26189 W Runion Dr · Buckeye, AZ 85396

$310,000

3 bd · 3.0 ba · 1,474 sqft · SingleFamily public records · 253 Days on market

Built 2007 5,280 sqft lot $210/sqft · 11% below area Est $348k · 11% under $98/mo HOA · 4% 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).

• Cash flow +16.5/30.0
• ARV discount +12.5/15.0
• DSCR +5.1/10.0
• 1% rule +3.7/10.0
• Rent growth +3.4/5.0
• Livability +3.4/5.0
• Schools +2.9/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to 26189 W Runion Dr in Buckeye's desirable Festival Foothills community! This charming 3-bedroom, 2-bath single-story home offers a smart layout with beautiful flooring, a spacious eat-in kitchen, and a private primary suite with dual sinks and walk-in closet. The low-maintenance backyard features pavers, a covered patio, and room to personalize. A brand new HVAC and solar panels optimize energy efficiency. This home is move in ready, so come enjoy peaceful living near schools, parks, hiking, biking, golf and unbeatable views!

Key facts

• Dual sinks
• Walk-in closet
• Covered patio

Tags

• SPACIOUS EAT-IN KITCHEN
• PRIVATE PRIMARY SUITE
• DUAL SINKS
• WALK-IN CLOSET
• LOW-MAINTENANCE BACKYARD
• COVERED PATIO

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath single-family listed at $310k.

Deal economics

• At list price, monthly cash flow is $179 ($2k/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 $271k (12.6% below list).
• Recommended offer: $271k (12.6% below list) — sets the bar for 1% rule.
• Cap rate 7.0% vs local median 3.1% in Buckeye — 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 68/100 on livability (#53 in AZ) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, crime A; Watch: schools D+, 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.
• Market conditions: Rents rising (+3.4%/yr); 939 active listings in the ZIP; 20 comparable units currently listed for rent nearby; rentals leasing fast (median 10d on market — plan ~1-2 weeks tenant-placement turnaround); high-income renter base; 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 $2k of loan paydown is wiped out by about $9k 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

• It's been on market 253 days — a 12% lower offer ($273k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 13y ago; this cycle's ask has dropped $25k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 6→14/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $270,949 (12.6% below list)

Questions for the listing agent

1. It's been on market 253 days. Have you received any prior offers? Is the seller open to a 13% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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 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?
6. 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?
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: 0.87% ✗
• Cap rate: 6.98%
• Cash-on-cash: 2.47%
• DSCR: 1.11
• GRM: 9.5

CMA / ARV

• ARV (median comp): $348,328
• List price: $310,000
• Delta: -11.00%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
26320 W Potter Dr	0.23mi	2/2.0 (-1)	1,493 (+1%)	2mo	$325,700	$218	76
26109 W Runion Dr	0.10mi	3/2.0	1,625 (+10%)	3mo	$300,000	$185	72
19794 N 264th Ave	0.48mi	2/2.0 (-1)	1,494 (+1%)	1mo	$340,000	$228	66
21235 N 262nd Dr	0.49mi	2/2.0 (-1)	1,410 (-4%)	3mo	$270,000	$191	59
26638 W Irma Ln	0.58mi	3/2.0	1,375 (-7%)	2mo	$375,000	$273	56
26485 W Pontiac Dr	0.40mi	2/2.0 (-1)	1,612 (+9%)	1mo	$445,000	$276	56
26494 W Sierra Pinta Dr	0.42mi	2/2.0 (-1)	1,612 (+9%)	2mo	$370,000	$230	54
26679 W Irma Ln	0.63mi	2/2.0 (-1)	1,375 (-7%)	3mo	$339,500	$247	48
21361 N 262nd Dr	0.56mi	2/2.0 (-1)	1,612 (+9%)	3mo	$380,000	$236	47
20463 N 267th Ln	0.73mi	2/2.0 (-1)	1,375 (-7%)	1mo	$275,000	$200	45
21489 N 262nd Dr	0.65mi	2/2.0 (-1)	1,612 (+9%)	2mo	$449,900	$279	43
26126 W Piute Ave	0.60mi	2/2.0 (-1)	1,261 (-14%)	2mo	$300,000	$238	38

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 · 3.41% rent growth · sell at horizon

5-year hold

• IRR: -12.0%
• Equity multiple: 0.56×
• Total profit: $-37,795
• Equity at exit: $46,222

10-year hold

• IRR: -2.3%
• Equity multiple: 0.84×
• Total profit: $-13,892
• Equity at exit: $26,803

