18202 N Cave Creek Rd #106 · Phoenix, AZ 85032

$95,000

1 bd · 1.0 ba · 608 sqft · Condo public records · 64 Days on market

Built 1983 $156/sqft · 54% below area $375/mo HOA · 28% of rent

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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 +20.2/30.0
• 1% rule +9.0/10.0
• ARV discount +7.5/15.0
• DSCR +6.4/10.0
• Schools +3.8/10.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• Rent growth +2.1/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

AGENTS - NO SHOWING TIME. *SEE SEMI-PRIVATE REMARKS Great Investment or Primary Residence! Clean One Bedroom 1 Bath room condo with nice throughout. This complex offers a pool and coin-op laundry. Close access to Loop 101 and Desert Ridge area. Tenant currently in place month to month lease. Cash only, no financing.

Key facts

• Investment property
• Close to dining
• Pool

Tags

• INVESTMENT PROPERTY
• POOL
• LUSH LANDSCAPING
• CLOSE TO SHOPPING
• CLOSE TO DINING

Property features AI

Finance

• HOA & community: Homeowners association with monthly fee; Association fee includes roof repair and replacement, insurance, sewer, pest control, grounds and exterior maintenance, front yard maintenance, and trash; Community pool; Near bus stop; Community laundry (coin-operated)

Exterior

• Parking: 1 covered parking space; 1 carport space; Community parking structure (permit required)
• Utilities: City water; Public sewer
• Home design: Apartment (attached property); Fee simple ownership
• Construction: Stucco and painted wood frame construction; Other roof type
• Exterior features: Gravel/stone front and back; Private maintained road; Asphalt road surface

Interior

• Kitchen: Refrigerator; Dishwasher; Garbage disposal; Laminate counters
• Bedrooms: 1 possible bedroom
• Flooring: Tile
• Bathrooms: 1 full bathroom
• Heating & cooling: Central air conditioning; Electric heating
• Interior features: High-speed internet; Laminate counters; Tile flooring
• Laundry & utility: No in-unit laundry (community/coin laundry available)

🏷️ Possibly a rental listed for sale. The $95,000 price doesn't fit this home's estimated sale value (~$205,757) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $95k.

Deal economics

• At list price, monthly cash flow is $120 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $95k).
• Recommended offer: $89k (6.0% below list) — sets the bar for market timing.
• Cap rate 7.8% 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.
• Paradise Valley Unified District (4241) (urban): math 39% / reading 46% proficiency, ranked #56 of 249 in AZ (top 22%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Campo Bello Elementary School (math 20% / reading 27%, grade F, #669 of 1,109 statewide, top 61%, 619 students, 71% FRL); Palomino Intermediate School (math 7% / reading 19%, grade F, #169 of 218 statewide, top 79%, 435 students, 82% FRL); Paradise Valley High School (math 38% / reading 43%, grade F, #69 of 381 statewide, top 18%, 1,874 students, 30% FRL) — zoned schools average 61% FRL vs 29% district-wide (31 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 26% at this address vs 42% district-wide (-17 pts) — the specific schools serving this property underperform the Paradise Valley Unified District (4241) average; the district grade overstates school quality for this exact location.
• Market conditions: Rents soft (-1.5%/yr); 340 active listings in the ZIP; 25 comparable units currently listed for rent nearby; rentals leasing fast (median 6d 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 $657 of loan paydown is wiped out by about $3k 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 64 days — a 6% lower offer ($89k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 10y ago; this cycle's ask has dropped $20k (17%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: HOA is 28% of rent.
• Climate carrying-cost: extreme-heat days projected 6→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $89,300 (6.0% below list)

Questions for the listing agent

1. It's been on market 64 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
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. 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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.40% ✓
• Cap rate: 7.81%
• Cash-on-cash: 5.42%
• DSCR: 1.24
• GRM: 6.0

CMA / ARV

• ARV (median comp): $205,757
• List price: $95,000
• Delta: -53.83%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -12.4%
• Equity multiple: 0.57×
• Total profit: $-11,442
• Equity at exit: $14,165

10-year hold

• IRR: -11.0%
• Equity multiple: 0.46×
• Total profit: $-14,382
• Equity at exit: $8,214

Cash invested: $26,600 (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 85032

• Rents YoY: -1.5%
• Active inventory: 340
• Price-to-rent: 6.0×

Monthly cashflow live

• Estimated rent: $1,328 high
• Mortgage (P&I): −$498
• Tax from tax record: −$16 /mo · $192/yr
• Insurance: −$40
• HOA: −$375
• Vacancy / Maint / Mgmt: −$279
• Net cashflow: $120

