7214 S 42nd St · Phoenix, AZ 85042

$155,000

2 bd · 2.0 ba · 1,440 sqft · Manufactured public records · 76 Days on market

Built 1973 7,945 sqft lot Est $240k · 36% under

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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 +8.2/10.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0
• Rent growth +1.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Large Lot - CASH only - Investor special. Property does need some TLC & clean-up. A/C was replaced in 2020 and new electrical panel in 2023. Great flow and lots of extra amenities at every corner. Built ins, bar, shelves and more. Full block wall in back yard with a large shade tree and additional storage unit. Great access to freeway and close by restaurants & shopping.

Key facts

• Huge lot
• New electrical panel
• A/c replaced

Tags

• HUGE LOT
• A/C REPLACED
• NEW ELECTRICAL PANEL
• FULL BLOCK WALL
• LARGE SHADE TREE
• ADDITIONAL STORAGE UNIT

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $155k.

Deal economics

• At list price, monthly cash flow is $702 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $155k).
• Recommended offer: $146k (6.0% below list) — sets the bar for market timing.
• Cap rate 11.7% 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.
• Tempe School District (4258) (urban): math 17% / reading 29% proficiency, ranked #170 of 249 in AZ (top 68%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Frank Elementary School (math 3% / reading 19%, grade F, #980 of 1,109 statewide, top 89%, 506 students, 94% FRL); Fees College Preparatory Middle School (math 10% / reading 18%, grade F, #164 of 218 statewide, top 76%, 789 students, 64% FRL) — zoned schools average 79% FRL vs 57% district-wide (22 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents falling (-4.0%/yr); 227 active listings in the ZIP; 40 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).

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 $43k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 76 days — a 6% lower offer ($146k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 3y 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 $24k; list at $155k implies a 546% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $145,700 (6.0% below list)

Questions for the listing agent

1. It's been on market 76 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 1973 — 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: 1.32% ✓
• Cap rate: 11.72%
• Cash-on-cash: 19.40%
• DSCR: 1.86
• GRM: 6.3

CMA / ARV

• ARV (on-the-fly): $240,480
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4238 E Fremont St	0.11mi	2/2.0	1,344 (-7%)	2mo	$225,000	$167	82

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: 8.2%
• Equity multiple: 1.31×
• Total profit: $13,526
• Equity at exit: $23,111

10-year hold

• IRR: 15.0%
• Equity multiple: 2.06×
• Total profit: $45,944
• Equity at exit: $13,402

Cash invested: $43,400 (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 85042

• Home prices YoY: -27.7%
• Rents YoY: -4.0%
• Active inventory: 227
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $2,039 high
• Mortgage (P&I): −$813
• Tax from tax record: −$32 /mo · $385/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$428
• Net cashflow: $702

Break-even live

Break-even rent $1,151

Max offer price $155,000

Occupancy floor 61%

Sensitivity live

Price	-10% $789	-5% $746	+0% $702	+5% $658	+10% $614
Rent	-10% $541	-5% $621	+0% $702	+5% $782	+10% $863
Rate	-1.0pp $780	-0.5pp $741	base $702	+0.5pp $661	+1.0pp $621

