212 6th Ave W · Buckeye, AZ 85326

$184,000

3 bd · 2.0 ba · 1,120 sqft · SingleFamily public records · 55 Days on market

Built 1975 8,636 sqft lot $164/sqft · 42% below area Est $315k · 42% under ↓ 3% since listing

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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 +25.5/30.0
• ARV discount +15.0/15.0
• DSCR +8.5/10.0
• 1% rule +5.4/10.0
• Livability +3.4/5.0
• Condition / age +2.5/5.0
• Rent growth +2.3/5.0
• Schools +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

CASH INVESTORS ONLY. Have you ever walked into a house and thought, ''I love the layout, but I really wish I could see the literal skeleton of the building''? Well, friend, today is your lucky day. The demo is done (seller invested approx $40,000 in demo), the debris is gone, and the potential is screaming at you from between the 2x4s. This isn't just a house; it's an adorable little home currently in its ''awkward teenage phase'' waiting for you to give it a glow-up. Bring your tool belt, your imagination, and maybe a flashlight. Your HGTV debut starts here.

Key facts

• 8,636 sq ft lot
• 3 parking spots
• Built 1975

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $184k.

Deal economics

• At list price, monthly cash flow is $431 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $184k).
• Recommended offer: $178k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.1% vs local median 3.1% in Buckeye — 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 68/100 on livability (#53 in AZ) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, crime A; Watch: schools D+, amenities F, commute F.
• Buckeye Union High School District (4284) (town): math 21% / reading 29% proficiency, ranked #129 of 249 in AZ (top 52%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: Rents soft (-0.9%/yr); 1196 active listings in the ZIP; 14 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).

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 55 days — a 3% lower offer ($178k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.

Risks & watch-outs

• Climate carrying-cost: major flood risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $178,480 (3.0% below list)

Questions for the listing agent

1. It's been on market 55 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1975 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
5. 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.
6. 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.
7. 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: 1.04% ✓
• Cap rate: 9.11%
• Cash-on-cash: 10.04%
• DSCR: 1.45
• GRM: 8.0

CMA / ARV

• ARV (median comp): $315,153
• List price: $184,000
• Delta: -41.62%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
211 W Maricopa Rd	0.18mi	3/2.0	1,209 (+8%)	1mo	$260,000	$215	78
401 5th Ave	0.28mi	3/2.0	1,064 (-5%)	2mo	$183,000	$172	77
109 5th Ave E	0.41mi	3/1.0	1,131 (+1%)	6mo	$280,000	$248	70
1102 N 5th St	0.21mi	3/2.0	1,238 (+10%)	6mo	$288,660	$233	68
24612 W ST Catherine Ave	0.65mi	3/2.0	1,115 (-0%)	2mo	$328,900	$295	67
24636 W ST Catherine Ave	0.63mi	3/2.0	1,115 (-0%)	4mo	$327,900	$294	66
24610 W ST Anne Ave	0.61mi	3/2.0	1,244 (+11%)	2mo	$343,900	$276	52
24593 W ST Catherine Ave	0.65mi	3/2.0	1,244 (+11%)	1mo	$349,900	$281	50
24592 W ST Anne Ave	0.63mi	3/2.0	1,244 (+11%)	5mo	$343,900	$276	48
24624 W ST Catherine Ave	0.64mi	3/2.0	1,244 (+11%)	6mo	$343,900	$276	47
24606 W ST Catherine Ave	0.66mi	3/2.0	1,244 (+11%)	6mo	$343,900	$276	46
409 E Narramore Ave	0.65mi	2/1.0 (-1)	955 (-15%)	5mo	$220,000	$230	32

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: -4.3%
• Equity multiple: 0.84×
• Total profit: $-8,061
• Equity at exit: $27,435

10-year hold

• IRR: 1.9%
• Equity multiple: 1.12×
• Total profit: $6,261
• Equity at exit: $15,909

Cash invested: $51,520 (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 85326

• Home prices YoY: -32.5%
• Rents YoY: -0.9%
• Active inventory: 1196
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $1,919 high
• Mortgage (P&I): −$965
• Tax from tax record: −$43 /mo · $521/yr
• Insurance: −$77
• HOA: −$0
• Vacancy / Maint / Mgmt: −$403
• Net cashflow: $431

