1324 W Pecan Rd · Phoenix, AZ 85041

$180,000

4 bd · 1.0 ba · 1,224 sqft · SingleFamily public records · 78 Days on market

Built 1962 6,782 sqft lot Est $337k · 47% under ↓ 18% since listing

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Why this score? — see what drove the B 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 +30.0/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.8/10.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• Rent growth +2.3/5.0
• Schools +1.0/10.0
• Appreciation +0.0/10.0

Listing remarks

This four-bedroom, two-bathroom home offers a great opportunity for those looking to personalize a property and make it their own. The residence includes a front patio that provides a welcoming outdoor space. Inside, the layout features multiple bedrooms, flexible living areas, and two full bathrooms. Conveniently located with easy access to major freeways, local dining, shopping, and schools, this property is ready for its next chapter. . This remarkable property is available for immediate sale. The seller is very responsive and the property is a perfect opportunity. Take advantage of this amazing opportunity.

Key facts

• Front patio
• Schools
• Local shopping

Tags

• FRONT PATIO
• FLEXIBLE LIVING AREAS
• EASY ACCESS TO MAJOR FREEWAYS
• LOCAL DINING
• LOCAL SHOPPING
• SCHOOLS

Property features AI

Finance

• Other: Lot size approximately 6,782 (source: Assessor); Lot size information from Assessor; Directions: North on 13th Ave, West on Pecan, home on right
• HOA & community: No association fees

Exterior

• Parking: 2 open parking spaces
• Utilities: City water; Public sewer
• Home design: Single family residence; Fee simple ownership
• Construction: Stucco and wood frame construction; Painted exterior; Composition roof
• Exterior features: Block fencing; Dirt backyard; Grassy front yard

Interior

• Kitchen: Eat-in kitchen
• Bedrooms: Up to 4 bedrooms
• Flooring: Other flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Has heating (type: Other); Window/wall cooling units
• Interior features: Eat-in kitchen; Laundry inside
• Laundry & utility: Indoor laundry

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $180k.

Deal economics

• At list price, monthly cash flow is $890 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $180k).
• Recommended offer: $169k (6.0% below list) — sets the bar for market timing.
• Cap rate 12.2% vs local median 3.3% in Phoenix — 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 75/100 on livability (#16 in AZ, #3,924 nationally) — a middle-class / working-renter tenant base. Strengths: amenities A+, commute A+, housing A+; Watch: health & safety C-, crime F.
• Roosevelt Elementary District (4279) (urban): math 8% / reading 14% proficiency, ranked #234 of 249 in AZ (top 94%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: John F Kennedy Elementary School (math 2% / reading 12%, grade F, #1,064 of 1,109 statewide, top 97%, 360 students, 81% FRL) — zoned schools average 81% FRL vs 36% district-wide (45 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents soft (-0.8%/yr); 259 active listings in the ZIP; 19 comparable units currently listed for rent nearby; rentals leasing fast (median 2d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 36,011 units permitted in Maricopa County in 2024 (12,801 in 5+ unit buildings).
• This rent runs 39% of the median local income ($75k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• Maricopa County population projected at +38% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 0.0% rent growth), your $50k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 78 days — a 6% lower offer ($169k) is reasonable based on typical stale-listing flexibility.

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 $169,200 (6.0% below list)

Questions for the listing agent

1. It's been on market 78 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1962 — 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. 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. 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: 1.38% ✓
• Cap rate: 12.23%
• Cash-on-cash: 21.19%
• DSCR: 1.94
• GRM: 6.1

