6008 W Blue Sky Dr · Phoenix, AZ 85083

$590,000

4 bd · 4.0 ba · 2,650 sqft · SingleFamily public records · 102 Days on market

Built 2002 7,132 sqft lot $223/sqft · 7% below area Est $638k · 7% under $48/mo HOA · 2% of rent

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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).

• ARV discount +10.9/15.0
• Appreciation +10.0/10.0
• Cash flow +5.8/30.0
• Schools +4.7/10.0
• Livability +3.8/5.0
• Rent growth +3.1/5.0
• Condition / age +2.5/5.0
• 1% rule +0.2/10.0
• DSCR +0.2/10.0

Listing remarks MLS

This well-maintained 4-bedroom, 3 bathroom home with OWNED AND PAID OFF SOLAR offers a comfortable layout and great indoor-outdoor living. The open main living area flows into a spacious kitchen with plenty of cabinets and counter space, making it easy to cook, gather, and entertain. The primary suite provides a relaxing retreat, while the additional bedrooms offer flexibility for family, guests, or a home office. Step outside to enjoy your own private play pool -- perfect for hosting or cooling off on a warm Arizona day! With over 30 solar panels helping reduce monthly utility costs, this home delivers both lifestyle and long-term savings. Average monthly electric utility bill throughout a 12-month period is roughly $100 per month, which results in significant monthly electric savings!

Key facts

• 7,132 sq ft lot
• 3 garage spots
• Pool

What this means for you Summary

Snapshot

• This is a 4-bed/4.0-bath single-family listed at $590k.

Deal economics

• At list price, monthly cash flow is $-1k ($-14k/yr) — negative.
• To cash-flow at today's rent, offer at most $382k (35.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $307k (48.0% below list).
• Recommended offer: $307k (48.0% below list) — sets the bar for 1% rule.

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.
• Deer Valley Unified District (4246) (urban): math 50% / reading 55% proficiency, ranked #33 of 249 in AZ (top 13%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Stetson Hills School (math 69% / reading 67%, grade B+, #65 of 1,109 statewide, top 6%, 912 students, 14% FRL); Sandra Day O'Connor High School (math 43% / reading 48%, grade D-, #58 of 381 statewide, top 15%, 2,567 students, 13% FRL).
• Market conditions: Rents rising (+2.3%/yr); 123 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 17d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 36,011 units permitted in Maricopa County in 2024 (12,801 in 5+ unit buildings).

Forward outlook

• In year one you build about $63k of equity ($4k loan paydown + $59k appreciation (10.0% local appreciation)).
• Maricopa County population projected at +38% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 2, paydown + projected appreciation supports a ~$101k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 102 days — a 9% lower offer ($537k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 20y ago; this cycle's ask has dropped $35k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $214k; list at $590k implies a 176% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 6→14/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $307,093 (48.0% 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 102 days. Have you received any prior offers? Is the seller open to a 48% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.52% ✗
• Cap rate: 3.90%
• Cash-on-cash: -8.53%
• DSCR: 0.62
• GRM: 16.0

CMA / ARV

• ARV (median comp): $637,657
• List price: $590,000
• Delta: -7.47%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6016 W Gambit Trl	0.15mi	3/2.5 (-1)	2,577 (-3%)	3mo	$535,000	$208	75
6022 W Oberlin Way	0.07mi	4/3.0	2,394 (-10%)	3mo	$615,000	$257	74
5703 W Hedgehog Pl	0.44mi	4/3.0	2,595 (-2%)	3mo	$718,000	$277	70
6119 W Hedgehog Pl	0.28mi	4/2.5	2,878 (+9%)	3mo	$690,000	$240	64
27417 N 60th Ln	0.25mi	4/2.5	2,882 (+9%)	4mo	$725,000	$252	64
6530 W Bent Tree Dr	0.68mi	4/3.0	2,650 (0%)	3mo	$725,000	$274	62
27607 N 59th Dr	0.23mi	3/2.0 (-1)	2,384 (-10%)	2mo	$615,000	$258	58
5909 W Fetlock Trl	0.46mi	4/2.5	2,894 (+9%)	4mo	$861,850	$298	54
5612 W Alyssa Ln	0.74mi	4/2.5	2,550 (-4%)	2mo	$780,000	$306	52
5815 W Straight Arrow Ln	0.43mi	4/3.0	3,036 (+15%)	6mo	$892,000	$294	47
27220 N 65th Dr	0.71mi	4/2.0	2,426 (-8%)	3mo	$639,888	$264	42
5528 W Mine Trl	0.65mi	4/3.0	3,036 (+15%)	7mo	$685,000	$226	36