Break-even live

Break-even rent $1,373

Max offer price $184,000

Occupancy floor 73%

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: $46,000
• Closing costs: $5,520
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
220 4th Ave W Unit 2 Buckeye, AZ	3.0	2.0	1000	$2,000	$2.00	1d	1	0.10mi
95 5th Ave W Buckeye, AZ	3.0	2.0	1410	$1,700	$1.21	1d	1	0.27mi
83 5th Ave W Buckeye, AZ	3.0	2.0	1238	$1,669	$1.35	44d	1	0.31mi
220 4th Ave E Unit 1 Buckeye, AZ	3.0	2.0	1000	$2,000	$2.00	1d	1	0.59mi
25201 W MC 85 Buckeye, AZ	2.0–3.0	2.0	1117	$1,753	$1.57	2d	14	0.86mi
202 S 2nd St Unit 2ndSt202-2 Buckeye, AZ	2.0	1.0	700	$1,200	$1.71	44d	1	0.91mi
25067 W Dove Trail Buckeye, AZ	3.0	2.0	1460	$1,800	$1.23	10d	1	0.98mi
24934 W Dove Trail Buckeye, AZ	4.0	2.0	1460	$1,695	$1.16	24d	1	1.01mi
180 N Apache Rd Buckeye, AZ	2.0	1.0–2.0	900	$1,496	$1.66	1d	3	1.02mi
212 E Centre Ave Buckeye, AZ	3.0	1.0	784	$1,150	$1.47	44d	1	1.03mi
1022 E Narramore Ave Buckeye, AZ	1.0–2.0	1.0–2.0	735	$1,350	$1.84	1d	3	1.08mi
450 N Apache Rd Buckeye, AZ	1.0–2.0	1.0–2.0	763	$1,599	$2.10	1d	34	1.16mi
25157 W Beloat Rd Buckeye, AZ	2.0–3.0	2.0	977	$1,799	$1.84	1d	9	1.34mi
25841 W Valley View Dr Buckeye, AZ	3.0	2.0	1341	$1,609	$1.20	44d	1	1.49mi

Listing history 15 events

1. 2026-06-15
   days on market $184,000 Active 55 DOM
2. 2026-06-13
   days on market $184,000 Active 53 DOM
3. 2026-06-13
   days on market $184,000 Active 52 DOM
4. 2026-06-09
   days on market $184,000 Active 49 DOM
5. 2026-06-08
   days on market $184,000 Active 48 DOM
6. 2026-06-07
   days on market $184,000 Active 47 DOM
7. 2026-06-04
   days on market $184,000 Active 44 DOM
8. 2026-06-03
   days on market $184,000 Active 43 DOM
9. 2026-06-02
   days on market $184,000 Active 42 DOM
10. 2026-06-01
    days on market $184,000 Active 41 DOM
11. 2026-05-31
    days on market $184,000 Active 40 DOM
12. 2026-04-21
    listed $184,000 Active 568-char remark

    Show marketing remark (568 chars)

    CASH INVESTORS ONLY. Have you ever walked into a house and thought, ''I love the layout, but I really wish I could see the literal skeleton of the building''? Well, friend, today is your lucky day. The demo is done (seller invested approx $40,000 in demo), the debris is gone, and the potential is screaming at you from between the 2x4s. This isn't just a house; it's an adorable little home currently in its ''awkward teenage phase'' waiting for you to give it a glow-up. Bring your tool belt, your imagination, and maybe a flashlight. Your HGTV debut starts here.

13. 2025-03-25
    soldstatus $170,500
14. 2025-02-24
    historical
15. 2025-02-23
    listed $189,990 Active

ⓘ 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: $521 · $43/mo
• Projected year-2 tax: $1,214 · $101/mo
• Expected delta: +$694/yr (+$58/mo · 133.3%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (shaded) · 98% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥115°F today · 19 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: $23,031
• − Mortgage interest: −$10,307
• − Property taxes: −$521
• − Insurance: −$920
• − Repairs & maintenance: −$1,842
• − Management: −$1,842
• − Depreciation: −$5,353
• Taxable income: $2,246
• Est. tax owed @ 24.0%: −$539
• After-tax cash flow: $4,636/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: Buckeye Union High School District (4284)
• NCES district ID: 0401410
• Math proficiency: 21% ▼ -30.00%
• Reading proficiency: 29% ▼ -8.00%
• Median HH income: $59,182
• Composite: 22.91/100
• National rank: #7995
• State rank: #129 of 249 in AZ

Livability — Buckeye

• Score: 68/100
• State rank: #53
• US rank: #9428

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Buckeye, AZ
• County: Maricopa County · 4,537,380 people
• City population: 117,540
• Metro: Phoenix-Mesa-Chandler, AZ
• Population (ZIP): 75,359
• Household income: $89,876
• Rent vs Own: 18.2% rent · 81.8% own
• Severe rent burden: 661.0

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 0.60)
• Race & ethnicity: Hispanic / Latino 50% White 38% Two or more races 13% Black 7% Native American 2% Asian 1%
• Hispanic origin (detail): Mexican 44%
• Common ancestry: Lithuanian 2% Slovak 1% Italian 1%
• Foreign-born: 12% · Canada
• Languages at home: 66% English-only · Spanish 32%

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: ▼ -138.00%
• Current HPI: 286.9242
• Rent YoY: ▼ -0.92%
• 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

-3.2% since first listed

4 events — show timeline

• 2026-04-21 Listed $184,000 ARMLS
• 2025-03-25 Sold (Public Records) $170,500 Public Records
• 2025-02-24 Listing Removed — ARMLS
• 2025-02-23 Listed $189,990 ARMLS

Property tax history

+7.5%/yr

Latest (2025): $521 · +6859.9% YoY. Source: county tax records.