughout. The bathroom has been stylishly updated with contemporary fixtures and finishes, providing a spa-like atmosphere. Enjoy outdoor living in the spacious backyard, ideal for gatherings or quiet relaxation under the Arizona sun. Located in a friendly neighborhood, this home is just minutes away from local amenities, parks, and stunning natural landscapes. Don't miss the chance to make this love

Key facts

• 3,730 sq ft lot
• Parking
• Built 1989

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $145k.

Deal economics

• At list price, monthly cash flow is $110 ($1k/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 $125k (13.8% below list).
• Recommended offer: $125k (13.8% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 57/100 on livability (#223 in AZ) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: crime F, amenities F, commute F.
• Hayden-Winkelman Unified District (4212) (rural): math 20% / reading 20% proficiency, ranked #374 of 501 in AZ (top 75%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 64% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Leonor Hambly K-8 (math 8% / reading 22%, grade F, #888 of 1,109 statewide, top 81%, 221 students, 83% FRL); Hayden High School (math 5% / reading 15%, grade F, #298 of 381 statewide, top 90%, 93 students, 50% FRL) — zoned schools at 66% FRL track the district average.
• Market conditions: 6 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

• In year one you build about $5k of equity ($1k loan paydown + $4k appreciation (3.0% local appreciation)).
• Gila County population projected at -18% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $41k cash investment doubles in ~6 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 138 days — a 12% lower offer ($128k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts 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.

Risks & watch-outs

• Climate carrying-cost: moderate 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 $125,000 (13.8% below list)

Questions for the listing agent

1. It's been on market 138 days. Have you received any prior offers? Is the seller open to a 14% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are D-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. 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?
6. 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?
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: 0.86% ✗
• Cap rate: 7.20%
• Cash-on-cash: 3.24%
• DSCR: 1.14
• GRM: 9.7

CMA / ARV

• ARV (median comp): $20,020
• List price: $145,000
• Delta: 624.29%
• Verdict: OVERPRICED
• Comps: 15 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
194 S Terrace Dr	0.18mi	2/1.0	1,093 (+2%)	10mo	$17,000	$16	80
151 S Hillcrest Ave	0.17mi	3/1.0 (+1)	1,144 (+7%)	21mo	$37,000	$32	58
5226 N Kennecott Rd	0.45mi	2/1.0	950 (-11%)	8mo	$15,000	$16	53
706 N San Pedro Rd	0.55mi	3/2.0 (+1)	1,000 (-6%)	6mo	$15,000	$15	49
676 N San Pedro Rd	0.51mi	1/1.2 (-1)	990 (-8%)	14mo	$20,000	$20	46

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: 10.5%
• Equity multiple: 1.60×
• Total profit: $24,399
• Equity at exit: $65,198

10-year hold

• IRR: 12.8%
• Equity multiple: 2.90×
• Total profit: $77,006
• Equity at exit: $100,478

Cash invested: $40,600 (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 85135

• Active inventory: 6
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $1,250 medium
• Mortgage (P&I): −$760
• Tax from tax record: −$57 /mo · $683/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$262
• Net cashflow: $110

Break-even live

Break-even rent $1,111

Max offer price $145,000

Occupancy floor 86%

Sensitivity live

Price	-10% $192	-5% $151	+0% $110	+5% $69	+10% $28
Rent	-10% $11	-5% $60	+0% $110	+5% $159	+10% $208
Rate	-1.0pp $183	-0.5pp $147	base $110	+0.5pp $72	+1.0pp $34

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: $36,250
• Closing costs: $4,350
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
576 N Garfield Rd Hayden, AZ	2.0	1.0	1030	$1,250	$1.21	0d	1	0.19mi

Listing history 23 events

1. 2026-06-21
   days on market $145,000 Active 138 DOM
2. 2026-06-19
   days on market $145,000 Active 136 DOM
3. 2026-06-18
   days on market $145,000 Active 135 DOM
4. 2026-06-17
   days on market $145,000 Active 134 DOM
5. 2026-06-16
   days on market $145,000 Active 133 DOM
6. 2026-06-15
   days on market $145,000 Active 132 DOM
7. 2026-06-14
   days on market $145,000 Active 130 DOM
8. 2026-06-12
   days on market $145,000 Active 129 DOM
9. 2026-06-09
   days on market $145,000 Active 126 DOM
10. 2026-06-08
    days on market $145,000 Active 125 DOM
11. 2026-06-07
    days on market $145,000 Active 124 DOM
12. 2026-06-05
    days on market $145,000 Active 122 DOM
13. 2026-06-04
    days on market $145,000 Active 120 DOM
14. 2026-06-02
    days on market $145,000 Active 119 DOM
15. 2026-06-01
    days on market $145,000 Active 118 DOM
16. 2026-05-31
    days on market $145,000 Active 117 DOM
17. 2026-05-31
    days on market $145,000 Active 116 DOM
18. 2026-03-23
    price $145,000 799-char remark

    Show marketing remark (799 chars)

    Welcome to this beautifully remodeled two-bedroom, one-bath home nestled in the heart of Hayden. This inviting property features a modern open-concept layout that maximizes space and natural light. The kitchen boasts updated appliances, sleek countertops, and ample cabinetry, perfect for both cooking and entertaining. Each bedroom offers a cozy retreat, with fresh paint and flooring throughout. The bathroom has been stylishly updated with contemporary fixtures and finishes, providing a spa-like atmosphere. Enjoy outdoor living in the spacious backyard, ideal for gatherings or quiet relaxation under the Arizona sun. Located in a friendly neighborhood, this home is just minutes away from local amenities, parks, and stunning natural landscapes. Don't miss the chance to make this love

19. 2026-02-03
    status Active 799-char remark

    Show marketing remark (799 chars)

