1202 S 14th St · Phoenix, AZ 85034

$349,900

4 bd · 2.0 ba · 1,624 sqft · SingleFamily public records · 75 Days on market

Built 1951 10,550 sqft lot Est $474k · 26% under ↓ 22% since listing

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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 +15.0/15.0
• Cash flow +10.2/30.0
• Appreciation +10.0/10.0
• Livability +3.8/5.0
• DSCR +2.9/10.0
• Condition / age +2.5/5.0
• 1% rule +1.7/10.0
• Rent growth +1.5/5.0
• Schools +1.1/10.0

Listing remarks MLS

This listing encompasses parcels 115-42-058, 115-42-056, and 115-42-057-B, as outlined in red in the photos. Square footage and lot square footage in this listing represents the sum of the structures and area of those 3 parcels. This property contains a main house with 3 bedrooms and 1 bathroom, an attached ''church'' with 1.5 bathrooms, and a detached ''guest house'' with 1 bathroom and 1 bedroom, as well as out structures such as sheds. Approximately 55ft of frontage on Buckeye Rd. Current zoning of I-2.

Key facts

• Current zoning i-2
• Detached guest house
• 0.24 acre lot

Tags

• DETACHED GUEST HOUSE
• CURRENT ZONING I-2

Property features AI

Finance

• Other: Property is on the southwest corner
• HOA & community: No association fees

Exterior

• Parking: Covered parking for 2 vehicles; 2-car carport
• Utilities: City water; Public sewer
• Home design: Single family residence; Fee simple ownership; Property listed as fixer
• Construction: Stucco, painted, and block construction; Tile roof
• Exterior features: Stucco, painted, and block construction; Chain link fencing; Tile roof; Dirt front and back yard

Interior

• Kitchen: Refrigerator
• Bedrooms: Up to 4 possible bedrooms
• Flooring: Tile
• Bathrooms: 3 full bathrooms and 1 half bathroom
• Heating & cooling: Heating present (other type); Cooling present (other type)
• Interior features: Fireplace (other type); Tile flooring; Refrigerator included
• Laundry & utility: Laundry inside

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $350k.

Deal economics

• At list price, monthly cash flow is $-201 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $314k (10.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $235k (32.7% below list).
• Recommended offer: $235k (32.7% below list) — sets the bar for 1% rule.
• Cap rate 5.6% 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.
• Phoenix Union High School District (4286) (urban): math 10% / reading 15% proficiency, ranked #224 of 249 in AZ (top 90%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: North High School (math 11% / reading 15%, grade F, #279 of 381 statewide, top 73%, 2,135 students, 87% FRL).
• Market conditions: Rents falling (-4.0%/yr); 36 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals leasing fast (median 3d on market — plan ~1-2 weeks tenant-placement turnaround); 36,011 units permitted in Maricopa County in 2024 (12,801 in 5+ unit buildings).
• This rent runs 44% of the median local income ($64k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $37k of equity ($2k loan paydown + $35k 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 ~$60k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 75 days — a 6% lower offer ($329k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 2y 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.

Risks & watch-outs

• Watch-outs: built in 1951 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $235,461 (32.7% 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 75 days. Have you received any prior offers? Is the seller open to a 33% concession, seller financing, or rate buy-down credit?
3. Built in 1951 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 0.67% ✗
• Cap rate: 5.60%
• Cash-on-cash: -2.46%
• DSCR: 0.89
• GRM: 12.4

CMA / ARV

• ARV (on-the-fly): $474,208
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1238 S 14th St	0.07mi	4/2.0	1,748 (+8%)	12mo	$453,000	$259	74
1121 S 10th St	0.45mi	3/2.0 (-1)	1,440 (-11%)	24mo	$419,900	$292	35

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 21.7%
• Equity multiple: 2.74×
• Total profit: $170,699
• Equity at exit: $315,218

10-year hold

• IRR: 19.0%
• Equity multiple: 6.10×
• Total profit: $500,010
• Equity at exit: $679,779

Cash invested: $97,972 (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 85034

• Home prices YoY: 3.7%
• Rents YoY: -4.0%
• Active inventory: 36
• Price-to-rent: 12.4×

Monthly cashflow live

• Estimated rent: $2,355 high
• Mortgage (P&I): −$1,835
• Tax from tax record: −$80 /mo · $961/yr
• Insurance: −$146
• HOA: −$0
• Vacancy / Maint / Mgmt: −$494
• Net cashflow: $-201