Cash invested: $86,800 (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 85396

• Home prices YoY: -18.8%
• Rents YoY: 3.4%
• Active inventory: 939
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $2,709 high
• Mortgage (P&I): −$1,626
• Tax from tax record: −$109 /mo · $1,307/yr
• Insurance: −$129
• HOA: −$98
• Vacancy / Maint / Mgmt: −$569
• Net cashflow: $179

Break-even live

Break-even rent $2,483

Max offer price $310,000

Occupancy floor 88%

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: $77,500
• Closing costs: $9,300
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
26182 W Tonto Ln Buckeye, AZ	3.0	2.0	1625	$1,695	$1.04	3d	1	0.38mi
26477 W Ross Ave Buckeye, AZ	3.0	2.0	1375	$1,500	$1.09	44d	1	0.41mi
26237 W Matthew Dr Buckeye, AZ	2.0	2.0	1646	$3,500	$2.13	1d	1	0.41mi
26087 W Tonto Ln Buckeye, AZ	2.0	2.0	1625	$2,300	$1.42	44d	1	0.48mi
20669 N 266th Ave Buckeye, AZ	3.0	2.0	1612	$4,200	$2.61	24d	1	0.50mi
26731 W Pontiac Dr Buckeye, AZ	2.0	2.0	1373	$1,475	$1.07	3d	1	0.66mi
26766 W Mohawk Ln Buckeye, AZ	2.0	2.0	1375	$2,500	$1.82	4d	1	0.71mi
21605 N 261st Ave Buckeye, AZ	2.0	2.0	1115	$2,000	$1.79	1d	1	0.73mi
26197 W Vista North Dr Buckeye, AZ	2.0	2.0	1375	$2,900	$2.11	1d	1	0.80mi
26197 W Vista North Dr Buckeye, AZ	2.0	2.0	1375	$2,850	$2.07	10d	1	0.80mi
26170 W Vista North Dr Buckeye, AZ	2.0	2.0	1115	$3,300	$2.96	1d	1	0.84mi
26195 W Via del Sol Dr Buckeye, AZ	2.0	2.0	1493	$3,300	$2.21	1d	1	0.86mi
26781 W Oraibi Dr Buckeye, AZ	2.0	2.0	1561	$2,000	$1.28	18d	1	0.92mi
26208 W Tina Ln Buckeye, AZ	2.0	2.0	1612	$1,999	$1.24	13d	1	0.93mi
27013 W Potter Dr Buckeye, AZ	2.0	2.0	1612	$4,200	$2.61	44d	1	1.02mi
26881 W Utopia Rd Buckeye, AZ	2.0	2.0	1705	$3,500	$2.05	1d	1	1.07mi
20311 N 271st Ave Buckeye, AZ	2.0	2.0	1612	$3,000	$1.86	1d	1	1.14mi
18675 N 268th Ave Buckeye, AZ	2.0	2.0	1865	$1,799	$0.96	44d	1	1.30mi
27244 W Potter Dr Buckeye, AZ	2.0	2.0	1612	$3,500	$2.17	44d	1	1.32mi
20602 N 274th Ave Buckeye, AZ	2.0	2.0	1561	$3,500	$2.24	15d	1	1.50mi

HOA detail

• Monthly dues: $98 · $1,176/yr

Listing history 40 events

1. 2026-06-13
   days on market $310,000 Active 253 DOM
2. 2026-06-13
   days on market $310,000 Active 252 DOM
3. 2026-06-09
   days on market $310,000 Active 249 DOM
4. 2026-06-08
   days on market $310,000 Active 248 DOM
5. 2026-06-07
   remarks 654-char remark
6. 2026-06-07
   pricedays on market $310,000 Active 247 DOM
7. 2026-06-04
   days on market $318,000 Active 244 DOM
8. 2026-06-03
   days on market $318,000 Active 243 DOM
9. 2026-06-02
   days on market $318,000 Active 242 DOM
10. 2026-06-01
    days on market $318,000 Active 241 DOM
11. 2026-05-31
    days on market $318,000 Active 240 DOM
12. 2026-02-19
    price $318,000 541-char remark

    Show marketing remark (541 chars)

    Welcome to 26189 W Runion Dr in Buckeye's desirable Festival Foothills community! This charming 3-bedroom, 2-bath single-story home offers a smart layout with beautiful flooring, a spacious eat-in kitchen, and a private primary suite with dual sinks and walk-in closet. The low-maintenance backyard features pavers, a covered patio, and room to personalize. A brand new HVAC and solar panels optimize energy efficiency. This home is move in ready, so come enjoy peaceful living near schools, parks, hiking, biking, golf and unbeatable views!

