2125 W Calle Encanto · Oracle, AZ 85623

$289,900

3 bd · 2.0 ba · 1,118 sqft · SingleFamily public records · 11 Days on market

Built 1974 9,583 sqft lot Est $275k · 5% over

---

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 +14.9/30.0
• ARV discount +5.1/15.0
• DSCR +4.5/10.0
• Livability +3.1/5.0
• 1% rule +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

There is an amazing amount of upgrades and improvements to this charming 3 bedrm, 2 bath home. Home was remodeled in the last 3 years, with a new kitchen, windows, flooring, and new doors. Home has newer AC and gas furnace. Backyard is fully fenced with large covered patio with built in kitchen and spacious gathering area. In addition to a single car garage and carport in the front, you also have a large block shop/garage in the back. Front yard has rose bushes and mature trees. So much bang in this home! Come see it today.

Key facts

• 9,583 sq ft lot
• 3 garage spots
• Built 1974

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $290k.

Deal economics

• At list price, monthly cash flow is $83 ($994/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 $228k (21.2% below list).
• Recommended offer: $228k (21.2% below list) — sets the bar for 1% rule.
• Cap rate 6.6% vs local median 4.1% in Oracle — 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 61/100 on livability (#152 in AZ) — a middle-class / working-renter tenant base. Strengths: cost of living A+, crime A, housing B; Watch: health & safety C-, amenities F, commute F.
• Oracle Elementary District (4444) (rural): math 15% / reading 30% proficiency, ranked #159 of 249 in AZ (top 64%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Mountain Vista School (math 15% / reading 30%, grade F, #679 of 1,109 statewide, top 62%, 399 students, 55% FRL) — zoned schools average 55% FRL vs 37% district-wide (18 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 108 active listings in the ZIP; 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 $9k of value loss. Plan a longer hold.

Negotiation context

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 8y 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.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $228,412 (21.2% below list)

Questions for the listing agent

1. Built in 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 0.79% ✗
• Cap rate: 6.64%
• Cash-on-cash: 1.22%
• DSCR: 1.05
• GRM: 10.6

CMA / ARV

• ARV (on-the-fly): $275,028
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2020 W Paseo Redondo	0.04mi	2/2.0 (-1)	1,008 (-10%)	3mo	$248,000	$246	74
1550 N Calle Coruna	0.17mi	3/2.0	1,118 (0%)	23mo	$289,000	$258	73
1485 N Calle Valencia	0.12mi	2/1.5 (-1)	984 (-12%)	3mo	$202,000	$205	65
895 N Calle Futura	0.71mi	3/2.0	1,056 (-6%)	8mo	$200,000	$189	51

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: -14.4%
• Equity multiple: 0.48×
• Total profit: $-41,839
• Equity at exit: $43,225

10-year hold

• IRR: -5.8%
• Equity multiple: 0.63×
• Total profit: $-30,203
• Equity at exit: $25,065

Cash invested: $81,172 (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 →

ZIP-level market 85623

• Home prices YoY: -22.3%
• Active inventory: 108
• Price-to-rent: 10.6×

Monthly cashflow live

• Estimated rent: $2,284 medium
• Mortgage (P&I): −$1,520
• Tax from tax record: −$81 /mo · $967/yr
• Insurance: −$121
• HOA: −$0
• Vacancy / Maint / Mgmt: −$480
• Net cashflow: $83

Break-even live

Break-even rent $2,179

Max offer price $289,900

Occupancy floor 91%

Sensitivity live

Price	-10% $247	-5% $165	+0% $83	+5% $1	+10% $-81
Rent	-10% $-98	-5% $-7	+0% $83	+5% $173	+10% $263
Rate	-1.0pp $229	-0.5pp $157	base $83	+0.5pp $8	+1.0pp $-69

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: $72,475
• Closing costs: $8,697
• Reserves months: —
• Total cash needed: —

Listing history 14 events

1. 2025-12-30
   status Pending
2. 2024-01-31
   soldstatus $275,000
3. 2023-12-22
   status Pending
4. 2023-11-18
   listed $289,900 Active
5. 2023-11-16
   historical
6. 2023-11-09
   listed $325,000 Active
7. 2018-11-01
   soldstatus $158,000 Closed 529-char remark

   Show marketing remark (529 chars)

   There is an amazing amount of upgrades and improvements to this charming 3 bedrm, 2 bath home. Home was remodeled in the last 3 years, with a new kitchen, windows, flooring, and new doors. Home has newer AC and gas furnace. Backyard is fully fenced with large covered patio with built in kitchen and spacious gathering area. In addition to a single car garage and carport in the front, you also have a large block shop/garage in the back. Front yard has rose bushes and mature trees. So much bang in this home! Come see it today.

8. 2018-11-01
   soldstatus $158,000

   Show marketing remark (529 chars)

   There is an amazing amount of upgrades and improvements to this charming 3 bedrm, 2 bath home. Home was remodeled in the last 3 years, with a new kitchen, windows, flooring, and new doors. Home has newer AC and gas furnace. Backyard is fully fenced with large covered patio with built in kitchen and spacious gathering area. In addition to a single car garage and carport in the front, you also have a large block shop/garage in the back. Front yard has rose bushes and mature trees. So much bang in this home! Come see it today.

9. 2018-10-17
   status Pending 529-char remark

   Show marketing remark (529 chars)

   There is an amazing amount of upgrades and improvements to this charming 3 bedrm, 2 bath home. Home was remodeled in the last 3 years, with a new kitchen, windows, flooring, and new doors. Home has newer AC and gas furnace. Backyard is fully fenced with large covered patio with built in kitchen and spacious gathering area. In addition to a single car garage and carport in the front, you also have a large block shop/garage in the back. Front yard has rose bushes and mature trees. So much bang in this home! Come see it today.

