940 W Elizabeth Way · Coolidge, AZ 85128

$319,900

5 bd · 3.5 ba · 3,734 sqft · SingleFamily public records · 7 Days on market

Built 2006 6,863 sqft lot $86/sqft · 16% below area Est $380k · 16% under $109/mo HOA · 5% of rent

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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 +14.6/15.0
• Cash flow +10.3/30.0
• DSCR +3.0/10.0
• Livability +2.9/5.0
• Rent growth +2.7/5.0
• 1% rule +2.5/10.0
• Condition / age +2.5/5.0
• Schools +1.0/10.0
• Appreciation +0.0/10.0

Listing remarks

Nestled in the heart of Coolidge, Arizona, this welcoming two-story home offers more than 3,000 square feet of comfortable living. With five generous bedrooms plus a versatile loft, there's space for everyone. Plus a walk-in closet in all bedrooms! Whether you're entertaining in the expansive living areas or relaxing by your private pool, this home invites you to create lasting memories. Thoughtfully designed and filled with natural light, this is the perfect home!

Key facts

• 6,863 sq ft lot
• 3 garage spots
• Pool

Property features AI

Finance

• Other: Lot features noted; city-maintained road
• HOA & community: HOA with $109 monthly fee (includes grounds maintenance); Community playground; Biking/walking path

Exterior

• Parking: 3 garage spaces; 3 covered parking spaces; 3 open parking spaces
• Utilities: Private water company; Public sewer
• Home design: Single family residence; Fee simple ownership
• Construction: Stucco and painted wood-frame construction; Tile roof
• Exterior features: Private pool; Block fencing; Desert landscaping in front; Dirt in back; Asphalt road access

Interior

• Kitchen: Built-in microwave; Walk-in pantry; Pantry; Refrigerator; Dishwasher
• Bedrooms: Up to 7 possible bedrooms
• Flooring: Carpet; Tile
• Bathrooms: 3 full bathrooms; 1 half bathroom
• Heating & cooling: Electric heating; Central air conditioning
• Interior features: Granite counters; Double vanity; Eat-in kitchen; Breakfast bar; Pantry; Full bath in primary bedroom; Separate shower and tub; Upstairs
• Laundry & utility: Indoor laundry

What this means for you Summary

Snapshot

• This is a 5-bed/3.5-bath single-family listed at $320k.

Deal economics

• At list price, monthly cash flow is $-175 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $289k (9.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $239k (25.1% below list).
• Recommended offer: $239k (25.1% below list) — sets the bar for 1% rule.
• Cap rate 5.6% vs local median 4.5% in Coolidge — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 57/100 on livability (#235 in AZ) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: employment D, amenities F, commute F.
• Coolidge Unified District (4442) (town): math 8% / reading 14% proficiency, ranked #229 of 249 in AZ (top 92%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 68% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Coolidge Virtual Academy (154 students, 0% FRL) — zoned schools average 0% FRL vs 68% district-wide (68 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents flat; 260 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 9,504 units permitted in Pinal County in 2024 (776 in 5+ unit buildings).
• This rent runs 44% of the median local income ($65k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $10k of value loss. Plan a longer hold.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• 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 $239,461 (25.1% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 0.75% ✗
• Cap rate: 5.64%
• Cash-on-cash: -2.35%
• DSCR: 0.90
• GRM: 11.1

CMA / ARV

• ARV (median comp): $380,024
• List price: $319,900
• Delta: -15.82%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
962 W Lindbergh Ave	0.09mi	5/3.5	3,751 (+0%)	10mo	$380,000	$101	86
784 W Central Ave	0.40mi	5/4.0	3,905 (+5%)	5mo	$160,000	$41	68
466 N 10th Pl	0.16mi	6/3.5 (+1)	4,119 (+10%)	9mo	$350,000	$85	63
1215 W Ocotillo St	0.46mi	5/3.5	3,737 (+0%)	22mo	$360,000	$96	60
1231 W Ocotillo St	0.49mi	6/3.0 (+1)	4,177 (+12%)	2mo	$413,900	$99	49
1277 W Pinkley Ave	0.53mi	5/3.5	3,240 (-13%)	9mo	$330,000	$102	46
1246 W Pinkley Ave	0.45mi	5/3.0	4,157 (+11%)	18mo	$380,000	$91	43
1219 W Ocotillo St	0.47mi	6/2.5 (+1)	4,119 (+10%)	11mo	$385,000	$93	42
1144 N Palo Verde Ln	0.69mi	6/3.0 (+1)	3,435 (-8%)	7mo	$120,000	$35	42