13. 2025-10-24
    price $325,000 541-char remark

    Show marketing remark (541 chars)

    Welcome to 26189 W Runion Dr in Buckeye's desirable Festival Foothills community! This charming 3-bedroom, 2-bath single-story home offers a smart layout with beautiful flooring, a spacious eat-in kitchen, and a private primary suite with dual sinks and walk-in closet. The low-maintenance backyard features pavers, a covered patio, and room to personalize. A brand new HVAC and solar panels optimize energy efficiency. This home is move in ready, so come enjoy peaceful living near schools, parks, hiking, biking, golf and unbeatable views!

14. 2025-10-03
    listed $335,000 Active 541-char remark

    Show marketing remark (541 chars)

    Welcome to 26189 W Runion Dr in Buckeye's desirable Festival Foothills community! This charming 3-bedroom, 2-bath single-story home offers a smart layout with beautiful flooring, a spacious eat-in kitchen, and a private primary suite with dual sinks and walk-in closet. The low-maintenance backyard features pavers, a covered patio, and room to personalize. A brand new HVAC and solar panels optimize energy efficiency. This home is move in ready, so come enjoy peaceful living near schools, parks, hiking, biking, golf and unbeatable views!

15. 2021-05-14
    soldstatus $300,000 Closed 703-char remark

    Show marketing remark (703 chars)

    Looking for a new place to call home? You've found it! This single level Buckeye property with solar is conveniently located and sure to impress. The interior provides a bright living & dining room, wood-look flooring, custom paint tones, and ceiling fans throughout. Step into the inviting eat-in kitchen to find white matching appliances, maple cabinets with crown molding, plenty of counter space, a pantry, and recessed lighting. The master bedroom includes an en-suite with dual sinks and a walk-in closet. Enjoy your gatherings in this spacious backyard with pavers, a covered patio, and lots of potential for customizing it in any way you choose. This is the one! Schedule your showing today.

16. 2021-05-14
    soldstatus $300,000

    Show marketing remark (703 chars)

    Looking for a new place to call home? You've found it! This single level Buckeye property with solar is conveniently located and sure to impress. The interior provides a bright living & dining room, wood-look flooring, custom paint tones, and ceiling fans throughout. Step into the inviting eat-in kitchen to find white matching appliances, maple cabinets with crown molding, plenty of counter space, a pantry, and recessed lighting. The master bedroom includes an en-suite with dual sinks and a walk-in closet. Enjoy your gatherings in this spacious backyard with pavers, a covered patio, and lots of potential for customizing it in any way you choose. This is the one! Schedule your showing today.

17. 2021-05-03
    status Pending 703-char remark

    Show marketing remark (703 chars)

    Looking for a new place to call home? You've found it! This single level Buckeye property with solar is conveniently located and sure to impress. The interior provides a bright living & dining room, wood-look flooring, custom paint tones, and ceiling fans throughout. Step into the inviting eat-in kitchen to find white matching appliances, maple cabinets with crown molding, plenty of counter space, a pantry, and recessed lighting. The master bedroom includes an en-suite with dual sinks and a walk-in closet. Enjoy your gatherings in this spacious backyard with pavers, a covered patio, and lots of potential for customizing it in any way you choose. This is the one! Schedule your showing today.

18. 2021-04-13
    historical Under Contract Accepting Backups 703-char remark

    Show marketing remark (703 chars)

    Looking for a new place to call home? You've found it! This single level Buckeye property with solar is conveniently located and sure to impress. The interior provides a bright living & dining room, wood-look flooring, custom paint tones, and ceiling fans throughout. Step into the inviting eat-in kitchen to find white matching appliances, maple cabinets with crown molding, plenty of counter space, a pantry, and recessed lighting. The master bedroom includes an en-suite with dual sinks and a walk-in closet. Enjoy your gatherings in this spacious backyard with pavers, a covered patio, and lots of potential for customizing it in any way you choose. This is the one! Schedule your showing today.

19. 2021-04-06
    listed $275,000 Active 703-char remark

    Show marketing remark (703 chars)

    Looking for a new place to call home? You've found it! This single level Buckeye property with solar is conveniently located and sure to impress. The interior provides a bright living & dining room, wood-look flooring, custom paint tones, and ceiling fans throughout. Step into the inviting eat-in kitchen to find white matching appliances, maple cabinets with crown molding, plenty of counter space, a pantry, and recessed lighting. The master bedroom includes an en-suite with dual sinks and a walk-in closet. Enjoy your gatherings in this spacious backyard with pavers, a covered patio, and lots of potential for customizing it in any way you choose. This is the one! Schedule your showing today.