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 2.29% rent growth · sell at horizon

5-year hold

• IRR: 18.1%
• Equity multiple: 2.48×
• Total profit: $244,092
• Equity at exit: $531,519

10-year hold

• IRR: 16.8%
• Equity multiple: 5.68×
• Total profit: $772,859
• Equity at exit: $1,146,240

Cash invested: $165,200 (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 85083

• Home prices YoY: 5.4%
• Rents YoY: 2.3%
• Active inventory: 123
• Price-to-rent: 16.0×

Monthly cashflow live

• Estimated rent: $3,071 high
• Mortgage (P&I): −$3,094
• Tax from tax record: −$213 /mo · $2,554/yr
• Insurance: −$246
• HOA: −$48
• Vacancy / Maint / Mgmt: −$645
• Net cashflow: $-1,175

Break-even live

Break-even rent $4,558

Max offer price $382,498

Occupancy floor —

Sensitivity live

Price	-10% $-841	-5% $-1,008	+0% $-1,175	+5% $-1,342	+10% $-1,509
Rent	-10% $-1,417	-5% $-1,296	+0% $-1,175	+5% $-1,053	+10% $-932
Rate	-1.0pp $-878	-0.5pp $-1,025	base $-1,175	+0.5pp $-1,328	+1.0pp $-1,483

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: $147,500
• Closing costs: $17,700
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6017 W Running Deer Trl Phoenix, AZ	5.0	3.0	2563	$2,750	$1.07	4d	1	0.02mi
27807 N 59th Dr Phoenix, AZ	5.0	3.0	2983	$2,999	$1.01	1d	1	0.15mi
27513 N 63rd Dr Phoenix, AZ	3.0	2.5	1866	$2,395	$1.28	16d	1	0.40mi
6427 W Silver Sage Ln Phoenix, AZ	4.0	2.5	2318	$2,415	$1.04	22d	1	0.56mi
6427 W Silver Sage Ln Phoenix, AZ	4.0	2.5	2318	$2,390	$1.03	12d	1	0.56mi
6458 W Blue Sky Dr Phoenix, AZ	4.0	3.0	2230	$2,095	$0.94	16d	1	0.57mi
6418 W Mark Ln Phoenix, AZ	4.0	2.0	2201	$3,250	$1.48	45d	1	0.65mi
27424 N 54th Ln Phoenix, AZ	4.0	2.5	2104	$2,885	$1.37	3d	1	0.78mi
5511 W Desperado Way Phoenix, AZ	4.0	2.0	1794	$2,695	$1.50	1d	1	0.82mi
5432 W Fetlock Trl Phoenix, AZ	4.0	2.5	2103	$2,900	$1.38	14d	1	0.83mi
5414 W Straight Arrow Ln Phoenix, AZ	4.0	2.0	1760	$4,500	$2.56	45d	1	0.87mi
5412 W Fetlock Trl Phoenix, AZ	4.0	2.0	1805	$3,200	$1.77	45d	1	0.88mi
6506 W Molly Ln Phoenix, AZ	5.0	3.0	2876	$3,100	$1.08	7d	1	0.95mi
5224 W Bent Tree Dr Phoenix, AZ	5.0	4.0	3638	$3,300	$0.91	20d	1	0.99mi
5433 W Red Bird Rd Phoenix, AZ	4.0	3.0	2745	$3,300	$1.20	26d	1	0.99mi
6602 W Molly Ln Phoenix, AZ	4.0	2.5	2793	$3,300	$1.18	0d	1	1.02mi
5388 W Molly Ln Phoenix, AZ	3.0	2.5	1871	$2,099	$1.12	9d	1	1.11mi
5411 W Rowel Rd Phoenix, AZ	5.0	3.0	3422	$3,099	$0.91	1d	1	1.13mi
6539 W Jomax Rd Phoenix, AZ	3.0	3.0	2526	$2,495	$0.99	26d	1	1.14mi
6539 W Jomax Rd Phoenix, AZ	3.0	3.0	2526	$2,495	$0.99	23d	1	1.14mi
6539 W Jomax Rd Phoenix, AZ	3.0	3.0	2526	$2,495	$0.99	12d	1	1.14mi
5340 W Molly Ln Phoenix, AZ	3.0	2.5	1871	$2,400	$1.28	26d	1	1.16mi
27015 N 52nd Gln Phoenix, AZ	3.0	2.0	2314	$2,795	$1.21	20d	1	1.16mi
6858 W Mazatzal Dr Peoria, AZ	3.0	2.5	2319	$3,195	$1.38	26d	1	1.17mi
27105 N 52nd Ave Phoenix, AZ	3.0	2.0	2314	$2,499	$1.08	18d	1	1.17mi
27383 N 69th Ln Peoria, AZ	4.0	3.0	2084	$2,995	$1.44	14d	1	1.19mi
27383 N 69th Ln Peoria, AZ	4.0	3.0	2084	$2,995	$1.44	9d	1	1.19mi
5235 W Blaylock Dr Phoenix, AZ	4.0	2.0	2128	$2,850	$1.34	26d	1	1.19mi
6964 W Buckhorn Trl Peoria, AZ	4.0	3.0	2084	$2,950	$1.42	14d	1	1.23mi
6991 W Pinnacle Vista Dr Peoria, AZ	3.0	2.5	1989	$2,850	$1.43	16d	1	1.23mi
6972 W Buckhorn Trl Peoria, AZ	3.0	2.5	1989	$2,850	$1.43	3d	1	1.23mi
26681 N Babbling Brook Dr Phoenix, AZ	3.0	2.5	1871	$2,160	$1.15	9d	1	1.24mi
6999 W Pinnacle Vista Dr Peoria, AZ	4.0	3.0	2084	$2,950	$1.42	1d	1	1.24mi
6980 W Buckhorn Trl Peoria, AZ	5.0	4.0	3176	$3,888	$1.22	16d	1	1.24mi
6988 W Buckhorn Trl Peoria, AZ	5.0	3.0	2837	$3,880	$1.37	26d	1	1.25mi
7004 W Buckhorn Trl Peoria, AZ	4.0	3.5	3007	$3,450	$1.15	25d	1	1.26mi
5118 W Molly Ln Phoenix, AZ	3.0	2.0	2128	$2,450	$1.15	9d	1	1.27mi
7053 W Oberlin Way Peoria, AZ	4.0	2.5	2479	$3,150	$1.27	16d	1	1.30mi
6734 W Blackstone Ln Peoria, AZ	4.0	2.5	2402	$2,225	$0.93	16d	1	1.36mi
7148 W Oberlin Way Peoria, AZ	4.0	3.0	2490	$2,700	$1.08	45d	1	1.40mi