    Welcome to this beautifully remodeled two-bedroom, one-bath home nestled in the heart of Hayden. This inviting property features a modern open-concept layout that maximizes space and natural light. The kitchen boasts updated appliances, sleek countertops, and ample cabinetry, perfect for both cooking and entertaining. Each bedroom offers a cozy retreat, with fresh paint and flooring throughout. The bathroom has been stylishly updated with contemporary fixtures and finishes, providing a spa-like atmosphere. Enjoy outdoor living in the spacious backyard, ideal for gatherings or quiet relaxation under the Arizona sun. Located in a friendly neighborhood, this home is just minutes away from local amenities, parks, and stunning natural landscapes. Don't miss the chance to make this love

20. 2026-01-01
    status Active 799-char remark

    Show marketing remark (799 chars)

    Welcome to this beautifully remodeled two-bedroom, one-bath home nestled in the heart of Hayden. This inviting property features a modern open-concept layout that maximizes space and natural light. The kitchen boasts updated appliances, sleek countertops, and ample cabinetry, perfect for both cooking and entertaining. Each bedroom offers a cozy retreat, with fresh paint and flooring throughout. The bathroom has been stylishly updated with contemporary fixtures and finishes, providing a spa-like atmosphere. Enjoy outdoor living in the spacious backyard, ideal for gatherings or quiet relaxation under the Arizona sun. Located in a friendly neighborhood, this home is just minutes away from local amenities, parks, and stunning natural landscapes. Don't miss the chance to make this love

21. 2025-12-31
    historical 799-char remark

    Show marketing remark (799 chars)

    Welcome to this beautifully remodeled two-bedroom, one-bath home nestled in the heart of Hayden. This inviting property features a modern open-concept layout that maximizes space and natural light. The kitchen boasts updated appliances, sleek countertops, and ample cabinetry, perfect for both cooking and entertaining. Each bedroom offers a cozy retreat, with fresh paint and flooring throughout. The bathroom has been stylishly updated with contemporary fixtures and finishes, providing a spa-like atmosphere. Enjoy outdoor living in the spacious backyard, ideal for gatherings or quiet relaxation under the Arizona sun. Located in a friendly neighborhood, this home is just minutes away from local amenities, parks, and stunning natural landscapes. Don't miss the chance to make this love

22. 2025-05-05
    listed $150,000 Active 799-char remark

    Show marketing remark (799 chars)

    Welcome to this beautifully remodeled two-bedroom, one-bath home nestled in the heart of Hayden. This inviting property features a modern open-concept layout that maximizes space and natural light. The kitchen boasts updated appliances, sleek countertops, and ample cabinetry, perfect for both cooking and entertaining. Each bedroom offers a cozy retreat, with fresh paint and flooring throughout. The bathroom has been stylishly updated with contemporary fixtures and finishes, providing a spa-like atmosphere. Enjoy outdoor living in the spacious backyard, ideal for gatherings or quiet relaxation under the Arizona sun. Located in a friendly neighborhood, this home is just minutes away from local amenities, parks, and stunning natural landscapes. Don't miss the chance to make this love

23. 2025-05-05
    historical 799-char remark

    Show marketing remark (799 chars)

    Welcome to this beautifully remodeled two-bedroom, one-bath home nestled in the heart of Hayden. This inviting property features a modern open-concept layout that maximizes space and natural light. The kitchen boasts updated appliances, sleek countertops, and ample cabinetry, perfect for both cooking and entertaining. Each bedroom offers a cozy retreat, with fresh paint and flooring throughout. The bathroom has been stylishly updated with contemporary fixtures and finishes, providing a spa-like atmosphere. Enjoy outdoor living in the spacious backyard, ideal for gatherings or quiet relaxation under the Arizona sun. Located in a friendly neighborhood, this home is just minutes away from local amenities, parks, and stunning natural landscapes. Don't miss the chance to make this love

ⓘ 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: $683 · $57/mo
• Projected year-2 tax: $957 · $80/mo
• Expected delta: +$274/yr (+$23/mo · 40.0%)

ⓘ 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 8/10 Severe 7 d/yr ≥109°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: $15,000
• − Mortgage interest: −$8,122
• − Property taxes: −$683
• − Insurance: −$725
• − Repairs & maintenance: −$1,200
• − Management: −$1,200
• − Depreciation: −$4,218
• Taxable loss: −$1,149
• Est. tax savings @ 24.0%: +$276
• After-tax cash flow: $1,593/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: Hayden-Winkelman Unified District (4212)
• NCES district ID: 0403730
• Math proficiency: 20% ▬ 0.00%
• Reading proficiency: 20% ▼ -5.00%
• Median HH income: $38,514
• Composite: 20.06/100
• National rank: #13860
• State rank: #374 of 501 in AZ

Livability — Hayden

• Score: 57/100
• State rank: #223
• US rank: #21713

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Hayden, AZ
• City population: 412
• Population (ZIP): 412

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: Predominantly Hispanic (85%)
• Race & ethnicity: Hispanic / Latino 85% Two or more races 40% White 15%
• Hispanic origin (detail): Mexican 85%
• Common ancestry: English 1% Portuguese 1% Romanian 1%
• Foreign-born: 2% · Canada
• Languages at home: 56% English-only · Spanish 44%

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: —
• Current HPI: —
• 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

-3.3% since first listed

6 events — show timeline

• 2026-03-23 Price Changed $145,000 ARMLS
• 2026-02-03 Relisted — ARMLS
• 2026-01-01 Relisted — ARMLS
• 2025-12-31 Listing Removed — ARMLS
• 2025-05-05 Listed $150,000 ARMLS
• 2025-05-05 Listing Removed — ARMLS

Property tax history

+2.7%/yr

Latest (2025): $683 · +4.8% YoY. Source: county tax records.