8682 W Santa Cruz Blvd · Arizona City, AZ 85123

$179,500

3 bd · 2.0 ba · 1,557 sqft · SingleFamily public records · 92 Days on market

Built 1963 6,452 sqft lot Est $277k · 35% under

---

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).

• Cash flow +16.7/30.0
• ARV discount +15.0/15.0
• DSCR +5.2/10.0
• 1% rule +3.4/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.5/10.0
• Appreciation +0.3/10.0

Listing remarks

Affordable opportunity with strong potential! No HOA Single-level home with gated carport and key updates including newer roof, A/C, and water heater. Tile flooring throughout and a spacious living area. Bonus room with private entry, patio access, and mini-split A/C offers flexibility as a third bedroom, office, or additional living space. Large backyard ready for your vision. Located just one block from the golf course--great opportunity to add value.

Key facts

• Gated carport
• Newer roof
• Large backyard

Tags

• GATED CARPORT
• NEWER ROOF
• MINI-SPLIT A/C
• LARGE BACKYARD
• ONE BLOCK FROM GOLF COURSE

Property features AI

Finance

• HOA & community: No association fees

Exterior

• Parking: 1 covered parking space; 1 open parking space; 1 carport space
• Utilities: Private water company; Public sewer
• Home design: Single family residence; Fee simple ownership; Property listed as fixer
• Construction: Stucco and wood frame construction; Painted exterior; Composition roof with reflective coating
• Exterior features: Gravel/stone front yard; Gravel/stone backyard; Desert view; County-maintained road; Asphalt road surface

Interior

• Kitchen: Built-in microwave; Refrigerator; Garbage disposal; Kitchen island; Pantry
• Bedrooms: Up to 3 possible bedrooms
• Flooring: Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air; Heating present
• Interior features: High-speed internet; Granite counters; Eat-in kitchen; Kitchen island; Pantry; Master bedroom with 3/4 bath
• Laundry & utility: Laundry inside

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $180k.

Deal economics

• At list price, monthly cash flow is $111 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $151k (15.7% below list).
• Recommended offer: $151k (15.7% below list) — sets the bar for 1% rule.
• Cap rate 7.0% vs local median 4.2% in Arizona City — 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 56/100 on livability (#246 in AZ) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: health & safety D, crime D-, amenities F.
• Casa Grande Union High School District (4453) (suburban): math 14% / reading 21% proficiency, ranked #193 of 249 in AZ (top 78%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Arizona City Elementary School (math 6% / reading 15%, grade F, #993 of 1,109 statewide, top 91%, 744 students, 87% FRL); Vista Grande High School (math 10% / reading 16%, grade F, #279 of 381 statewide, top 73%, 1,790 students, 54% FRL).
• Market conditions: 311 active listings in the ZIP; 20 comparable units currently listed for rent nearby; rentals leasing fast (median 5d on market — plan ~1-2 weeks tenant-placement turnaround); 9,504 units permitted in Pinal County in 2024 (776 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.

Negotiation context

• It's been on market 92 days — a 9% lower offer ($163k) is reasonable based on typical stale-listing flexibility.
• 5 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 $30k; list at $180k implies a 496% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 6→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $151,331 (15.7% below list)

Questions for the listing agent

1. It's been on market 92 days. Have you received any prior offers? Is the seller open to a 16% concession, seller financing, or rate buy-down credit?
2. Built in 1963 — 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. 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. Crime grade is D 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: 0.84% ✗
• Cap rate: 7.03%
• Cash-on-cash: 2.65%
• DSCR: 1.12
• GRM: 9.9

CMA / ARV

• ARV (on-the-fly): $277,146
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
14203 S Gleneagle Ln	0.31mi	3/2.0	1,656 (+6%)	1mo	$249,990	$151	74
8145 W Pineveta Dr	0.34mi	3/2.0	1,648 (+6%)	2mo	$302,000	$183	73
9051 W Magnum Dr	0.49mi	3/2.0	1,504 (-3%)	1mo	$250,000	$166	71
9474 W Tinajas Dr	0.55mi	3/2.0	1,489 (-4%)	0mo	$280,000	$188	67
8442 W Raven Dr	0.32mi	3/2.0	1,708 (+10%)	3mo	$314,000	$184	67
9564 W Santa Cruz Blvd	0.55mi	3/2.0	1,485 (-5%)	2mo	$140,000	$94	65
14543 S Rory Calhoun Dr	0.54mi	3/2.0	1,656 (+6%)	2mo	$258,990	$156	63
14234 S Country Club Way	0.38mi	3/2.5	1,713 (+10%)	3mo	$305,000	$178	61
9520 W Valview Pl	0.55mi	3/2.0	1,425 (-8%)	2mo	$308,000	$216	59
9438 W Troy Dr	0.66mi	3/2.0	1,467 (-6%)	3mo	$250,000	$170	57
14910 S Country Club Dr	0.72mi	4/2.0 (+1)	1,600 (+3%)	2mo	$353,000	$221	55
14350 S Cienega Ln	0.48mi	4/2.0 (+1)	1,775 (+14%)	3mo	$240,000	$135	47