HOA detail

• Monthly dues: $48 · $576/yr
• Likely covers: electricpool

Listing history 37 events

1. 2026-06-21
   days on market $590,000 Active 102 DOM
2. 2026-06-18
   days on market $590,000 Active 99 DOM
3. 2026-06-17
   days on market $590,000 Active 98 DOM
4. 2026-06-16
   days on market $590,000 Active 97 DOM
5. 2026-06-15
   days on market $590,000 Active 96 DOM
6. 2026-06-13
   days on market $590,000 Active 94 DOM
7. 2026-06-13
   days on market $590,000 Active 93 DOM
8. 2026-06-09
   days on market $590,000 Active 90 DOM
9. 2026-06-08
   days on market $590,000 Active 89 DOM
10. 2026-06-07
    days on market $590,000 Active 88 DOM
11. 2026-06-04
    days on market $590,000 Active 85 DOM
12. 2026-06-03
    days on market $590,000 Active 84 DOM
13. 2026-06-02
    days on market $590,000 Active 83 DOM
14. 2026-06-01
    days on market $590,000 Active 82 DOM
15. 2026-05-31
    days on market $590,000 Active 81 DOM
16. 2026-04-14
    price $610,000 798-char remark

    Show marketing remark (798 chars)

    This well-maintained 4-bedroom, 3 bathroom home with OWNED AND PAID OFF SOLAR offers a comfortable layout and great indoor-outdoor living. The open main living area flows into a spacious kitchen with plenty of cabinets and counter space, making it easy to cook, gather, and entertain. The primary suite provides a relaxing retreat, while the additional bedrooms offer flexibility for family, guests, or a home office. Step outside to enjoy your own private play pool -- perfect for hosting or cooling off on a warm Arizona day! With over 30 solar panels helping reduce monthly utility costs, this home delivers both lifestyle and long-term savings. Average monthly electric utility bill throughout a 12-month period is roughly $100 per month, which results in significant monthly electric savings!