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: $38,750
• Closing costs: $4,650
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7027 S 43rd Way Phoenix, AZ	3.0	2.0	1203	$2,200	$1.83	24d	1	0.27mi
3922 E Carson Rd Phoenix, AZ	3.0	2.0	1766	$2,495	$1.41	5d	1	0.35mi
4424 E Baseline Rd Phoenix, AZ	1.0–3.0	1.0–2.0	930	$1,550	$1.67	2d	54	0.38mi
3900 E Baseline Rd #118 Phoenix, AZ	2.0	2.0	1218	$1,999	$1.64	2d	1	0.42mi
3802 E Baseline Rd Phoenix, AZ	1.0–3.0	1.0–2.0	833	$1,424	$1.71	2d	24	0.52mi
4520 E Baseline Rd Phoenix, AZ	1.0–3.0	1.0–2.0	757	$1,437	$1.90	2d	24	0.53mi
3606 E Baseline Rd Phoenix, AZ	1.0–3.0	1.0–2.0	1065	$1,870	$1.76	2d	9	0.58mi
4328 E Saint Catherine Ave Phoenix, AZ	3.0	2.0	1272	$2,000	$1.57	2d	1	0.59mi
7409 S 46th St Phoenix, AZ	3.0	2.0	1120	$1,975	$1.76	15d	1	0.61mi
7729 S 37th Way Phoenix, AZ	3.0	2.5	1716	$2,111	$1.23	11d	1	0.65mi
4312 E Burgess Ln Phoenix, AZ	3.0	2.0	1025	$1,675	$1.63	2d	1	0.65mi
7716 S 37th Way Phoenix, AZ	3.0	2.5	1855	$2,249	$1.21	2d	1	0.66mi
6250 S 40th St Phoenix, AZ	1.0–3.0	1.0–2.0	1041	$1,940	$1.86	2d	16	0.73mi
3511 E Baseline Rd Phoenix, AZ	2.0	1.5–2.0	858	$1,700	$1.98	2d	3	0.93mi
3511 E Baseline Rd Phoenix, AZ	2.0	1.5–2.0	858	$1,688	$1.97	2d	3	0.93mi
5736 S Daisy Patch Pl Phoenix, AZ	3.0	2.0	1628	$2,375	$1.46	2d	1	0.93mi
4163 E Pecan Rd Phoenix, AZ	3.0	2.0	1182	$1,999	$1.69	15d	1	0.97mi
3341 E Fremont Rd Phoenix, AZ	2.0	2.0	1839	$2,495	$1.36	2d	1	0.98mi
5630 S Daisy Patch Pl Phoenix, AZ	3.0	2.0	1628	$2,395	$1.47	2d	1	1.01mi
2401 W Fremont Dr Tempe, AZ	2.0	2.0	1074	$1,700	$1.58	2d	1	1.03mi
4901 S Calle Los Cerros Dr Tempe, AZ	1.0–2.0	1.0–2.0	868	$1,995	$2.30	2d	3	1.07mi
4005 E La Salle St Phoenix, AZ	3.0	2.0	1149	$1,859	$1.62	20d	1	1.09mi
4389 S Potter Dr Tempe, AZ	3.0	2.5	1396	$2,150	$1.54	2d	1	1.10mi
4365 S Potter Dr Tempe, AZ	2.0	2.0	1218	$1,985	$1.63	2d	1	1.11mi
2381 W Garden Dr #2365 Tempe, AZ	3.0	2.0	1442	$2,300	$1.60	2d	1	1.13mi
2381 W Garden Dr #2357 Tempe, AZ	3.0	2.0	1442	$2,199	$1.52	18d	1	1.13mi
2231 W Fremont Dr Tempe, AZ	3.0	2.0	1204	$1,950	$1.62	16d	1	1.15mi
2231 W Fremont Dr Tempe, AZ	3.0	2.0	1204	$1,950	$1.62	15d	1	1.15mi
2231 W Fremont Dr Tempe, AZ	3.0	2.0	1204	$1,900	$1.58	11d	1	1.15mi
2349 W Garden Dr Tempe, AZ	3.0	2.0	1396	$2,030	$1.45	2d	1	1.15mi
5829 S 35th Pl Phoenix, AZ	3.0	3.0	1550	$2,350	$1.52	2d	1	1.16mi
2348 W Garden Dr Tempe, AZ	3.0	2.0	1398	$1,100	$0.79	17d	1	1.16mi
6445 S 32nd St Phoenix, AZ	3.0	2.0	1488	$2,350	$1.58	2d	1	1.24mi
3131 E Legacy Dr #2038 Phoenix, AZ	3.0	2.0	1795	$5,550	$3.09	2d	1	1.29mi
3400 E Southern Ave Phoenix, AZ	1.0–3.0	1.0–2.0	985	$1,824	$1.85	2d	35	1.32mi
3131 E Legacy Dr Phoenix, AZ	2.0–3.0	2.0	1795	$2,600	$1.45	2d	2	1.34mi
3131 E Legacy Dr Phoenix, AZ	2.0–3.0	2.0	1730	$2,100	$1.21	3d	3	1.34mi
4611 E Desert Dr Phoenix, AZ	3.0	2.0	1818	$4,000	$2.20	2d	1	1.34mi
5885 S 32nd St Phoenix, AZ	1.0–3.0	1.0–2.0	1156	$1,972	$1.71	2d	11	1.43mi
3043 E Fremont Rd Unit 1546371P Phoenix, AZ	3.0	2.0	1668	$3,902	$2.34	13d	1	1.46mi