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -12.2%
• Equity multiple: 0.56×
• Total profit: $-22,099
• Equity at exit: $26,764

10-year hold

• IRR: -3.1%
• Equity multiple: 0.79×
• Total profit: $-10,447
• Equity at exit: $15,520

Cash invested: $50,260 (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 85123

• Home prices YoY: -3.2%
• Active inventory: 311
• Price-to-rent: 9.9×

Monthly cashflow live

• Estimated rent: $1,513 high
• Mortgage (P&I): −$941
• Tax from tax record: −$69 /mo · $823/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$318
• Net cashflow: $111

Break-even live

Break-even rent $1,373

Max offer price $179,500

Occupancy floor 88%

Sensitivity live

Price	-10% $212	-5% $162	+0% $111	+5% $60	+10% $9
Rent	-10% $-9	-5% $51	+0% $111	+5% $171	+10% $230
Rate	-1.0pp $201	-0.5pp $157	base $111	+0.5pp $64	+1.0pp $17

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: $44,875
• Closing costs: $5,385
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8536 W Tinajas Dr Arizona City, AZ	4.0	2.0	1224	$1,475	$1.21	26d	1	0.21mi
8339 W Santa Cruz Blvd Arizona City, AZ	3.0	2.5	1178	$1,225	$1.04	26d	1	0.27mi
9254 W Pineveta Dr Arizona City, AZ	2.0	2.0	1200	$1,325	$1.10	4d	1	0.39mi
9105 W Raven Dr Arizona City, AZ	3.0	2.0	1239	$1,500	$1.21	12d	1	0.40mi
9033 W Oneida Dr Arizona City, AZ	3.0	2.0	1215	$1,500	$1.23	26d	1	0.40mi
9301 W Century Dr Unit A (273) Arizona City, AZ	3.0	2.0	1500	$1,450	$0.97	7d	1	0.40mi
13971 S Rosemont Rd Unit 2 (479) Arizona City, AZ	3.0	2.5	1260	$1,350	$1.07	7d	1	0.47mi
10153 W Wenden Dr Arizona City, AZ	3.0	2.0	2069	$1,675	$0.81	0d	1	0.91mi
8550 W Monaco Blvd Unit A (556) Arizona City, AZ	3.0	2.0	1137	$1,350	$1.19	22d	1	1.03mi
10307 W Midnight Dr Arizona City, AZ	3.0	2.0	1526	$1,550	$1.02	4d	1	1.05mi
15310 S Kline Pl Arizona City, AZ	3.0	2.5	1826	$2,150	$1.18	0d	1	1.05mi
15147 S Yava Rd Unit A Arizona City, AZ	3.0	2.5	1422	$1,450	$1.02	22d	1	1.09mi
14282 S Vera Cruz Rd Arizona City, AZ	3.0	2.0	1202	$1,500	$1.25	18d	1	1.10mi
9088 W Rafael Dr Arizona City, AZ	3.0	2.0	1336	$1,550	$1.16	0d	1	1.22mi
15610 S Moon Valley Rd Arizona City, AZ	3.0	2.0	1656	$1,600	$0.97	0d	1	1.28mi
8764 W Reventon Dr Arizona City, AZ	4.0	2.0	1603	$1,350	$0.84	0d	1	1.28mi
14735 S Amado Blvd Arizona City, AZ	3.0	1.5	1155	$1,650	$1.43	0d	1	1.33mi
10800 W Carousel Dr Unit A Arizona City, AZ	3.0	2.0	1300	$1,250	$0.96	0d	1	1.35mi
9321 W Hillcrest Pl Arizona City, AZ	4.0	2.0	1420	$1,750	$1.23	0d	1	1.39mi
16001 S Bentley Dr Arizona City, AZ	4.0	2.0	1209	$1,475	$1.22	0d	1	1.46mi