Break-even live

Break-even rent $1,176

Max offer price $95,000

Occupancy floor 86%

Sensitivity live

Price	-10% $174	-5% $147	+0% $120	+5% $-15	+10% $-48
Rent	-10% $15	-5% $68	+0% $120	+5% $173	+10% $225
Rate	-1.0pp $168	-0.5pp $144	base $120	+0.5pp $96	+1.0pp $71

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: $23,750
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

Rent comps 25 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
18202 N Cave Creek Rd Phoenix, AZ	1.0–3.0	1.0–2.0	722	$795	$1.10	5d	7	0.04mi
18416 N Cave Creek Rd Phoenix, AZ	2.0	1.0–2.0	786	$1,975	$2.51	5d	9	0.11mi
18416 N Cave Creek Rd Phoenix, AZ	2.0	1.0–2.0	786	$1,988	$2.53	0d	7	0.11mi
18416 N Cave Creek Rd Unit 6 Phoenix, AZ	1.0	1.0	748	$1,250	$1.67	9d	1	0.16mi
2311 E Union Hills Dr Phoenix, AZ	1.0–2.0	1.0–2.0	835	$1,023	$1.23	1d	11	0.17mi
18660 N Cave Creek Rd Phoenix, AZ	1.0–3.0	1.0–2.0	961	$1,205	$1.25	0d	12	0.29mi
2077 E Charleston Ave Phoenix, AZ	2.0	1.0	720	$1,295	$1.80	26d	1	0.32mi
17602 N Cave Creek Rd Phoenix, AZ	2.0	1.0–2.0	650	$1,375	$2.12	0d	10	0.39mi
19635 N Cave Creek Rd Phoenix, AZ	3.0	1.0–2.0	999	$1,354	$1.36	0d	21	0.97mi
16621 N 25th St Phoenix, AZ	1.0	1.0	570	$899	$1.58	9d	1	1.02mi
1750 E Bell Rd Phoenix, AZ	1.0–2.0	1.0	700	$999	$1.43	26d	1	1.02mi
2500 E Marco Polo Rd Phoenix, AZ	2.0	1.0–2.0	918	$1,912	$2.08	4d	16	1.09mi
20050 N Cave Creek Rd Phoenix, AZ	1.0–2.0	1.0–2.0	909	$1,385	$1.52	0d	9	1.11mi
2424 E Grandview Rd Phoenix, AZ	2.0	1.0	575	$856	$1.49	6d	6	1.13mi
2424 E Grandview Rd Phoenix, AZ	2.0	1.0	700	$1,159	$1.66	26d	1	1.13mi
2424 E Grandview Rd Phoenix, AZ	2.0	1.0	700	$942	$1.35	23d	1	1.13mi
2424 E Grandview Rd Apt 310 Phoenix, AZ	2.0	1.0	700	$942	$1.35	26d	1	1.14mi
2424 E Grandview Rd Unit 107 Phoenix, AZ	2.0	1.0	700	$829	$1.18	26d	1	1.14mi
2424 E Grandview Rd Unit 112 Phoenix, AZ	1.0	1.0	550	$856	$1.56	26d	1	1.14mi
2424 E Grandview Rd Unit 312 Phoenix, AZ	1.0	1.0	550	$856	$1.56	23d	1	1.14mi
1450 E Bell Rd Phoenix, AZ	1.0–3.0	1.0–2.0	957	$1,028	$1.07	0d	90	1.27mi
2220 E Beardsley Rd Phoenix, AZ	4.0	1.0–2.0	855	$1,387	$1.62	1d	64	1.27mi
16645 N 31st St Phoenix, AZ	2.0	1.0	483	$1,297	$2.68	3d	6	1.34mi
16437 N 31st St Phoenix, AZ	1.0–2.0	1.0	687	$849	$1.23	4d	4	1.40mi
2826 E Le Marche Ave Unit 102 Phoenix, AZ	1.0	1.0	725	$1,000	$1.38	7d	1	1.45mi

HOA detail condo

• Monthly dues: $375 · $4,500/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 31 events

1. 2026-06-21
   days on market $95,000 Active 64 DOM
2. 2026-06-18
   days on market $95,000 Active 61 DOM
3. 2026-06-17
   days on market $95,000 Active 60 DOM
4. 2026-06-16
   days on market $95,000 Active 59 DOM
5. 2026-06-15
   days on market $95,000 Active 58 DOM
6. 2026-06-13
   days on market $95,000 Active 56 DOM
7. 2026-06-13
   days on market $95,000 Active 55 DOM
8. 2026-06-09
   days on market $95,000 Active 52 DOM
9. 2026-06-08
   days on market $95,000 Active 51 DOM
10. 2026-06-07
    days on market $95,000 Active 50 DOM
11. 2026-06-04
    days on market $95,000 Active 47 DOM
12. 2026-06-03
    days on market $95,000 Active 46 DOM
13. 2026-06-02
    days on market $95,000 Active 45 DOM
14. 2026-06-01
    days on market $95,000 Active 44 DOM
15. 2026-05-31
    days on market $95,000 Active 43 DOM
16. 2026-05-07
    price $95,000 307-char remark
17. 2026-04-18
    listed $115,000 Active 307-char remark
18. 2026-01-01
    historical
19. 2025-02-10
    listed $115,000 Active
20. 2021-06-22
    soldstatus $105,000
21. 2021-04-23
    soldstatus $105,000 Closed

