7015 S 5th Ave · Phoenix, AZ 85041

$195,000

3 bd · 1.0 ba · 1,197 sqft · SingleFamily public records · 255 Days on market

Built 1957 7,897 sqft lot Est $329k · 41% under

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Why this score? — see what drove the C+ 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 +23.9/30.0
• ARV discount +15.0/15.0
• DSCR +7.7/10.0
• 1% rule +5.5/10.0
• 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 Ranch style single family home offers 3 bedrooms and 1 bathrooms with approximately 1197 square feet of living space on a 0.18 acre lot. There are no inspection or financing contingencies on this cash only purchase. No Buyer Premium on this property. It is a criminal offense to trespass on this property. The data presented in this listing is deemed reliable but not guaranteed. This information should be used for informational use only and does not constitute a legal document for the description of this property. Buyer or Buyer's Agent to verify all facts, figures, schools, dimensions, Sq Ft, permits, HOA fees etc. that is of material importance to Buyer.

Key facts

• 7,897 sq ft lot
• 2 parking spots
• Built 1957

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $195k.

Deal economics

• At list price, monthly cash flow is $379 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $195k).
• Recommended offer: $172k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.6% 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: Sunland Elementary School (math 7% / reading 10%, grade F, #1,045 of 1,109 statewide, top 95%, 569 students, 82% FRL) — zoned schools average 82% FRL vs 36% district-wide (46 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents soft (-0.8%/yr); 252 active listings in the ZIP; 39 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 33% 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 $6k 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.

Negotiation context

• It's been on market 255 days — a 12% lower offer ($172k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 15y ago; this cycle's ask has dropped $28k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $120k; list at $195k implies a 62% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1957 — expect roof / HVAC / electrical / plumbing capex.
• 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 $171,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 255 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1957 — 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: 1.05% ✓
• Cap rate: 8.63%
• Cash-on-cash: 8.34%
• DSCR: 1.37
• GRM: 7.9

CMA / ARV

• ARV (on-the-fly): $329,175
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
910 W St Anne Ave	0.42mi	3/2.0	1,208 (+1%)	3mo	$349,900	$290	73
402 W Darrow St	0.24mi	3/2.0	1,264 (+6%)	4mo	$347,000	$275	72
7203 S 2nd Ln	0.23mi	3/2.0	1,314 (+10%)	1mo	$345,000	$263	68
6430 S Montezuma St	0.35mi	3/2.0	1,280 (+7%)	1mo	$344,999	$270	67
904 W Saint Charles Ave	0.38mi	2/2.0 (-1)	1,152 (-4%)	1mo	$320,000	$278	66
6434 S 10th Dr	0.52mi	2/2.0 (-1)	1,152 (-4%)	0mo	$320,000	$278	60
6236 S Montezuma St	0.46mi	3/1.0	1,068 (-11%)	1mo	$305,000	$286	60
1116 W Maldonado Rd	0.44mi	3/2.0	1,317 (+10%)	3mo	$345,000	$262	56
101 W Harwell Rd	0.50mi	3/1.5	1,354 (+13%)	0mo	$310,000	$229	52
7 E Beautiful Ln	0.63mi	2/1.0 (-1)	1,274 (+6%)	5mo	$296,475	$233	51
7815 S 1st Dr	0.55mi	4/2.0 (+1)	1,323 (+10%)	2mo	$379,000	$286	46
18 E Valencia Dr	0.55mi	2/1.0 (-1)	1,027 (-14%)	2mo	$212,000	$206	44

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: -6.9%
• Equity multiple: 0.75×
• Total profit: $-13,469
• Equity at exit: $29,075

10-year hold

• IRR: -1.2%
• Equity multiple: 0.93×
• Total profit: $-3,938
• Equity at exit: $16,860

Cash invested: $54,600 (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 85041

• Home prices YoY: -33.0%
• Rents YoY: -0.8%
• Active inventory: 252
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $2,046 high
• Mortgage (P&I): −$1,023
• Tax from tax record: −$133 /mo · $1,596/yr
• Insurance: −$81
• HOA: −$0
• Vacancy / Maint / Mgmt: −$430
• Net cashflow: $379

Break-even live

Break-even rent $1,566

Max offer price $195,000

Occupancy floor 76%

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: $48,750
• Closing costs: $5,850
• Reserves months: —
• Total cash needed: —