Break-even live

Break-even rent $2,609

Max offer price $314,449

Occupancy floor —

Sensitivity live

Price	-10% $-3	-5% $-102	+0% $-201	+5% $-300	+10% $-399
Rent	-10% $-387	-5% $-294	+0% $-201	+5% $-108	+10% $-15
Rate	-1.0pp $-24	-0.5pp $-112	base $-201	+0.5pp $-291	+1.0pp $-384

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: $87,475
• Closing costs: $10,497
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1110 E Mohave St Phoenix, AZ	4.0	2.5	1200	$1,795	$1.50	2d	1	0.46mi
1110 E Mohave St Unit 4 Phoenix, AZ	4.0	2.5	1200	$1,795	$1.50	9d	1	0.46mi
1010 E Cocopah St Phoenix, AZ	3.0	2.0	1590	$2,850	$1.79	4d	1	0.51mi
11 S 12th St Phoenix, AZ	3.0	1.0–2.0	969	$3,038	$3.13	2d	25	0.85mi
1714 S 5th St Phoenix, AZ	3.0	2.5	1576	$2,350	$1.49	2d	1	0.99mi
1645 E Monroe St Unit A Phoenix, AZ	4.0	3.5	1528	$2,500	$1.64	2d	1	1.04mi
125 N 18th St Phoenix, AZ	1.0–3.0	1.0–2.0	940	$1,899	$2.02	2d	14	1.14mi
1344 E Polk St Unit B Phoenix, AZ	3.0	2.5	1872	$3,500	$1.87	23d	1	1.19mi
1514 E Fillmore St Phoenix, AZ	4.0	2.0	1212	$3,000	$2.48	2d	1	1.33mi
1225 E McKinley St Phoenix, AZ	3.0	2.5	1300	$2,500	$1.92	23d	1	1.43mi
114 W Apache St Phoenix, AZ	4.0	2.0	1300	$2,350	$1.81	2d	1	1.44mi
116 W Apache St Unit 1 Phoenix, AZ	4.0	2.0	1300	$2,350	$1.81	2d	1	1.45mi

Listing history 29 events

1. 2026-06-21
   days on market $349,900 Active 75 DOM
2. 2026-06-18
   days on market $349,900 Active 72 DOM
3. 2026-06-17
   days on market $349,900 Active 71 DOM
4. 2026-06-16
   days on market $349,900 Active 70 DOM
5. 2026-06-15
   days on market $349,900 Active 69 DOM
6. 2026-06-13
   days on market $349,900 Active 67 DOM
7. 2026-06-13
   days on market $349,900 Active 66 DOM
8. 2026-06-09
   days on market $349,900 Active 63 DOM
9. 2026-06-08
   days on market $349,900 Active 62 DOM
10. 2026-06-07
    days on market $349,900 Active 61 DOM
11. 2026-06-04
    days on market $349,900 Active 58 DOM
12. 2026-06-03
    days on market $349,900 Active 57 DOM
13. 2026-06-02
    days on market $349,900 Active 56 DOM
14. 2026-06-01
    days on market $349,900 Active 55 DOM
15. 2026-05-31
    days on market $349,900 Active 54 DOM
16. 2026-04-22
    status Active

    Show marketing remark (511 chars)

    This listing encompasses parcels 115-42-058, 115-42-056, and 115-42-057-B, as outlined in red in the photos. Square footage and lot square footage in this listing represents the sum of the structures and area of those 3 parcels. This property contains a main house with 3 bedrooms and 1 bathroom, an attached ''church'' with 1.5 bathrooms, and a detached ''guest house'' with 1 bathroom and 1 bedroom, as well as out structures such as sheds. Approximately 55ft of frontage on Buckeye Rd. Current zoning of I-2.

17. 2026-04-22
    status Active 511-char remark

    Show marketing remark (511 chars)

    This listing encompasses parcels 115-42-058, 115-42-056, and 115-42-057-B, as outlined in red in the photos. Square footage and lot square footage in this listing represents the sum of the structures and area of those 3 parcels. This property contains a main house with 3 bedrooms and 1 bathroom, an attached ''church'' with 1.5 bathrooms, and a detached ''guest house'' with 1 bathroom and 1 bedroom, as well as out structures such as sheds. Approximately 55ft of frontage on Buckeye Rd. Current zoning of I-2.

18. 2026-04-07
    status Pending 511-char remark

    Show marketing remark (511 chars)

    This listing encompasses parcels 115-42-058, 115-42-056, and 115-42-057-B, as outlined in red in the photos. Square footage and lot square footage in this listing represents the sum of the structures and area of those 3 parcels. This property contains a main house with 3 bedrooms and 1 bathroom, an attached ''church'' with 1.5 bathrooms, and a detached ''guest house'' with 1 bathroom and 1 bedroom, as well as out structures such as sheds. Approximately 55ft of frontage on Buckeye Rd. Current zoning of I-2.

