Holly Plan · Florence, AZ 85132

$321,990

3 bd · 2.0 ba · 1,370 sqft · SingleFamily · 321 Days on market

Good condition

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Why this score? — see what drove the F 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).

• ARV discount +7.5/15.0
• Cash flow +4.6/30.0
• Condition / age +4.0/5.0
• Livability +3.0/5.0
• Rent growth +2.8/5.0
• Schools +1.0/10.0
• 1% rule +0.5/10.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Open-concept living with three bedrooms and a covered back patio. Enjoy a private primary suite with a walk-in closet. Plus, every home comes with a washer, dryer, fridge and whole home blinds.

Key facts

• Whole home blinds
• Walk-in closet
• Covered back patio

Tags

• OPEN-CONCEPT LIVING
• COVERED BACK PATIO
• PRIVATE PRIMARY SUITE
• WALK-IN CLOSET
• WASHER DRYER FRIDGE
• WHOLE HOME BLINDS

🏗️ New construction. The $321,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $367,462.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $322k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-933 ($-11k/yr) — negative.
• To cash-flow at today's rent, offer at most $233k (27.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $203k (36.8% below list).
• Recommended offer: $203k (36.8% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 60/100 on livability (#187 in AZ) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, health & safety F.
• Florence Unified School District (4437) (rural): math 16% / reading 24% proficiency, ranked #178 of 249 in AZ (top 72%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Florence High School (math 8% / reading 12%, grade F, #343 of 381 statewide, top 93%, 796 students, 44% FRL) — zoned schools at 44% FRL track the district average.
• Market conditions: Rents rising (+1.3%/yr); 986 active listings in the ZIP; 15 comparable units currently listed for rent nearby; rentals lingering (median 76d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 73% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 9,504 units permitted in Pinal County in 2024 (776 in 5+ unit buildings).
• This rent runs 31% of the median local income ($79k/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 $3k of loan paydown is wiped out by about $11k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 321 days — a 12% lower offer ($283k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask is 7% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Climate carrying-cost: major 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 $203,405 (36.8% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 321 days. Have you received any prior offers? Is the seller open to a 37% concession, seller financing, or rate buy-down credit?
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. 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?
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: 0.55% ✗
• Cap rate: 3.25%
• Cash-on-cash: -10.88%
• DSCR: 0.52
• GRM: 15.1

CMA / ARV

• ARV (median comp): $367,462
• List price: $321,990
• Delta: -12.37%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5458 W Montebello Way	0.28mi	3/2.0	1,480 (+8%)	3mo	$286,000	$193	71
3405 N San Marin Dr	0.36mi	3/2.0	1,481 (+8%)	11mo	$248,000	$167	60
6466 W Heritage Way	0.71mi	2/2.0 (-1)	1,381 (+1%)	6mo	$304,000	$220	56
5590 W Victory Way	0.40mi	3/2.0	1,481 (+8%)	15mo	$294,000	$199	56
4290 N Presidio Dr	0.36mi	2/2.0 (-1)	1,557 (+14%)	8mo	$428,500	$275	49
6375 W Heritage Way	0.64mi	2/2.0 (-1)	1,495 (+9%)	8mo	$343,999	$230	43

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 · 1.27% rent growth · sell at horizon

5-year hold

• IRR: -37.9%
• Equity multiple: -0.19×
• Total profit: $-122,389
• Equity at exit: $54,790

10-year hold

• IRR: -69.1%
• Equity multiple: -0.91×
• Total profit: $-196,725
• Equity at exit: $31,771

Cash invested: $102,889 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 17 active · 6 under contract
• Months of supply: 11.3 mo (9%/mo absorbed)
• Median asking: $333,990 ($221/sqft)
• Median days on market: 151 d
• This list price: 41% of active listings are priced below it
• ARV vs active asking: +21.5% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 85132

• Home prices YoY: -5.2%
• Rents YoY: 1.3%
• Active inventory: 986
• Price-to-rent: 13.2×

Monthly cashflow live

• Estimated rent: $2,034 high
• Mortgage (P&I): −$1,927
• Tax est. 1.5%: −$459 /mo · $5,512/yr
• Insurance: −$153
• HOA: −$0
• Vacancy / Maint / Mgmt: −$427
• Net cashflow: $-933

Break-even live

Break-even rent $3,214

Max offer price $232,521

Occupancy floor —

Sensitivity live

Price	-10% $-679	-5% $-806	+0% $-933	+5% $-1,060	+10% $-1,186
Rent	-10% $-1,093	-5% $-1,013	+0% $-933	+5% $-852	+10% $-772
Rate	-1.0pp $-747	-0.5pp $-839	base $-933	+0.5pp $-1,028	+1.0pp $-1,125