Rent comps 39 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6821 S Montezuma St Phoenix, AZ	3.0–4.0	2.5–3.0	1469	$1,845	$1.26	1d	11	0.19mi
916 W Carter Rd Phoenix, AZ	3.0	2.0	1350	$2,199	$1.63	14d	1	0.29mi
6614 S 10th Dr Phoenix, AZ	3.0	2.0	1347	$2,200	$1.63	16d	1	0.41mi
1016 W Lydia Ln Phoenix, AZ	3.0	2.0	1263	$1,875	$1.48	11d	1	0.44mi
6055 S 11th Ave Phoenix, AZ	2.0–3.0	1.0–2.0	956	$1,600	$1.67	1d	7	0.67mi
300 E Jessie Owens Pkwy Phoenix, AZ	1.0–3.0	1.0–2.0	916	$1,666	$1.82	1d	1	0.68mi
136 W Latona Rd Phoenix, AZ	3.0	2.5	1499	$2,350	$1.57	1d	1	0.76mi
105 W Latona Rd Phoenix, AZ	3.0	2.5	1499	$2,350	$1.57	1d	1	0.76mi
5646 S Montezuma St Apt 9 Phoenix, AZ	2.0	1.0	850	$1,150	$1.35	1d	1	0.78mi
207 W Latona Rd Phoenix, AZ	3.0	2.0	1319	$2,205	$1.67	1d	1	0.78mi
5926 S 12th Ln Phoenix, AZ	4.0	2.0	1470	$2,695	$1.83	24d	1	0.80mi
8350 S Central Ave Phoenix, AZ	2.0–4.0	1.5–2.5	1167	$2,070	$1.77	1d	8	0.91mi
5636 S 12th Ln Phoenix, AZ	4.0	2.0	1470	$2,695	$1.83	1d	1	0.94mi
915 W Bowker St Phoenix, AZ	3.0	2.0	1455	$1,850	$1.27	1d	1	0.96mi
5609 S Central Ave Phoenix, AZ	1.0–2.0	1.0–2.0	893	$1,175	$1.32	1d	6	0.98mi
1807 W Carter Rd Phoenix, AZ	4.0	2.0	1376	$2,400	$1.74	1d	1	1.00mi
40 E Sunland Ave Phoenix, AZ	1.0–2.0	1.0–1.5	700	$1,400	$2.00	1d	18	1.05mi
5645 S 6th St Unit 2 Phoenix, AZ	2.0	1.0	700	$1,200	$1.71	1d	1	1.14mi
120 W Dobbins Rd Phoenix, AZ	1.0–2.0	1.0	938	$1,345	$1.43	1d	3	1.36mi
358 E Roeser Rd Phoenix, AZ	3.0	1.0–2.0	698	$1,995	$2.86	1d	5	1.38mi
222 E Cody Dr Unit 232 Phoenix, AZ	2.0	1.0	700	$1,199	$1.71	11d	1	1.39mi
222 E Cody Dr Unit 231 Phoenix, AZ	2.0	1.0	700	$1,250	$1.79	1d	1	1.39mi
222 E Cody Dr Unit 229 Phoenix, AZ	2.0	1.0	700	$1,199	$1.71	8d	1	1.40mi
222 E Cody Dr Unit 103 Phoenix, AZ	2.0	1.0	700	$1,350	$1.93	11d	1	1.40mi
222 E Cody Dr Apt 221 Phoenix, AZ	2.0	1.0	700	$1,300	$1.86	1d	1	1.41mi
222 E Cody Dr Unit 215 Phoenix, AZ	2.0	1.0	700	$1,050	$1.50	11d	1	1.41mi
222 E Cody Dr Apt 120 Phoenix, AZ	2.0	1.0	700	$1,350	$1.93	1d	1	1.41mi
6224 S 20th Gln Phoenix, AZ	3.0	2.0	1289	$1,300	$1.01	12d	1	1.42mi
222 E Cody Dr Unit 140 Phoenix, AZ	2.0	1.0	700	$1,299	$1.86	14d	1	1.42mi
222 E Cody Dr Unit 245 Phoenix, AZ	2.0	1.0	700	$1,199	$1.71	1d	1	1.42mi
222 E Cody Dr Unit 142-RH Phoenix, AZ	2.0	1.0	700	$1,099	$1.57	16d	1	1.42mi
2050 W Southern Ave Unit 2 Phoenix, AZ	2.0	2.0	907	$1,438	$1.59	3d	1	1.43mi
2050 W Southern Ave Phoenix, AZ	2.0	2.0	907	$1,438	$1.59	1d	1	1.43mi
11 E Dobbins Rd Phoenix, AZ	2.0–4.0	1.5–2.5	1167	$2,045	$1.75	1d	4	1.45mi
825 E Euclid Ave Phoenix, AZ	2.0–3.0	2.0–2.5	1278	$2,815	$2.20	1d	35	1.47mi
9239 S 8th Ave Phoenix, AZ	4.0	2.0	1250	$2,300	$1.84	3d	1	1.49mi
502 E Cody Dr Phoenix, AZ	2.0	1.0	800	$1,494	$1.87	1d	1	1.49mi
502 E Cody Dr Phoenix, AZ	2.0	1.0	800	$1,494	$1.87	11d	1	1.49mi
5405 S 19th Ave Phoenix, AZ	1.0–3.0	1.0–2.0	867	$1,570	$1.81	1d	4	1.49mi

Listing history 10 events

1. 2026-04-24
   status Pending
2. 2026-04-16
   price $195,000
3. 2026-01-29
   price $215,800
4. 2025-10-02
   price $220,400
5. 2025-08-12
   listed $223,300 Active
6. 2011-12-20
   historical
7. 2011-11-22
   historical Under Contract Accepting Backups
8. 2011-11-18
   status Active
9. 2011-08-04
   listed Under Contract Accepting Backups
10. 2004-09-24
    soldstatus $120,000

ⓘ 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: $1,596 · $133/mo
• Projected year-2 tax: $1,596 · $133/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 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: $24,550
• − Mortgage interest: −$10,923
• − Property taxes: −$1,596
• − Insurance: −$975
• − Repairs & maintenance: −$1,964
• − Management: −$1,964
• − Depreciation: −$5,673
• Taxable income: $1,455
• Est. tax owed @ 24.0%: −$349
• After-tax cash flow: $4,203/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

+62.5% since first listed

10 events — show timeline

• 2026-04-24 Pending — ARMLS
• 2026-04-16 Price Changed $195,000 ARMLS
• 2026-01-29 Price Changed $215,800 ARMLS
• 2025-10-02 Price Changed $220,400 ARMLS
• 2025-08-12 Listed $223,300 ARMLS
• 2011-12-20 Listing Removed — ARMLS
• 2011-11-22 Contingent — ARMLS
• 2011-11-18 Relisted — ARMLS
• 2011-08-04 Listed — ARMLS
• 2004-09-24 Sold (Public Records) $120,000 Public Records

Property tax history

+2.7%/yr

Latest (2025): $1,596 · +208.0% YoY. Source: county tax records.