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 · 0.97% rent growth · sell at horizon

5-year hold

• IRR: -22.4%
• Equity multiple: 0.24×
• Total profit: $-67,849
• Equity at exit: $47,698

10-year hold

• IRR: -22.1%
• Equity multiple: -0.03×
• Total profit: $-92,558
• Equity at exit: $27,659

Cash invested: $89,572 (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 85128

• Home prices YoY: -7.9%
• Rents YoY: 1.0%
• Active inventory: 260
• Price-to-rent: 11.1×

Monthly cashflow live

• Estimated rent: $2,395 medium
• Mortgage (P&I): −$1,678
• Tax from tax record: −$147 /mo · $1,766/yr
• Insurance: −$133
• HOA: −$109
• Vacancy / Maint / Mgmt: −$503
• Net cashflow: $-175

Break-even live

Break-even rent $2,617

Max offer price $288,932

Occupancy floor —

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: $79,975
• Closing costs: $9,597
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
110 N Cholla Coolidge, AZ	5.0	3.0	3132	$2,000	$0.64	14d	1	0.58mi
855 W Taylor Ave Coolidge, AZ	5.0	3.0	2500	$2,050	$0.82	43d	1	1.46mi

HOA detail

• Monthly dues: $109 · $1,308/yr
• Likely covers: pool

Listing history 2 events

1. 2026-05-08
   status Pending 471-char remark
2. 2026-05-01
   listed $319,900 Active 471-char remark

ⓘ 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: $1,766 · $147/mo
• Projected year-2 tax: $2,111 · $176/mo
• Expected delta: +$345/yr (+$29/mo · 19.6%)

ⓘ 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 6/10 Major
• 🌡 Heat 9/10 Extreme 7 d/yr ≥113°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: $28,735
• − Mortgage interest: −$17,919
• − Property taxes: −$1,766
• − Insurance: −$1,600
• − Repairs & maintenance: −$2,299
• − Management: −$2,299
• − HOA: −$1,308
• − Depreciation: −$9,306
• Taxable loss: −$7,761
• Est. tax savings @ 24.0%: +$1,863
• After-tax cash flow: $-241/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: Coolidge Unified District (4442)
• NCES district ID: 0402320
• Math proficiency: 8% ▼ -6.00%
• Reading proficiency: 14% ▼ -2.00%
• Median HH income: $49,182
• Composite: 10.35/100
• National rank: #9787
• State rank: #229 of 249 in AZ

Livability — Coolidge

• Score: 57/100
• State rank: #235
• US rank: #22344

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Coolidge, AZ
• County: Pinal County · 399,947 people
• City population: 19,487
• Metro: Phoenix-Mesa-Chandler, AZ
• Population (ZIP): 19,487
• Household income: $65,477
• Rent vs Own: 26.0% rent · 74.0% own
• Severe rent burden: 264.0

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: Diverse neighborhood (Simpson 0.64)
• Race & ethnicity: Hispanic / Latino 52% White 29% Two or more races 22% Native American 17% Black 4%
• Hispanic origin (detail): Mexican 49%
• Common ancestry: Lithuanian 1% Portuguese 1% Serbian 1%
• Foreign-born: 9% · Canada
• Languages at home: 71% English-only · Spanish 25% Other Indo-European 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: ▼ -23.95%
• Current HPI: 280.3422
• Rent YoY: ▲ 0.97%
• 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

2 events — show timeline

• 2026-05-08 Pending — ARMLS
• 2026-05-01 Listed $319,900 ARMLS

Property tax history

-1.1%/yr

Latest (2025): $1,766 · +5.3% YoY. Source: county tax records.