CMA / ARV

• ARV (on-the-fly): $336,600
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5807 S 13th Ave	0.11mi	3/2.0 (-1)	1,128 (-8%)	2mo	$400,000	$355	71
5242 S 11th Ave	0.24mi	3/2.0 (-1)	1,160 (-5%)	4mo	$320,000	$276	68
5621 S 5th Dr	0.55mi	3/2.0 (-1)	1,228 (+0%)	1mo	$338,600	$276	64
1702 W Hidalgo Ave	0.34mi	4/2.0	1,324 (+8%)	7mo	$385,000	$291	61
1611 W La Salle St	0.27mi	3/2.0 (-1)	1,343 (+10%)	2mo	$366,000	$273	60
6216 S 16th Ln	0.47mi	3/2.0 (-1)	1,298 (+6%)	0mo	$357,500	$275	59
910 W St Anne Ave	0.64mi	3/2.0 (-1)	1,208 (-1%)	3mo	$349,900	$290	56
619 W Chipman Rd	0.69mi	4/3.0	1,200 (-2%)	5mo	$328,000	$273	52
1516 W Nancy Ln	0.33mi	3/2.0 (-1)	1,376 (+12%)	8mo	$365,000	$265	48
1832 W Lydia Ln	0.74mi	3/2.0 (-1)	1,279 (+4%)	3mo	$342,000	$267	47
1547 W Apollo Rd	0.66mi	3/2.0 (-1)	1,342 (+10%)	6mo	$365,000	$272	39
1819 W Chipman Rd	0.67mi	3/2.0 (-1)	1,392 (+14%)	5mo	$275,000	$198	33

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 10.5%
• Equity multiple: 1.40×
• Total profit: $20,188
• Equity at exit: $26,839

10-year hold

• IRR: 17.2%
• Equity multiple: 2.23×
• Total profit: $62,228
• Equity at exit: $15,563

Cash invested: $50,400 (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 85041

• Home prices YoY: -33.0%
• Rents YoY: -0.8%
• Active inventory: 259
• Price-to-rent: 6.1×

Monthly cashflow live

• Estimated rent: $2,477 high
• Mortgage (P&I): −$944
• Tax from tax record: −$48 /mo · $576/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$520
• Net cashflow: $890

Break-even live

Break-even rent $1,351

Max offer price $180,000

Occupancy floor 59%

Sensitivity live

Price	-10% $992	-5% $941	+0% $890	+5% $839	+10% $788
Rent	-10% $694	-5% $792	+0% $890	+5% $988	+10% $1,086
Rate	-1.0pp $981	-0.5pp $936	base $890	+0.5pp $843	+1.0pp $796

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: $45,000
• Closing costs: $5,400
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5636 S 12th Ln Phoenix, AZ	4.0	2.0	1470	$2,695	$1.83	2d	1	0.06mi
5926 S 12th Ln Phoenix, AZ	4.0	2.0	1470	$2,695	$1.83	25d	1	0.18mi
915 W Bowker St Phoenix, AZ	3.0	2.0	1455	$1,850	$1.27	2d	1	0.27mi
6055 S 11th Ave Phoenix, AZ	2.0–3.0	1.0–2.0	956	$1,600	$1.67	2d	7	0.30mi
1016 W Lydia Ln Phoenix, AZ	3.0	2.0	1263	$1,875	$1.48	12d	1	0.56mi
5405 S 19th Ave Phoenix, AZ	1.0–3.0	1.0–2.0	867	$1,570	$1.81	2d	4	0.60mi
6614 S 10th Dr Phoenix, AZ	3.0	2.0	1347	$2,200	$1.63	17d	1	0.64mi
2141 W Pecan Rd Phoenix, AZ	3.0	2.0	1244	$1,710	$1.37	6d	1	0.89mi
6224 S 20th Gln Phoenix, AZ	3.0	2.0	1289	$1,300	$1.01	13d	1	0.91mi
916 W Carter Rd Phoenix, AZ	3.0	2.0	1350	$2,199	$1.63	15d	1	0.92mi
1807 W Carter Rd Phoenix, AZ	4.0	2.0	1376	$2,400	$1.74	2d	1	1.02mi
6821 S Montezuma St Phoenix, AZ	3.0–4.0	2.5–3.0	1469	$2,295	$1.56	2d	11	1.04mi
2321 W Mobile Ln Phoenix, AZ	4.0	2.0	1390	$2,210	$1.59	2d	1	1.17mi
2321 W Mobile Ln Phoenix, AZ	4.0	2.0	1390	$2,220	$1.60	25d	1	1.17mi
358 E Roeser Rd Phoenix, AZ	3.0	1.0–2.0	698	$1,995	$2.86	2d	5	1.22mi
2410 W La Salle St Unit NA Phoenix, AZ	3.0	2.0	1400	$3,500	$2.50	2d	1	1.23mi
2414 W La Salle St Phoenix, AZ	3.0	2.0	1232	$2,400	$1.95	17d	1	1.24mi
2440 W Bowker St Phoenix, AZ	3.0	2.0	1411	$2,295	$1.63	12d	1	1.29mi
2444 W Tamarisk Ave Phoenix, AZ	3.0	2.0	1443	$2,130	$1.48	2d	1	1.45mi