10. 2018-09-20
    historical Active Contingent 529-char remark

    Show marketing remark (529 chars)

    There is an amazing amount of upgrades and improvements to this charming 3 bedrm, 2 bath home. Home was remodeled in the last 3 years, with a new kitchen, windows, flooring, and new doors. Home has newer AC and gas furnace. Backyard is fully fenced with large covered patio with built in kitchen and spacious gathering area. In addition to a single car garage and carport in the front, you also have a large block shop/garage in the back. Front yard has rose bushes and mature trees. So much bang in this home! Come see it today.

11. 2018-09-14
    price $160,000 529-char remark

    Show marketing remark (529 chars)

    There is an amazing amount of upgrades and improvements to this charming 3 bedrm, 2 bath home. Home was remodeled in the last 3 years, with a new kitchen, windows, flooring, and new doors. Home has newer AC and gas furnace. Backyard is fully fenced with large covered patio with built in kitchen and spacious gathering area. In addition to a single car garage and carport in the front, you also have a large block shop/garage in the back. Front yard has rose bushes and mature trees. So much bang in this home! Come see it today.

12. 2018-08-07
    price $185,000 529-char remark

    Show marketing remark (529 chars)

    There is an amazing amount of upgrades and improvements to this charming 3 bedrm, 2 bath home. Home was remodeled in the last 3 years, with a new kitchen, windows, flooring, and new doors. Home has newer AC and gas furnace. Backyard is fully fenced with large covered patio with built in kitchen and spacious gathering area. In addition to a single car garage and carport in the front, you also have a large block shop/garage in the back. Front yard has rose bushes and mature trees. So much bang in this home! Come see it today.

13. 2018-06-30
    price $190,000 529-char remark

    Show marketing remark (529 chars)

    There is an amazing amount of upgrades and improvements to this charming 3 bedrm, 2 bath home. Home was remodeled in the last 3 years, with a new kitchen, windows, flooring, and new doors. Home has newer AC and gas furnace. Backyard is fully fenced with large covered patio with built in kitchen and spacious gathering area. In addition to a single car garage and carport in the front, you also have a large block shop/garage in the back. Front yard has rose bushes and mature trees. So much bang in this home! Come see it today.

14. 2018-06-26
    listed $189,000 Active 529-char remark

    Show marketing remark (529 chars)

    There is an amazing amount of upgrades and improvements to this charming 3 bedrm, 2 bath home. Home was remodeled in the last 3 years, with a new kitchen, windows, flooring, and new doors. Home has newer AC and gas furnace. Backyard is fully fenced with large covered patio with built in kitchen and spacious gathering area. In addition to a single car garage and carport in the front, you also have a large block shop/garage in the back. Front yard has rose bushes and mature trees. So much bang in this home! Come see it today.

ⓘ 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: $967 · $81/mo
• Projected year-2 tax: $1,913 · $159/mo
• Expected delta: +$947/yr (+$79/mo · 97.9%)

ⓘ 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 5/10 Major 7 d/yr ≥97°F today · 21 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $27,409
• − Mortgage interest: −$16,239
• − Property taxes: −$967
• − Insurance: −$1,450
• − Repairs & maintenance: −$2,193
• − Management: −$2,193
• − Depreciation: −$8,433
• Taxable loss: −$4,065
• Est. tax savings @ 24.0%: +$976
• After-tax cash flow: $1,970/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: Oracle Elementary District (4444)
• NCES district ID: 0405640
• Math proficiency: 15% ▼ -9.00%
• Reading proficiency: 30% ▲ 3.00%
• Median HH income: $60,899
• Composite: 20.97/100
• National rank: #8469
• State rank: #159 of 249 in AZ

Livability — Oracle

• Score: 61/100
• State rank: #152
• US rank: #17707

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Oracle, AZ
• Population (ZIP): 5,235

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: Predominantly White (77%)
• Race & ethnicity: White 77% Hispanic / Latino 21% Two or more races 18%
• Hispanic origin (detail): Mexican 18%
• Common ancestry: Romanian 6% Lithuanian 3% Italian 2%
• Foreign-born: 6% · Canada
• Languages at home: 90% English-only · Spanish 7% German/W. Germanic 2%

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: ▼ -68.00%
• Current HPI: 237.4886
• 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

+45.5% since first listed

14 events — show timeline

• 2025-12-30 Pending — MLSSAZ
• 2024-01-31 Sold (Public Records) $275,000 Public Records
• 2023-12-22 Pending — MLSSAZ
• 2023-11-18 Listed $289,900 MLSSAZ
• 2023-11-16 Listing Removed — MLSSAZ
• 2023-11-09 Listed $325,000 MLSSAZ
• 2018-11-01 Sold (Public Records) $158,000 Public Records
• 2018-11-01 Sold (MLS) $158,000 MLSSAZ
• 2018-10-17 Pending — MLSSAZ
• 2018-09-20 Contingent — MLSSAZ
• 2018-09-14 Price Changed $160,000 MLSSAZ
• 2018-08-07 Price Changed $185,000 MLSSAZ
• 2018-06-30 Price Changed $190,000 MLSSAZ
• 2018-06-26 Listed $189,000 MLSSAZ

Property tax history

+0.7%/yr

Latest (2025): $967 · +5.1% YoY. Source: county tax records.