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: $91,866
• Closing costs: $11,024
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3759 N Astoria Dr Florence, AZ	3.0	2.0	1759	$1,695	$0.96	27d	1	0.04mi
5424 W Heritage Way Florence, AZ	3.0	2.0	1481	$1,750	$1.18	44d	1	0.23mi
5430 W Montebello Way Florence, AZ	3.0	2.0	1481	$1,650	$1.11	84d	1	0.31mi
5614 W Montebello Way Florence, AZ	3.0	2.0	1481	$1,600	$1.08	75d	1	0.33mi
5614 W Montebello Way Florence, AZ	3.0	2.0	1481	$1,600	$1.08	72d	1	0.33mi
3658 N Princeton Ct Florence, AZ	2.0	2.0	1817	$3,500	$1.93	139d	1	0.71mi
6431 W Sandpiper Way Florence, AZ	2.0	2.0	1817	$3,000	$1.65	10d	1	0.76mi
2926 N Coronado Dr Florence, AZ	3.0	2.0	1756	$2,200	$1.25	139d	1	0.86mi
2926 N Coronado Dr Florence, AZ	3.0	2.0	1756	$1,900	$1.08	37d	1	0.86mi
6566 W Mockingbird Ct Florence, AZ	2.0	2.0	1381	$3,000	$2.17	139d	1	0.87mi
3947 N Hidden Canyon Dr Florence, AZ	2.0	2.0	1381	$3,000	$2.17	139d	1	0.94mi
4518 N Petersburg Dr Florence, AZ	2.0	2.0	1644	$2,500	$1.52	120d	1	1.18mi
4394 N Hummingbird Dr Florence, AZ	2.0	2.0	1586	$3,500	$2.21	139d	1	1.43mi
2327 N Pecos Dr Florence, AZ	2.0	2.0	1251	$1,740	$1.39	6d	1	1.47mi
2327 N Pecos Dr Florence, AZ	2.0	2.0	1251	$1,740	$1.39	7d	1	1.47mi

Listing history 50 events

1. 2026-09-23
   days on market $321,990 Active 321 DOM
2. 2026-09-22
   days on market $321,990 Active 320 DOM
3. 2026-09-21
   days on market $321,990 Active 319 DOM
4. 2026-09-20
   days on market $321,990 Active 318 DOM
5. 2026-09-19
   days on market $321,990 Active 317 DOM
6. 2026-09-18
   days on market $321,990 Active 316 DOM
7. 2026-09-17
   days on market $321,990 Active 315 DOM
8. 2026-09-16
   days on market $321,990 Active 314 DOM
9. 2026-09-15
   days on market $321,990 Active 313 DOM
10. 2026-09-14
    days on market $321,990 Active 312 DOM
11. 2026-09-13
    days on market $321,990 Active 311 DOM
12. 2026-09-12
    days on market $321,990 Active 310 DOM
13. 2026-09-11
    days on market $321,990 Active 309 DOM
14. 2026-09-05
    days on market $321,990 Active 303 DOM
15. 2026-09-04
    days on market $321,990 Active 302 DOM
16. 2026-09-03
    days on market $321,990 Active 301 DOM
17. 2026-08-31
    days on market $321,990 Active 298 DOM
18. 2026-08-30
    days on market $321,990 Active 297 DOM
19. 2026-08-29
    days on market $321,990 Active 296 DOM
20. 2026-08-28
    days on market $321,990 Active 295 DOM
21. 2026-08-27
    days on market $321,990 Active 294 DOM
22. 2026-08-26
    days on market $321,990 Active 293 DOM
23. 2026-08-25
    days on market $321,990 Active 292 DOM
24. 2026-08-24
    days on market $321,990 Active 291 DOM
25. 2026-08-23
    days on market $321,990 Active 290 DOM
26. 2026-08-22
    days on market $321,990 Active 289 DOM
27. 2026-08-21
    days on market $321,990 Active 288 DOM
28. 2026-08-20
    days on market $321,990 Active 287 DOM
29. 2026-08-19
    days on market $321,990 Active 286 DOM
30. 2026-08-18
    days on market $321,990 Active 285 DOM
31. 2026-08-17
    days on market $321,990 Active 284 DOM
32. 2026-08-16
    days on market $321,990 Active 283 DOM
33. 2026-08-15
    days on market $321,990 Active 282 DOM
34. 2026-08-14
    days on market $321,990 Active 281 DOM
35. 2026-08-13
    days on market $321,990 Active 280 DOM
36. 2026-08-12
    days on market $321,990 Active 279 DOM
37. 2026-08-11
    days on market $321,990 Active 278 DOM
38. 2026-08-10
    days on market $321,990 Active 277 DOM
39. 2026-08-09
    days on market $321,990 Active 276 DOM
40. 2026-08-08
    days on market $321,990 Active 275 DOM
41. 2026-08-06
    price $321,990 Active 273 DOM
42. 2026-08-06
    days on market $319,990 Active 273 DOM
43. 2026-08-05
    days on market $319,990 Active 272 DOM
44. 2026-08-04
    days on market $319,990 Active 271 DOM
45. 2026-08-03
    days on market $319,990 Active 270 DOM
46. 2026-07-31
    days on market $319,990 Active 267 DOM
47. 2026-07-30
    days on market $319,990 Active 266 DOM
48. 2026-07-30
    days on market $319,990 Active 265 DOM
49. 2026-07-28
    days on market $319,990 Active 264 DOM
50. 2026-07-26
    days on market $319,990 Active 262 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 9/10 Extreme 7 d/yr ≥112°F today · 18 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: $24,409
• − Mortgage interest: −$20,584
• − Property taxes: −$5,512
• − Insurance: −$1,837
• − Repairs & maintenance: −$1,953
• − Management: −$1,953
• − Depreciation: −$10,690
• Taxable loss: −$18,119
• Est. tax savings @ 24.0%: +$4,349
• After-tax cash flow: $-6,842/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.