    Show marketing remark (317 chars)

    AGENTS - NO SHOWING TIME. *SEE SEMI-PRIVATE REMARKS Great Investment or Primary Residence! Clean One Bedroom 1 Bath room condo with nice throughout. This complex offers a pool and coin-op laundry. Close access to Loop 101 and Desert Ridge area. Tenant currently in place month to month lease. Cash only, no financing.

22. 2021-03-11
    listed Under Contract Accepting Backups

    Show marketing remark (317 chars)

    AGENTS - NO SHOWING TIME. *SEE SEMI-PRIVATE REMARKS Great Investment or Primary Residence! Clean One Bedroom 1 Bath room condo with nice throughout. This complex offers a pool and coin-op laundry. Close access to Loop 101 and Desert Ridge area. Tenant currently in place month to month lease. Cash only, no financing.

23. 2021-03-08
    listed $105,000

    Show marketing remark (317 chars)

    AGENTS - NO SHOWING TIME. *SEE SEMI-PRIVATE REMARKS Great Investment or Primary Residence! Clean One Bedroom 1 Bath room condo with nice throughout. This complex offers a pool and coin-op laundry. Close access to Loop 101 and Desert Ridge area. Tenant currently in place month to month lease. Cash only, no financing.

24. 2018-01-12
    soldstatus $35,000
25. 2017-03-07
    historical
26. 2017-02-10
    listed $34,900 Active
27. 2016-08-26
    historical
28. 2016-03-04
    listed $39,900 Active
29. 2006-10-30
    soldstatus $1,500,000
30. 2002-11-01
    soldstatus $4,769,000
31. 1993-05-27
    soldstatus $4,912,750

ⓘ 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: $192 · $16/mo
• Projected year-2 tax: $627 · $52/mo
• Expected delta: +$435/yr (+$36/mo · 226.2%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 8/10 Severe 6 d/yr ≥110°F today · 15 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,934
• − Mortgage interest: −$5,321
• − Property taxes: −$192
• − Insurance: −$475
• − Repairs & maintenance: −$1,275
• − Management: −$1,275
• − HOA: −$4,500
• − Depreciation: −$2,764
• Taxable income: $132
• Est. tax owed @ 24.0%: −$32
• After-tax cash flow: $1,411/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: Paradise Valley Unified District (4241)
• NCES district ID: 0405930
• Math proficiency: 39% ▼ -11.00%
• Reading proficiency: 46% ▼ -7.00%
• Median HH income: $64,106
• Composite: 37.89/100
• National rank: #4316
• State rank: #56 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): 70,839
• Household income: $78,643
• Rent vs Own: 42.2% rent · 57.8% own
• Severe rent burden: 2887.0

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 0.57)
• Race & ethnicity: White 59% Hispanic / Latino 29% Two or more races 17% Asian 4% Black 3% Native American 2%
• Hispanic origin (detail): Mexican 25%
• Common ancestry: Romanian 2% Slovak 2% Portuguese 2%
• Foreign-born: 18% · Canada, China
• Languages at home: 71% English-only · Spanish 21% Russian/Polish/Slavic 2% 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: ▼ -488.65%
• Current HPI: 339.4181
• Rent YoY: ▼ -1.46%
• 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

-98.1% since first listed

16 events — show timeline

• 2026-05-07 Price Changed $95,000 ARMLS
• 2026-04-18 Listed $115,000 ARMLS
• 2026-01-01 Listing Removed — ARMLS
• 2025-02-10 Listed $115,000 ARMLS
• 2021-06-22 Sold (Public Records) $105,000 Public Records
• 2021-04-23 Sold (MLS) $105,000 ARMLS
• 2021-03-11 Listed — ARMLS
• 2021-03-08 Listed $105,000 ARMLS
• 2018-01-12 Sold (Public Records) $35,000 Public Records
• 2017-03-07 Listing Removed — ARMLS
• 2017-02-10 Listed $34,900 ARMLS
• 2016-08-26 Listing Removed — ARMLS
• 2016-03-04 Listed $39,900 ARMLS
• 2006-10-30 Sold (Public Records) $1,500,000 Public Records
• 2002-11-01 Sold (Public Records) $4,769,000 Public Records
• 1993-05-27 Sold (Public Records) $4,912,750 Public Records

Property tax history

-5.7%/yr

Latest (2025): $192 · +2.7% YoY. Source: county tax records.