Listing history 29 events

1. 2026-01-12
   status Pending
2. 2025-12-29
   listed $155,000 Active
3. 2025-12-28
   soldstatus Closed
4. 2025-11-17
   status Pending
5. 2025-11-17
   listed $155,000 Active
6. 2025-11-15
   soldstatus Closed
7. 2025-07-28
   status Pending
8. 2025-07-25
   listed $155,000 Active
9. 2025-07-24
   soldstatus Closed
10. 2025-06-30
    status Pending
11. 2025-06-06
    price $155,000
12. 2025-05-12
    price $175,000
13. 2025-04-30
    listed $182,000 Active
14. 2024-10-28
    status Pending
15. 2024-10-28
    listed $175,000 Active
16. 2024-10-13
    status Pending
17. 2024-09-20
    listed $175,000 Active
18. 2024-05-15
    status Pending
19. 2024-05-15
    historical
20. 2024-05-14
    status Active
21. 2023-11-08
    status Pending
22. 2023-11-08
    historical
23. 2023-11-06
    status Active
24. 2023-11-05
    historical Under Contract Accepting Backups
25. 2023-10-28
    status Active
26. 2023-10-25
    status Pending
27. 2023-10-25
    listed $175,000 Active
28. 1979-08-28
    soldstatus $24,000
29. 1979-06-08
    soldstatus $39,000

ⓘ 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: $385 · $32/mo
• Projected year-2 tax: $1,023 · $85/mo
• Expected delta: +$638/yr (+$53/mo · 166.0%)

ⓘ 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 (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 9/10 Extreme 7 d/yr ≥111°F today · 18 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,472
• − Mortgage interest: −$8,682
• − Property taxes: −$385
• − Insurance: −$775
• − Repairs & maintenance: −$1,958
• − Management: −$1,958
• − Depreciation: −$4,509
• Taxable income: $6,206
• Est. tax owed @ 24.0%: −$1,489
• After-tax cash flow: $6,930/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: Tempe School District (4258)
• NCES district ID: 0408310
• Math proficiency: 17% ▼ -19.00%
• Reading proficiency: 29% ▼ -10.00%
• Median HH income: $43,112
• Composite: 19.7/100
• National rank: #8721
• State rank: #170 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): 45,903
• Household income: $88,717
• Rent vs Own: 32.4% rent · 67.6% own
• Severe rent burden: 1624.0

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: Diverse neighborhood (Simpson 0.66)
• Race & ethnicity: Hispanic / Latino 50% Two or more races 29% White 25% Black 14% Asian 4% Native American 2% Pacific Islander 1%
• Hispanic origin (detail): Mexican 45%
• Common ancestry: Romanian 1% Lithuanian 1% Italian 1%
• Foreign-born: 17% · Canada, China, Vietnam
• Languages at home: 65% English-only · Spanish 29% 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: ▼ -122.03%
• Current HPI: 318.0601
• Rent YoY: ▼ -4.00%
• 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

+297.4% since first listed

29 events — show timeline

• 2026-01-12 Pending — ARMLS
• 2025-12-29 Listed $155,000 ARMLS
• 2025-12-28 Sold (MLS) — ARMLS
• 2025-11-17 Pending — ARMLS
• 2025-11-17 Listed $155,000 ARMLS
• 2025-11-15 Sold (MLS) — ARMLS
• 2025-07-28 Pending — ARMLS
• 2025-07-25 Listed $155,000 ARMLS
• 2025-07-24 Sold (MLS) — ARMLS
• 2025-06-30 Pending — ARMLS
• 2025-06-06 Price Changed $155,000 ARMLS
• 2025-05-12 Price Changed $175,000 ARMLS
• 2025-04-30 Listed $182,000 ARMLS
• 2024-10-28 Pending — ARMLS
• 2024-10-28 Listed $175,000 ARMLS
• 2024-10-13 Pending — ARMLS
• 2024-09-20 Listed $175,000 ARMLS
• 2024-05-15 Pending — ARMLS
• 2024-05-15 Listing Removed — ARMLS
• 2024-05-14 Relisted — ARMLS
• 2023-11-08 Pending — ARMLS
• 2023-11-08 Listing Removed — ARMLS
• 2023-11-06 Relisted — ARMLS
• 2023-11-05 Contingent — ARMLS
• 2023-10-28 Relisted — ARMLS
• 2023-10-25 Pending — ARMLS
• 2023-10-25 Listed $175,000 ARMLS
• 1979-08-28 Sold (Public Records) $24,000 Public Records
• 1979-06-08 Sold (Public Records) $39,000 Public Records

Property tax history

+2.6%/yr

Latest (2025): $385 · +6.8% YoY. Source: county tax records.