Listing history 34 events

1. 2026-06-21
   days on market $179,500 Active 92 DOM
2. 2026-06-18
   days on market $179,500 Active 89 DOM
3. 2026-06-17
   days on market $179,500 Active 88 DOM
4. 2026-06-16
   days on market $179,500 Active 87 DOM
5. 2026-06-15
   days on market $179,500 Active 86 DOM
6. 2026-06-13
   days on market $179,500 Active 84 DOM
7. 2026-06-13
   days on market $179,500 Active 83 DOM
8. 2026-06-09
   days on market $179,500 Active 80 DOM
9. 2026-06-08
   days on market $179,500 Active 79 DOM
10. 2026-06-07
    days on market $179,500 Active 78 DOM
11. 2026-06-04
    days on market $179,500 Active 75 DOM
12. 2026-06-03
    days on market $179,500 Active 74 DOM
13. 2026-06-02
    days on market $179,500 Active 73 DOM
14. 2026-06-01
    days on market $179,500 Active 72 DOM
15. 2026-05-31
    days on market $179,500 Active 71 DOM
16. 2026-03-20
    listed $179,500 Active
17. 2025-06-07
    historical
18. 2025-06-06
    status Active
19. 2025-05-29
    historical Under Contract Accepting Backups
20. 2025-05-09
    price $205,000
21. 2025-05-09
    price $190,000
22. 2025-03-31
    price $215,000
23. 2025-02-12
    listed $230,000 Active
24. 2023-09-25
    status Active
25. 2023-09-22
    status Pending
26. 2023-09-22
    historical
27. 2023-09-04
    price $245,000
28. 2023-07-31
    price $250,000
29. 2023-07-10
    price $260,000
30. 2023-06-09
    listed $272,000 Active
31. 2018-03-23
    soldstatus $30,100
32. 2014-06-11
    soldstatus $58,000
33. 2008-04-29
    soldstatus $75,000
34. 1996-09-13
    soldstatus $32,000

ⓘ 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: $823 · $69/mo
• Projected year-2 tax: $1,185 · $99/mo
• Expected delta: +$362/yr (+$30/mo · 44.0%)

ⓘ 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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 9/10 Extreme 6 d/yr ≥112°F today · 17 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: $18,160
• − Mortgage interest: −$10,055
• − Property taxes: −$823
• − Insurance: −$898
• − Repairs & maintenance: −$1,453
• − Management: −$1,453
• − Depreciation: −$5,222
• Taxable loss: −$1,742
• Est. tax savings @ 24.0%: +$418
• After-tax cash flow: $1,749/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: Casa Grande Union High School District (4453)
• NCES district ID: 0401740
• Math proficiency: 14% ▼ -15.00%
• Reading proficiency: 21% ▼ -10.00%
• Median HH income: $45,373
• Composite: 15.38/100
• National rank: #9319
• State rank: #193 of 249 in AZ

Livability — Arizona City

• Score: 56/100
• State rank: #246
• US rank: #22768

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Arizona City, AZ
• County: Pinal County · 399,947 people
• City population: 10,003
• Metro: Phoenix-Mesa-Chandler, AZ
• Population (ZIP): 10,003
• Household income: $69,137
• Rent vs Own: 21.7% rent · 78.3% own
• Severe rent burden: 172.0

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%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (60%)
• Race & ethnicity: White 60% Hispanic / Latino 32% Two or more races 11% Black 3%
• Hispanic origin (detail): Mexican 23% Puerto Rican 6%
• Common ancestry: Lithuanian 3% Italian 2% Scottish 2%
• Foreign-born: 8% · Canada, Jamaica
• Languages at home: 81% English-only · Spanish 19%

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: ▼ -9.30%
• Current HPI: 283.5405
• Rent YoY: —
• 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

+460.9% since first listed

19 events — show timeline

• 2026-03-20 Listed $179,500 ARMLS
• 2025-06-07 Listing Removed — ARMLS
• 2025-06-06 Relisted — ARMLS
• 2025-05-29 Contingent — ARMLS
• 2025-05-09 Price Changed $205,000 ARMLS
• 2025-05-09 Price Changed $190,000 ARMLS
• 2025-03-31 Price Changed $215,000 ARMLS
• 2025-02-12 Listed $230,000 ARMLS
• 2023-09-25 Relisted — ARMLS
• 2023-09-22 Pending — ARMLS
• 2023-09-22 Listing Removed — ARMLS
• 2023-09-04 Price Changed $245,000 ARMLS
• 2023-07-31 Price Changed $250,000 ARMLS
• 2023-07-10 Price Changed $260,000 ARMLS
• 2023-06-09 Listed $272,000 ARMLS
• 2018-03-23 Sold (Public Records) $30,100 Public Records
• 2014-06-11 Sold (Public Records) $58,000 Public Records
• 2008-04-29 Sold (Public Records) $75,000 Public Records
• 1996-09-13 Sold (Public Records) $32,000 Public Records

Property tax history

+0.8%/yr

Latest (2025): $823 · +4.4% YoY. Source: county tax records.