Condition & rehab AI · 5 photos

Good 80/100 Cosmetic rehab Est. rehab $6,850–$20,550 screening

This home is in good condition with a modern and well-maintained interior and exterior. It is ready for a fresh coat of paint and landscaping improvements to further enhance its curb appeal and value.

Value-add opportunities

• Both Painting exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics. ↑
• Both Landscaping improvements — Enhances curb appeal and adds value to the property. ↑
• Both New blinds — Improves privacy and light control, enhancing both resale and rental value. ↑
• Resale Kitchen appliances (if needed) — Modern appliances can attract more buyers and renters. ↑
• Resale Bathroom fixtures (if needed) — Upgraded fixtures can increase the property's appeal to potential buyers and renters. ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 10/100

Zoned Schools

High Florence High School F AZ #343/381 Nat'l #16,463/17,239

Schools (NCES district)

• District: Florence Unified School District (4437)
• NCES district ID: 0402920
• Math proficiency: 16% ▼ -11.00%
• Reading proficiency: 24% ▼ -7.00%
• Median HH income: $54,426
• Composite: 18.31/100
• National rank: #8950
• State rank: #178 of 249 in AZ

C Composite livability gradescore 60/100

Livability — Florence

• Score: 60/100
• State rank: #187
• US rank: #19483

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Florence, AZ
• County: Pinal County · 437,574 people
• City population: 38,671
• Metro: Phoenix-Mesa-Chandler, AZ
• Population (ZIP): 38,671
• Household income: $79,000
• Rent vs Own: 13.6% rent · 86.4% own
• Severe rent burden: 2% of renters

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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%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.56)
• Race & ethnicity: White 59% Hispanic / Latino 28% Two or more races 9% Black 7% Native American 3%
• Hispanic origin (detail): Mexican 23%
• Common ancestry: Italian 5% Portuguese 2% Romanian 2%
• Foreign-born: 9% · Canada
• Languages at home: 79% English-only · Spanish 17% German/W. Germanic 1% Russian/Polish/Slavic 1%

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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: ▼ -12.75%
• Current HPI: 233.6644
• Rent YoY: ▲ 1.27%
• Metro: Phoenix-Mesa-Chandler, AZ
• State GDP YoY: ▲ 4.54%
• F500 in state: 20

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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

+12.3% since first listed

17 events — show timeline

• 2026-03-24 Price Changed $336,990 Zillow
• 2026-03-13 Price Changed $282,990 Zillow
• 2026-03-07 Price Changed $281,990 Zillow
• 2026-03-05 Price Changed $336,990 Zillow
• 2026-02-26 Price Changed $279,990 Zillow
• 2026-02-20 Price Changed $282,990 Zillow
• 2026-02-12 Price Changed $285,990 Zillow
• 2026-02-06 Price Changed $291,490 Zillow
• 2026-01-25 Price Changed $289,490 Zillow
• 2026-01-16 Price Changed $287,490 Zillow
• 2025-12-25 Relisted — Zillow
• 2025-12-25 Price Changed $289,990 Zillow
• 2025-05-16 Delisted — Zillow
• 2025-05-15 Price Changed $325,490 Zillow
• 2025-05-14 Price Changed $336,490 Zillow
• 2025-04-28 Price Changed $334,990 Zillow
• 2025-03-28 Listed $299,990 Zillow