354 N Jackson St · Wickenburg, AZ 85390

$200,000

3 bd · 2.0 ba · 1,286 sqft · SingleFamily public records · 21 Days on market

Built 1950 7,000 sqft lot Est $331k · 39% under

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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 +26.6/30.0
• ARV discount +15.0/15.0
• DSCR +9.1/10.0
• 1% rule +5.8/10.0
• Livability +3.5/5.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Strong Value-Add Fix & Flip / Rental Opportunity - 3 Bed | 2 Bath Home This 1,286 sq ft single-family home on a 7,000 sq ft lot offers investors a solid below-market entry in a growing small-town Arizona market. Built in 1950 and situated in the established Reeds Addition neighborhood, this property is ideal for cosmetic rehab, rental income, or quick resale. This is a straightforward, low-risk project in a market with limited inventory and growing long-term appreciation. Perfect for investors looking for velocity in a smaller Arizona town with Phoenix spillover benefits. Serious buyers only.

Key facts

• 7,000 sq ft lot
• 2 parking spots
• Built 1950

Property features AI

Finance

• HOA & community: No association fees

Exterior

• Parking: 2 covered parking spaces; 2 carport spaces
• Utilities: City water; Public sewer
• Home design: Single family residence; Fee simple ownership
• Construction: Wood frame construction; Painted exterior; Composition roof
• Exterior features: Block and wood fencing; Dirt front yard; Dirt backyard

Interior

• Kitchen: Refrigerator; Dishwasher
• Bedrooms: 3 possible bedrooms
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating; Central air; Evaporative cooling
• Interior features: Granite counters; Full bathroom in master bedroom; Storage
• Laundry & utility: Washer/Dryer hookup only

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $538 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $200k).
• Recommended offer: $197k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.5% vs local median 3.0% in Wickenburg — 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 70/100 on livability (#41 in AZ) — a middle-class / working-renter tenant base. Strengths: crime A+, housing A+, cost of living A-; Watch: amenities F, commute F.
• Wickenburg Unified District (4236) (rural): math 33% / reading 35% proficiency, ranked #92 of 249 in AZ (top 37%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Hassayampa Elementary School (math 37% / reading 32%, grade F, #471 of 1,109 statewide, top 44%, 284 students, 50% FRL); Vulture Peak Middle School (math 27% / reading 32%, grade F, #84 of 218 statewide, top 41%, 162 students, 51% FRL); Wickenburg High School (math 27% / reading 32%, grade F, #120 of 381 statewide, top 34%, 460 students, 40% FRL) — zoned schools at 47% FRL track the district average.
• Market conditions: 378 active listings in the ZIP; 18 comparable units currently listed for rent nearby; rentals at typical pace (median 20d on market — plan ~3-4 weeks tenant-placement turnaround); 36,011 units permitted in Maricopa County in 2024 (12,801 in 5+ unit buildings).
• This rent runs 38% of the median local income ($69k/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 $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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $56k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 21 days — a 2% lower offer ($197k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $59k; list at $200k implies a 239% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $197,000 (1.5% below list)

Questions for the listing agent

1. Built in 1950 — 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. 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?
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: 1.08% ✓
• Cap rate: 9.52%
• Cash-on-cash: 11.52%
• DSCR: 1.51
• GRM: 7.7

CMA / ARV

• ARV (on-the-fly): $330,502
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
137 N Madison St	0.25mi	3/1.5	1,248 (-3%)	4mo	$280,000	$224	78
111 W Yavapai St	0.25mi	2/1.5 (-1)	1,327 (+3%)	2mo	$300,000	$226	74
60 W Monte Cristo Dr	0.57mi	3/2.0	1,333 (+4%)	1mo	$352,000	$264	67
640 E Desert Canyon Rd	0.47mi	3/2.0	1,374 (+7%)	1mo	$353,000	$257	66
785 N Don Frank Ln	0.57mi	3/2.0	1,240 (-4%)	2mo	$316,000	$255	66
433 N Oxbow Dr	0.19mi	3/2.0	1,470 (+14%)	4mo	$250,000	$170	64
745 N Don Frank Ln	0.54mi	3/2.0	1,389 (+8%)	1mo	$327,000	$235	60
660 N Madison St	0.40mi	2/2.0 (-1)	1,156 (-10%)	1mo	$275,000	$238	59
40 Cottonwood Ln	0.66mi	3/2.0	1,204 (-6%)	1mo	$353,500	$294	58
25 W Monte Cristo Dr	0.64mi	3/2.0	1,204 (-6%)	2mo	$349,000	$290	58
508 N Sierra Vista Dr	0.57mi	3/2.0	1,402 (+9%)	3mo	$460,000	$328	56
665 W Santa Fe Dr	0.41mi	2/2.0 (-1)	1,456 (+13%)	6mo	$430,000	$295	49

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 0.8%
• Equity multiple: 1.03×
• Total profit: $1,737
• Equity at exit: $29,821

10-year hold

• IRR: 10.4%
• Equity multiple: 1.81×
• Total profit: $45,208
• Equity at exit: $17,292

Cash invested: $56,000 (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 85390

• Home prices YoY: -17.4%
• Active inventory: 378
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $2,161 high
• Mortgage (P&I): −$1,049
• Tax from tax record: −$37 /mo · $446/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$454
• Net cashflow: $538

