571 W Porphyry St · Superior, AZ 85173

$152,000

4 bd · 2.0 ba · 1,359 sqft · SingleFamily public records · 173 Days on market

Built 1926 0.41 ac lot $112/sqft · 30% below area Est $218k · 30% under ↓ 26% since listing

---

Why this score? — see what drove the B- 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 +22.0/30.0
• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• DSCR +7.0/10.0
• 1% rule +4.7/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0

Listing remarks MLS

This house has such great potential! Located in an up-and-coming neighborhood with a huge lot! There is a separated Apartment that has a kitchen, bedroom and its own bathroom that can be rented out as well! With a handy person, this home will be such a great home. Nice view of many of the Superior Mountains Ranges!

Key facts

• Separated apartment
• Own bathroom
• 0.41 acre lot

Tags

• SEPARATED APARTMENT
• OWN BATHROOM

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $152k.

Deal economics

• At list price, monthly cash flow is $243 ($3k/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 $148k (2.6% below list).
• Recommended offer: $134k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 57/100 on livability (#234 in AZ) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+, health & safety B+; Watch: crime D+, schools F, amenities F.
• Superior Unified School District (4440) (town): math 15% / reading 25% proficiency, ranked #371 of 501 in AZ (top 74%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 66% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 25 active listings in the ZIP; 9,504 units permitted in Pinal County in 2024 (776 in 5+ unit buildings).

Forward outlook

• In year one you build about $16k of equity ($1k loan paydown + $15k appreciation (10.0% local appreciation)).
• At projected returns (10.0% appreciation + 3.0% rent growth), your $43k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$41k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 173 days — a 12% lower offer ($134k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 5y 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 1926 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $133,760 (12.0% below list)

Questions for the listing agent

1. It's been on market 173 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1926 — 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. 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 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: 0.97% ✗
• Cap rate: 8.21%
• Cash-on-cash: 6.85%
• DSCR: 1.30
• GRM: 8.6

CMA / ARV

• ARV (median comp): $218,064
• List price: $152,000
• Delta: -30.30%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
492 W Santa Rita St	0.12mi	4/3.0	1,258 (-7%)	20mo	$256,500	$204	62
1097 S Stone Ave	0.71mi	3/1.5 (-1)	1,362 (+0%)	0mo	$275,000	$202	60
300 N Magma Ave	0.40mi	3/2.0 (-1)	1,504 (+11%)	1mo	$245,000	$163	58
289 N Neary Ave	0.24mi	3/2.0 (-1)	1,419 (+4%)	22mo	$140,000	$99	58
502 S Church Ave	0.33mi	3/2.0 (-1)	1,454 (+7%)	13mo	$275,000	$189	57
47 N Stansberry Ave	0.10mi	3/2.0 (-1)	1,203 (-12%)	16mo	$260,000	$216	57
233 W Terrace --	0.38mi	3/1.0 (-1)	1,314 (-3%)	14mo	$135,000	$103	56
75 W Mckelveyville St	0.55mi	3/2.0 (-1)	1,176 (-14%)	17mo	$279,000	$237	33

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 29.2%
• Equity multiple: 3.31×
• Total profit: $98,206
• Equity at exit: $136,934

10-year hold

• IRR: 25.4%
• Equity multiple: 7.51×
• Total profit: $276,922
• Equity at exit: $295,303

Cash invested: $42,560 (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 85173

• Home prices YoY: 7.9%
• Active inventory: 25
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $1,480 medium
• Mortgage (P&I): −$797
• Tax from tax record: −$66 /mo · $792/yr
• Insurance: −$63
• HOA: −$0
• Vacancy / Maint / Mgmt: −$311
• Net cashflow: $243

Break-even live

Break-even rent $1,173

Max offer price $152,000

Occupancy floor 79%

Sensitivity live

Price	-10% $329	-5% $286	+0% $243	+5% $200	+10% $157
Rent	-10% $126	-5% $185	+0% $243	+5% $301	+10% $360
Rate	-1.0pp $320	-0.5pp $282	base $243	+0.5pp $204	+1.0pp $164

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: $38,000
• Closing costs: $4,560
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-18
   days on market $152,000 Active 173 DOM
2. 2026-06-17
   days on market $152,000 Active 172 DOM
3. 2026-06-16
   remarks 342-char remark
4. 2026-06-16
   days on market $152,000 Active 171 DOM
5. 2026-06-15
   days on market $152,000 Active 170 DOM
6. 2026-06-13
   days on market $152,000 Active 168 DOM
7. 2026-06-09
   days on market $152,000 Active 164 DOM
8. 2026-06-08
   days on market $152,000 Active 163 DOM
9. 2026-06-07
   days on market $152,000 Active 162 DOM
10. 2026-06-04
    days on market $152,000 Active 159 DOM
11. 2026-06-03
    days on market $152,000 Active 158 DOM
12. 2026-06-02
    days on market $152,000 Active 157 DOM
13. 2026-06-01
    days on market $152,000 Active 156 DOM
14. 2026-05-31
    days on market $152,000 Active 155 DOM
15. 2025-12-27
    listed $152,000 Active 318-char remark

    Show marketing remark (318 chars)

    This house has such great potential! Located in an up-and-coming neighborhood with a huge lot! There is a separated Apartment that has a kitchen, bedroom and its own bathroom that can be rented out as well! With a handy person, this home will be such a great home. Nice view of many of the Superior Mountains Ranges!

16. 2021-08-11
    historical
17. 2021-07-19
    listed $205,000 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: $792 · $66/mo
• Projected year-2 tax: $1,003 · $84/mo
• Expected delta: +$211/yr (+$18/mo · 26.7%)

ⓘ 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 7/10 Severe
• 🌡 Heat 8/10 Severe 7 d/yr ≥104°F today · 20 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,763
• − Mortgage interest: −$8,514
• − Property taxes: −$792
• − Insurance: −$760
• − Repairs & maintenance: −$1,421
• − Management: −$1,421
• − Depreciation: −$4,422
• Taxable income: $433
• Est. tax owed @ 24.0%: −$104
• After-tax cash flow: $2,812/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: Superior Unified School District (4440)
• NCES district ID: 0408230
• Math proficiency: 15% ▬ 0.00%
• Reading proficiency: 25% ▲ 10.00%
• Median HH income: $39,371
• Composite: 20.12/100
• National rank: #13849
• State rank: #371 of 501 in AZ

Livability — Superior

• Score: 57/100
• State rank: #234
• US rank: #22184

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Superior, AZ
• City population: 2,534
• Population (ZIP): 2,534

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 Hispanic (58%)
• Race & ethnicity: Hispanic / Latino 58% White 34% Two or more races 27% Asian 4%
• Hispanic origin (detail): Mexican 53%
• Common ancestry: Iranian 2% Portuguese 2% Serbian 1%
• Foreign-born: 9% · Canada, South Korea, China
• Languages at home: 70% English-only · Spanish 25% Chinese 3% Korean 1%

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: ▲ 28.01%
• Current HPI: 382.9131
• Rent YoY: —
• Metro: —
• 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

-25.9% since first listed

3 events — show timeline

• 2025-12-27 Listed $152,000 ARMLS
• 2021-08-11 Listing Removed — ARMLS
• 2021-07-19 Listed $205,000 ARMLS

Property tax history

+1.8%/yr

Latest (2025): $792 · +6.6% YoY. Source: county tax records.