Listing history 5 events

1. 2026-05-08
   status Pending
2. 2026-04-24
   price $180,000
3. 2026-04-21
   price $209,000
4. 2026-03-24
   price $214,900
5. 2026-02-19
   listed $220,000 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: $576 · $48/mo
• Projected year-2 tax: $1,188 · $99/mo
• Expected delta: +$612/yr (+$51/mo · 106.4%)

ⓘ 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 (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥111°F today · 19 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $29,726
• − Mortgage interest: −$10,083
• − Property taxes: −$576
• − Insurance: −$900
• − Repairs & maintenance: −$2,378
• − Management: −$2,378
• − Depreciation: −$5,236
• Taxable income: $8,175
• Est. tax owed @ 24.0%: −$1,962
• After-tax cash flow: $8,718/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: Roosevelt Elementary District (4279)
• NCES district ID: 0407080
• Math proficiency: 8% ▼ -13.00%
• Reading proficiency: 14% ▼ -8.00%
• Median HH income: $42,813
• Composite: 9.74/100
• National rank: #9829
• State rank: #234 of 249 in AZ

Livability — Phoenix

• Score: 75/100
• State rank: #16
• US rank: #3924

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Phoenix, AZ
• County: Maricopa County · 4,537,380 people
• City population: 1,500,198
• Metro: Phoenix-Mesa-Chandler, AZ
• Population (ZIP): 63,862
• Household income: $75,301
• Rent vs Own: 27.5% rent · 72.5% own
• Severe rent burden: 1473.0

Population outlook (Maricopa County) Hauer SSP2

• Today (2025): 4,979,203 people
• By 2030: 5,378,229 · +8.0%
• By 2040: 6,156,598 · +23.6%
• By 2050: 6,872,376 · +38.0%
• By 2075: 8,401,270 · +68.7%
• By 2100: 9,247,439 · +85.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Hispanic (66%)
• Race & ethnicity: Hispanic / Latino 66% Two or more races 28% Black 15% White 13% Native American 3% Asian 2%
• Hispanic origin (detail): Mexican 60%
• Common ancestry: Romanian 1% Lithuanian 1% Slovak 1%
• Foreign-born: 24% · Canada, Vietnam
• Languages at home: 49% English-only · Spanish 45% Other Asian/Pacific 1% Other Indo-European 1%

Political lean MEDSL · Maricopa

• 2024 margin: Toss-up / Even · D 47.7% · R 51.2% · Other 1.1%
• 2008→2024 swing: +7.1pp toward D · 2008: -10.6pp · 2024: -3.5pp
• All cycles: 2024: R+3.5 2020: D+2.2 2016: R+3.5 2012: R+12.0 2008: R+10.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -168.81%
• Current HPI: 342.4961
• Rent YoY: ▼ -0.84%
• 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

-18.2% since first listed

5 events — show timeline

• 2026-05-08 Pending — ARMLS
• 2026-04-24 Price Changed $180,000 ARMLS
• 2026-04-21 Price Changed $209,000 ARMLS
• 2026-03-24 Price Changed $214,900 ARMLS
• 2026-02-19 Listed $220,000 ARMLS

Property tax history

-3.7%/yr

Latest (2025): $576 · +2.6% YoY. Source: county tax records.