Break-even live

Break-even rent $1,480

Max offer price $200,000

Occupancy floor 70%

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: $50,000
• Closing costs: $6,000
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
600 Desert Canyon Rd Wickenburg, AZ	3.0	2.0	1498	$1,850	$1.23	44d	1	0.45mi
900 W Hermosa Dr Wickenburg, AZ	3.0	2.0	1737	$3,000	$1.73	44d	1	0.57mi
70 W Monte Cristo Dr Wickenburg, AZ	3.0	2.0	1338	$3,000	$2.24	10d	1	0.57mi
70 W Monte Cristo Dr Wickenburg, AZ	3.0	2.0	1338	$3,000	$2.24	1d	1	0.57mi
18 W Monte Cristo Dr Wickenburg, AZ	3.0	2.0	1338	$2,100	$1.57	19d	1	0.66mi
40 Cottonwood Ln Wickenburg, AZ	3.0	2.0	1204	$1,900	$1.58	1d	1	0.69mi
640 Atchison Cir Wickenburg, AZ	3.0	2.0	1611	$3,500	$2.17	44d	1	0.76mi
1 Northridge Cir Wickenburg, AZ	2.0	2.0	1224	$1,800	$1.47	44d	1	0.77mi
737 Dylan Ct Wickenburg, AZ	3.0	2.0	1542	$1,750	$1.13	44d	1	0.78mi
741 Dylan Ct Wickenburg, AZ	3.0	2.0	1548	$1,645	$1.06	22d	1	0.79mi
54 Northridge Cir Unit 1 Wickenburg, AZ	2.0	2.0	1227	$1,800	$1.47	4d	1	0.80mi
54 Northridge Cir Wickenburg, AZ	2.0	2.5	1227	$1,800	$1.47	17d	1	0.80mi
54 Northridge Cir Wickenburg, AZ	2.0	2.5	1227	$1,800	$1.47	5d	1	0.80mi
736 Dylan Ct Wickenburg, AZ	3.0	2.0	1543	$1,750	$1.13	44d	1	0.81mi
757 Dylan Ct Wickenburg, AZ	3.0	2.0	1290	$1,585	$1.23	5d	1	0.81mi
560 Penn Ln Wickenburg, AZ	2.0–3.0	2.0	1051	$1,675	$1.59	1d	6	1.00mi
600 El Recreo Ct Wickenburg, AZ	3.0	2.0	1197	$1,800	$1.50	1d	1	1.09mi
600 El Recreo Ct Wickenburg, AZ	3.0	2.0	1197	$1,800	$1.50	22d	1	1.09mi

Listing history 13 events

1. 2026-06-10
   price $200,000 Active 21 DOM
2. 2026-06-09
   days on market $169,000 Active 21 DOM
3. 2026-06-08
   days on market $169,000 Active 20 DOM
4. 2026-06-07
   days on market $169,000 Active 19 DOM
5. 2026-06-04
   days on market $169,000 Active 16 DOM
6. 2026-06-03
   days on market $169,000 Active 15 DOM
7. 2026-06-02
   days on market $169,000 Active 14 DOM
8. 2026-06-01
   days on market $169,000 Active 13 DOM
9. 2026-05-31
   days on market $169,000 Active 12 DOM
10. 2026-05-19
    listed $167,000 Active
11. 1995-10-25
    soldstatus $59,000
12. 1985-08-06
    soldstatus $34,500
13. 1985-06-01
    soldstatus $34,500

ⓘ 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: $446 · $37/mo
• Projected year-2 tax: $1,320 · $110/mo
• Expected delta: +$874/yr (+$73/mo · 196.2%)

ⓘ 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 5/10 Major
• 🌡 Heat 8/10 Severe 7 d/yr ≥110°F today · 18 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: $25,928
• − Mortgage interest: −$11,203
• − Property taxes: −$446
• − Insurance: −$1,000
• − Repairs & maintenance: −$2,074
• − Management: −$2,074
• − Depreciation: −$5,818
• Taxable income: $3,313
• Est. tax owed @ 24.0%: −$795
• After-tax cash flow: $5,657/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: Wickenburg Unified District (4236)
• NCES district ID: 0409190
• Math proficiency: 33% ▼ -10.00%
• Reading proficiency: 35% ▼ -7.00%
• Median HH income: $47,369
• Composite: 29.27/100
• National rank: #6560
• State rank: #92 of 249 in AZ

Livability — Wickenburg

• Score: 70/100
• State rank: #41
• US rank: #7975

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Wickenburg, AZ
• County: Maricopa County · 4,537,380 people
• City population: 10,298
• Metro: Phoenix-Mesa-Chandler, AZ
• Population (ZIP): 10,298
• Household income: $68,591
• Rent vs Own: 17.9% rent · 82.1% own
• Severe rent burden: 251.0

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: Predominantly White (88%)
• Race & ethnicity: White 88% Hispanic / Latino 7% Two or more races 4% Native American 1%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Portuguese 3% Lithuanian 3% Slovak 2%
• Foreign-born: 3% · Canada
• Languages at home: 93% English-only · Spanish 5%

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: ▼ -66.26%
• Current HPI: 314.3169
• Rent YoY: —
• 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

+384.1% since first listed

4 events — show timeline

• 2026-05-19 Listed $167,000 ARMLS
• 1995-10-25 Sold (Public Records) $59,000 Public Records
• 1985-08-06 Sold (Public Records) $34,500 Public Records
• 1985-06-01 Sold (Public Records) $34,500 Public Records

Property tax history

-2.1%/yr

Latest (2025): $446 · +0.5% YoY. Source: county tax records.