432 E Euclid Ave · Phoenix, AZ 85042

$212,000

3 bd · 2.0 ba · 1,232 sqft · SingleFamily public records · 3 Days on market

Built 1958 6,730 sqft lot Est $352k · 40% under

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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 +23.3/30.0
• ARV discount +15.0/15.0
• DSCR +7.5/10.0
• 1% rule +4.9/10.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• Rent growth +1.5/5.0
• Schools +1.0/10.0
• Appreciation +0.0/10.0

Listing remarks

[Highest and Best due Thursday 6/11 12:00 Noon] Beautiful Views of South Mountain and minutes away from the trails! 3/2 with additional 280sf Family room. (no AC) tile everywhere. Corner lot! Decorative wrought iron fenced! 1 Car garage! Block construction! Gas cooling/heat! RV gate! Home and pool needs work, please look at all pictures for an accurate representation. NO BLIND OFFERS

Key facts

• Gas cooling
• Trails
• South mountain

Tags

• SOUTH MOUNTAIN
• TRAILS
• CORNER LOT
• DECORATIVE WROUGHT IRON
• BLOCK CONSTRUCTION
• GAS COOLING

Property features AI

Finance

• HOA & community: No association fees; Biking/walking path in the community

Exterior

• Parking: 1 covered parking space; 1 open parking space; Separate storage area; 1-car garage
• Utilities: City water; Public sewer
• Home design: Single-family residence; Fee simple ownership; Property listed as fixer; Asphalt road access
• Construction: Stucco, wood frame and block construction; Composition roof
• Exterior features: Private pool with diving area; Alley access; Grass front yard; Grass backyard; City and mountain views

Interior

• Kitchen: Eat-in kitchen
• Bedrooms: Up to 3 bedrooms
• Flooring: Linoleum; Tile; Concrete
• Bathrooms: 2 full bathrooms
• Heating & cooling: Natural gas heating; Central air; Ceiling fans
• Interior features: High-speed internet available; Eat-in kitchen; Master bedroom with 3/4 bath; Living room fireplace; Hard/low nap flooring
• Laundry & utility: Laundry area located in the garage

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $212k.

Deal economics

• At list price, monthly cash flow is $387 ($5k/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 $209k (1.5% below list).
• Recommended offer: $209k (1.5% below list) — sets the bar for 1% rule.
• Cap rate 8.5% 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.
• Roosevelt Elementary District (4279) (urban): math 8% / reading 14% proficiency, ranked #234 of 249 in AZ (top 94%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Maxine O Bush Elementary School (math 2% / reading 12%, grade F, #1,076 of 1,109 statewide, top 97%, 262 students, 81% FRL) — zoned schools average 81% FRL vs 36% district-wide (45 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents falling (-4.0%/yr); 227 active listings in the ZIP; 16 comparable units currently listed for rent nearby; rentals leasing fast (median 1d 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

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $25k; list at $212k implies a 754% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1958 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wildfire 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 $208,867 (1.5% below list)

Questions for the listing agent

1. Built in 1958 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 0.99% ✗
• Cap rate: 8.48%
• Cash-on-cash: 7.82%
• DSCR: 1.35
• GRM: 8.5

CMA / ARV

• ARV (on-the-fly): $352,352
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
428 E Desert Dr	0.05mi	3/2.0	1,265 (+3%)	0mo	$365,000	$289	93
211 E Valley View Dr	0.16mi	3/2.0	1,386 (+12%)	4mo	$370,000	$267	68
251 W Desert Dr	0.58mi	4/2.0 (+1)	1,222 (-1%)	4mo	$387,000	$317	64
9222 S Montezuma St	0.70mi	3/1.0	1,271 (+3%)	3mo	$370,000	$291	56
930 E Pedro Rd	0.45mi	3/2.0	1,395 (+13%)	2mo	$417,000	$299	56
231 W Winston Dr	0.59mi	4/2.0 (+1)	1,134 (-8%)	0mo	$380,000	$335	54
1022 E Pedro Rd	0.52mi	3/2.0	1,395 (+13%)	2mo	$394,000	$282	52
9420 S Leila Ln	0.54mi	3/2.0	1,405 (+14%)	0mo	$365,000	$260	51
7815 S 1st Dr	0.69mi	4/2.0 (+1)	1,323 (+7%)	2mo	$379,000	$286	49
301 W Desert Dr	0.61mi	3/2.0	1,404 (+14%)	0mo	$390,000	$278	48
101 W Harwell Rd	0.73mi	3/1.5	1,354 (+10%)	0mo	$310,000	$229	47
1134 E Pedro Rd	0.62mi	3/2.0	1,395 (+13%)	3mo	$399,000	$286	46

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: -7.5%
• Equity multiple: 0.73×
• Total profit: $-15,932
• Equity at exit: $31,610

10-year hold

• IRR: -1.7%
• Equity multiple: 0.90×
• Total profit: $-6,183
• Equity at exit: $18,330

Cash invested: $59,360 (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 85042