20. 2016-10-05
    soldstatus $157,000
21. 2016-10-04
    soldstatus $157,000 Closed
22. 2016-09-03
    status Pending
23. 2016-07-06
    price $162,900
24. 2016-06-17
    listed $169,900 Active
25. 2014-09-02
    soldstatus $121,275 Closed
26. 2014-06-06
    status Pending
27. 2014-06-06
    status Pending
28. 2014-06-06
    price $118,275
29. 2014-06-06
    status Active
30. 2014-05-08
    status Active
31. 2014-05-05
    status Pending
32. 2014-05-01
    status Active
33. 2014-04-02
    status Pending
34. 2014-04-02
    status Active
35. 2014-03-28
    status Pending
36. 2014-02-28
    listed $124,500 Active
37. 2013-12-19
    historical
38. 2013-11-02
    price $114,900
39. 2013-10-24
    price $119,900
40. 2013-10-19
    listed $137,900 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: $1,307 · $109/mo
• Projected year-2 tax: $2,046 · $170/mo
• Expected delta: +$739/yr (+$62/mo · 56.6%)

ⓘ 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 (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 8/10 Severe 6 d/yr ≥111°F today · 14 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: $32,514
• − Mortgage interest: −$17,365
• − Property taxes: −$1,307
• − Insurance: −$1,550
• − Repairs & maintenance: −$2,601
• − Management: −$2,601
• − HOA: −$1,176
• − Depreciation: −$9,018
• Taxable loss: −$3,104
• Est. tax savings @ 24.0%: +$745
• After-tax cash flow: $2,890/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 — Buckeye

• Score: 68/100
• State rank: #53
• US rank: #9428

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Buckeye, AZ
• County: Maricopa County · 4,537,380 people
• City population: 117,540
• Metro: Phoenix-Mesa-Chandler, AZ
• Population (ZIP): 42,181
• Household income: $114,056
• Rent vs Own: 7.3% rent · 92.7% own
• Severe rent burden: 156.0

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 0.56)
• Race & ethnicity: White 59% Hispanic / Latino 31% Two or more races 18% Black 4% Asian 2% Native American 1%
• Hispanic origin (detail): Mexican 25%
• Common ancestry: Slovak 4% Portuguese 2% Italian 2%
• Foreign-born: 8% · Canada, Vietnam
• Languages at home: 85% English-only · Spanish 12% German/W. Germanic 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: ▼ -56.97%
• Current HPI: 246.4705
• Rent YoY: ▲ 3.41%
• 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

+130.6% since first listed

29 events — show timeline

• 2026-02-19 Price Changed $318,000 ARMLS
• 2025-10-24 Price Changed $325,000 ARMLS
• 2025-10-03 Listed $335,000 ARMLS
• 2021-05-14 Sold (Public Records) $300,000 Public Records
• 2021-05-14 Sold (MLS) $300,000 ARMLS
• 2021-05-03 Pending — ARMLS
• 2021-04-13 Contingent — ARMLS
• 2021-04-06 Listed $275,000 ARMLS
• 2016-10-05 Sold (Public Records) $157,000 Public Records
• 2016-10-04 Sold (MLS) $157,000 ARMLS
• 2016-09-03 Pending — ARMLS
• 2016-07-06 Price Changed $162,900 ARMLS
• 2016-06-17 Listed $169,900 ARMLS
• 2014-09-02 Sold (MLS) $121,275 ARMLS
• 2014-06-06 Relisted — ARMLS
• 2014-06-06 Price Changed $118,275 ARMLS
• 2014-06-06 Pending — ARMLS
• 2014-06-06 Pending — ARMLS
• 2014-05-08 Relisted — ARMLS
• 2014-05-05 Pending — ARMLS
• 2014-05-01 Relisted — ARMLS
• 2014-04-02 Pending — ARMLS
• 2014-04-02 Relisted — ARMLS
• 2014-03-28 Pending — ARMLS
• 2014-02-28 Listed $124,500 ARMLS
• 2013-12-19 Listing Removed — ARMLS
• 2013-11-02 Price Changed $114,900 ARMLS
• 2013-10-24 Price Changed $119,900 ARMLS
• 2013-10-19 Listed $137,900 ARMLS

Property tax history

+0.4%/yr

Latest (2025): $1,307 · +4.4% YoY. Source: county tax records.