17. 2026-03-10
    listed $625,000 Active 798-char remark

    Show marketing remark (798 chars)

    This well-maintained 4-bedroom, 3 bathroom home with OWNED AND PAID OFF SOLAR offers a comfortable layout and great indoor-outdoor living. The open main living area flows into a spacious kitchen with plenty of cabinets and counter space, making it easy to cook, gather, and entertain. The primary suite provides a relaxing retreat, while the additional bedrooms offer flexibility for family, guests, or a home office. Step outside to enjoy your own private play pool -- perfect for hosting or cooling off on a warm Arizona day! With over 30 solar panels helping reduce monthly utility costs, this home delivers both lifestyle and long-term savings. Average monthly electric utility bill throughout a 12-month period is roughly $100 per month, which results in significant monthly electric savings!

18. 2024-07-11
    historical
19. 2024-04-25
    price $650,000
20. 2024-03-21
    listed $670,000 Active
21. 2010-08-10
    soldstatus $214,000 Closed
22. 2010-06-26
    status Pending
23. 2010-06-18
    price $214,000
24. 2010-06-14
    status Active
25. 2010-06-11
    historical
26. 2010-04-29
    price $224,900
27. 2010-04-17
    status Active
28. 2010-03-30
    status Pending
29. 2010-03-17
    listed $229,900 Active
30. 2009-12-01
    historical
31. 2008-09-30
    listed $199,900
32. 2008-09-25
    historical
33. 2007-11-09
    listed $375,000
34. 2007-01-30
    soldstatus $399,000
35. 2007-01-29
    soldstatus $399,000
36. 2007-01-07
    historical
37. 2006-09-27
    listed $399,000

ⓘ 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: $2,554 · $213/mo
• Projected year-2 tax: $3,894 · $324/mo
• Expected delta: +$1,340/yr (+$112/mo · 52.5%)

ⓘ 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 8/10 Severe 6 d/yr ≥111°F today · 14 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: $36,851
• − Mortgage interest: −$33,049
• − Property taxes: −$2,554
• − Insurance: −$2,950
• − Repairs & maintenance: −$2,948
• − Management: −$2,948
• − HOA: −$576
• − Depreciation: −$17,164
• Taxable loss: −$25,337
• Est. tax savings @ 24.0%: +$6,081
• After-tax cash flow: $-8,015/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: Deer Valley Unified District (4246)
• NCES district ID: 0407750
• Math proficiency: 50% ▼ -9.00%
• Reading proficiency: 55% ▼ -6.00%
• Median HH income: $72,516
• Composite: 47.0/100
• National rank: #2346
• State rank: #33 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): 21,022
• Household income: $149,087
• Rent vs Own: 10.5% rent · 89.5% own
• Severe rent burden: 81.0

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 White (74%)
• Race & ethnicity: White 74% Asian 10% Hispanic / Latino 10% Two or more races 6% Black 2%
• Hispanic origin (detail): Mexican 8%
• Common ancestry: Portuguese 3% Lithuanian 2% Scandinavian 2%
• Foreign-born: 14% · Canada, China, Vietnam
• Languages at home: 83% English-only · Other Indo-European 7% Other Asian/Pacific 3% Spanish 3%

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: ▲ 14.78%
• Current HPI: 289.2128
• Rent YoY: ▲ 2.29%
• 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

+52.9% since first listed

22 events — show timeline

• 2026-04-14 Price Changed $610,000 ARMLS
• 2026-03-10 Listed $625,000 ARMLS
• 2024-07-11 Listing Removed — ARMLS
• 2024-04-25 Price Changed $650,000 ARMLS
• 2024-03-21 Listed $670,000 ARMLS
• 2010-08-10 Sold (MLS) $214,000 ARMLS
• 2010-06-26 Pending — ARMLS
• 2010-06-18 Price Changed $214,000 ARMLS
• 2010-06-14 Relisted — ARMLS
• 2010-06-11 Listing Removed — ARMLS
• 2010-04-29 Price Changed $224,900 ARMLS
• 2010-04-17 Relisted — ARMLS
• 2010-03-30 Pending — ARMLS
• 2010-03-17 Listed $229,900 ARMLS
• 2009-12-01 Listing Removed — ARMLS
• 2008-09-30 Listed $199,900 ARMLS
• 2008-09-25 Listing Removed — ARMLS
• 2007-11-09 Listed $375,000 ARMLS
• 2007-01-30 Sold (Public Records) $399,000 Public Records
• 2007-01-29 Sold (MLS) $399,000 ARMLS
• 2007-01-07 Listing Removed — ARMLS
• 2006-09-27 Listed $399,000 ARMLS

Property tax history

+0.3%/yr

Latest (2025): $2,554 · +1.0% YoY. Source: county tax records.