• Home prices YoY: -27.7%
• Rents YoY: -4.0%
• Active inventory: 227
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $2,089 high
• Mortgage (P&I): −$1,112
• Tax from tax record: −$63 /mo · $758/yr
• Insurance: −$88
• HOA: −$0
• Vacancy / Maint / Mgmt: −$439
• Net cashflow: $387

Break-even live

Break-even rent $1,599

Max offer price $212,000

Occupancy floor 76%

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: $53,000
• Closing costs: $6,360
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
11 E Dobbins Rd Phoenix, AZ	2.0–4.0	1.5–2.5	1167	$2,045	$1.75	1d	4	0.30mi
825 E Euclid Ave Phoenix, AZ	2.0–3.0	2.0–2.5	1278	$2,815	$2.20	1d	35	0.31mi
9204 S 7th St Phoenix, AZ	2.0	1.5	1200	$1,549	$1.29	1d	1	0.35mi
8350 S Central Ave Phoenix, AZ	2.0–4.0	1.5–2.5	1167	$2,070	$1.77	1d	8	0.37mi
120 W Dobbins Rd Phoenix, AZ	1.0–2.0	1.0	938	$1,345	$1.43	1d	3	0.42mi
105 W Latona Rd Phoenix, AZ	3.0	2.5	1499	$2,350	$1.57	1d	1	0.54mi
136 W Latona Rd Phoenix, AZ	3.0	2.5	1499	$2,350	$1.57	1d	1	0.57mi
207 W Latona Rd Phoenix, AZ	3.0	2.0	1319	$2,205	$1.67	1d	1	0.58mi
9700 S Central Ave Phoenix, AZ	2.0–3.0	2.0–3.0	1348	$2,411	$1.79	1d	5	0.63mi
300 E Jessie Owens Pkwy Phoenix, AZ	1.0–3.0	1.0–2.0	916	$1,666	$1.82	1d	1	0.94mi
9239 S 8th Ave Phoenix, AZ	4.0	2.0	1250	$2,300	$1.84	2d	1	0.95mi
8402 S 15th Way Phoenix, AZ	3.0	2.0	1284	$2,050	$1.60	1d	1	1.14mi
6821 S Montezuma St Phoenix, AZ	3.0–4.0	2.5–3.0	1469	$1,845	$1.26	1d	11	1.25mi
916 W Carter Rd Phoenix, AZ	3.0	2.0	1350	$2,199	$1.63	14d	1	1.39mi
1417 E Irwin Ave Phoenix, AZ	3.0	2.0	1408	$1,980	$1.41	10d	1	1.49mi
1417 E Irwin Ave Phoenix, AZ	3.0	2.0	1408	$1,985	$1.41	18d	1	1.49mi

Listing history 4 events

1. 2026-06-13
   statusdays on market $212,000 Pending 3 DOM
2. 2026-06-10
   remarks 387-char remark
3. 2026-06-08
   remarks 339-char remark
4. 2026-06-08
   listed $212,000 Active 1 DOM

ⓘ 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: $758 · $63/mo
• Projected year-2 tax: $1,399 · $117/mo
• Expected delta: +$641/yr (+$53/mo · 84.5%)

ⓘ 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 6/10 Major
• 🌡 Heat 9/10 Extreme 7 d/yr ≥111°F today · 19 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: $25,064
• − Mortgage interest: −$11,875
• − Property taxes: −$758
• − Insurance: −$1,060
• − Repairs & maintenance: −$2,005
• − Management: −$2,005
• − Depreciation: −$6,167
• Taxable income: $1,193
• Est. tax owed @ 24.0%: −$286
• After-tax cash flow: $4,355/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: Roosevelt Elementary District (4279)
• NCES district ID: 0407080
• Math proficiency: 8% ▼ -13.00%
• Reading proficiency: 14% ▼ -8.00%
• Median HH income: $42,813
• Composite: 9.74/100
• National rank: #9829
• State rank: #234 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): 45,903
• Household income: $88,717
• Rent vs Own: 32.4% rent · 67.6% own
• Severe rent burden: 1624.0

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 0.66)
• Race & ethnicity: Hispanic / Latino 50% Two or more races 29% White 25% Black 14% Asian 4% Native American 2% Pacific Islander 1%
• Hispanic origin (detail): Mexican 45%
• Common ancestry: Romanian 1% Lithuanian 1% Italian 1%
• Foreign-born: 17% · Canada, China, Vietnam
• Languages at home: 65% English-only · Spanish 29% Other Asian/Pacific 1% 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: ▼ -122.03%
• Current HPI: 318.0601
• Rent YoY: ▼ -4.00%
• 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

+802.1% since first listed

3 events — show timeline

• 2026-06-06 Listed $212,000 ARMLS
• 1978-02-15 Sold (Public Records) $24,828 Public Records
• 1977-07-14 Sold (Public Records) $23,500 Public Records

Property tax history

-3.3%/yr

Latest (2025): $758 · +2.6% YoY. Source: county tax records.