19. 2026-04-07
    status Pending

    Show marketing remark (511 chars)

    This listing encompasses parcels 115-42-058, 115-42-056, and 115-42-057-B, as outlined in red in the photos. Square footage and lot square footage in this listing represents the sum of the structures and area of those 3 parcels. This property contains a main house with 3 bedrooms and 1 bathroom, an attached ''church'' with 1.5 bathrooms, and a detached ''guest house'' with 1 bathroom and 1 bedroom, as well as out structures such as sheds. Approximately 55ft of frontage on Buckeye Rd. Current zoning of I-2.

20. 2026-03-23
    listed $349,900 Active

    Show marketing remark (511 chars)

    This listing encompasses parcels 115-42-058, 115-42-056, and 115-42-057-B, as outlined in red in the photos. Square footage and lot square footage in this listing represents the sum of the structures and area of those 3 parcels. This property contains a main house with 3 bedrooms and 1 bathroom, an attached ''church'' with 1.5 bathrooms, and a detached ''guest house'' with 1 bathroom and 1 bedroom, as well as out structures such as sheds. Approximately 55ft of frontage on Buckeye Rd. Current zoning of I-2.

21. 2026-03-23
    listed $349,900 Active 511-char remark

    Show marketing remark (511 chars)

    This listing encompasses parcels 115-42-058, 115-42-056, and 115-42-057-B, as outlined in red in the photos. Square footage and lot square footage in this listing represents the sum of the structures and area of those 3 parcels. This property contains a main house with 3 bedrooms and 1 bathroom, an attached ''church'' with 1.5 bathrooms, and a detached ''guest house'' with 1 bathroom and 1 bedroom, as well as out structures such as sheds. Approximately 55ft of frontage on Buckeye Rd. Current zoning of I-2.

22. 2025-12-01
    historical
23. 2025-12-01
    historical
24. 2025-10-02
    price $369,900
25. 2025-10-02
    price $369,900
26. 2025-05-17
    price $399,900
27. 2025-05-17
    price $399,900
28. 2024-11-07
    listed $449,000 Active
29. 2024-09-21
    listed $449,000 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: $961 · $80/mo
• Projected year-2 tax: $2,309 · $192/mo
• Expected delta: +$1,348/yr (+$112/mo · 140.2%)

ⓘ 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 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥112°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: $28,255
• − Mortgage interest: −$19,600
• − Property taxes: −$961
• − Insurance: −$1,750
• − Repairs & maintenance: −$2,260
• − Management: −$2,260
• − Depreciation: −$10,179
• Taxable loss: −$8,755
• Est. tax savings @ 24.0%: +$2,101
• After-tax cash flow: $-307/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: Phoenix Union High School District (4286)
• NCES district ID: 0406330
• Math proficiency: 10% ▼ -27.00%
• Reading proficiency: 15% ▼ -18.00%
• Median HH income: $39,055
• Composite: 10.63/100
• National rank: #9773
• State rank: #224 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): 4,854
• Household income: $63,559
• Rent vs Own: 77.5% rent · 22.5% own
• Severe rent burden: 480.0

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 54% White 31% Two or more races 27% Native American 9% Black 7% Asian 3%
• Hispanic origin (detail): Mexican 49% Puerto Rican 2%
• Common ancestry: Portuguese 3% Romanian 3% Scotch-Irish 2%
• Foreign-born: 18% · Canada, South Korea, China
• Languages at home: 52% English-only · Spanish 42% Russian/Polish/Slavic 1% Korean 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: ▲ 20.05%
• Current HPI: 557.7026
• Rent YoY: ▼ -3.96%
• 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

-22.1% since first listed

14 events — show timeline

• 2026-04-22 Relisted — ARMLS
• 2026-04-22 Relisted — ARMLS
• 2026-04-07 Pending — ARMLS
• 2026-04-07 Pending — ARMLS
• 2026-03-23 Listed $349,900 ARMLS
• 2026-03-23 Listed $349,900 ARMLS
• 2025-12-01 Listing Removed — ARMLS
• 2025-12-01 Listing Removed — ARMLS
• 2025-10-02 Price Changed $369,900 ARMLS
• 2025-10-02 Price Changed $369,900 ARMLS
• 2025-05-17 Price Changed $399,900 ARMLS
• 2025-05-17 Price Changed $399,900 ARMLS
• 2024-11-07 Listed $449,000 ARMLS
• 2024-09-21 Listed $449,000 ARMLS

Property tax history

+0.3%/yr

Latest (2025): $961 · +6.7% YoY. Source: county tax records.