267 E North St · Globe, AZ 85501

$224,900

2 bd · 1.0 ba · 1,307 sqft · SingleFamily public records · 99 Days on market

Built 1900 5,254 sqft lot $172/sqft · 20% above area Est $217k · at est.

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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 +14.2/30.0
• ARV discount +5.8/15.0
• DSCR +4.3/10.0
• Livability +3.1/5.0
• 1% rule +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This well-maintained 2-bedroom, 1-bath home is ready for its new owners. Conveniently located with easy access to Highway 60 and just minutes from downtown Globe, the property offers both accessibility and small-town charm. Enjoy beautiful views of the Pinal Mountains right from your home. Over the years, the property has been thoughtfully cared for, featuring a newer HVAC unit and upgrades throughout. A solid, move-in-ready option with comfort, convenience, and scenic surroundings.

Key facts

• 5,254 sq ft lot
• Parking
• Built 1900

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $225k.

Deal economics

• At list price, monthly cash flow is $37 ($443/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 $176k (21.9% below list).
• Recommended offer: $176k (21.9% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 62/100 on livability (#145 in AZ) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: amenities D+, health & safety D+, crime F.
• Globe Unified District (4208) (town): math 11% / reading 21% proficiency, ranked #206 of 249 in AZ (top 83%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Copper Rim Elementary School (math 14% / reading 22%, grade F, #796 of 1,109 statewide, top 72%, 765 students, 56% FRL); High Desert Middle School (math 9% / reading 18%, grade F, #167 of 218 statewide, top 77%, 407 students, 55% FRL); Globe High School (math 12% / reading 22%, grade F, #252 of 381 statewide, top 67%, 498 students, 46% FRL) — zoned schools at 52% FRL track the district average.
• Market conditions: 65 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 217 units permitted in Gila County in 2024 (0 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 $7k of value loss. Plan a longer hold.
• Gila County population projected at -18% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 99 days — a 9% lower offer ($205k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $80k; list at $225k implies a 181% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• 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 $175,721 (21.9% below list)

Questions for the listing agent

1. It's been on market 99 days. Have you received any prior offers? Is the seller open to a 22% concession, seller financing, or rate buy-down credit?
2. Built in 1900 — 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 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: 0.78% ✗
• Cap rate: 6.49%
• Cash-on-cash: 0.70%
• DSCR: 1.03
• GRM: 10.7

CMA / ARV

• ARV (median comp): $216,592
• List price: $224,900
• Delta: 3.84%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
386 E Cuprite St	0.04mi	2/1.0	1,491 (+14%)	20mo	$166,500	$112	58
415 E Mesquite St	0.45mi	2/2.0	1,312 (+0%)	20mo	$239,500	$183	58
351 E Cedar St	0.50mi	3/1.0 (+1)	1,342 (+3%)	22mo	$250,000	$186	49
309 W Santee St	0.46mi	3/2.0 (+1)	1,384 (+6%)	21mo	$80,000	$58	42
151 N Third St	0.64mi	3/2.0 (+1)	1,492 (+14%)	7mo	$275,000	$184	32

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: -15.2%
• Equity multiple: 0.46×
• Total profit: $-34,192
• Equity at exit: $33,533

10-year hold

• IRR: -6.8%
• Equity multiple: 0.57×
• Total profit: $-27,147
• Equity at exit: $19,445

Cash invested: $62,972 (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 85501

• Home prices YoY: -12.1%
• Active inventory: 65
• Price-to-rent: 10.7×

Monthly cashflow live

• Estimated rent: $1,757 medium
• Mortgage (P&I): −$1,179
• Tax from tax record: −$78 /mo · $938/yr
• Insurance: −$94
• HOA: −$0
• Vacancy / Maint / Mgmt: −$369
• Net cashflow: $37

Break-even live

Break-even rent $1,711

Max offer price $224,900

Occupancy floor 93%

Sensitivity live

Price	-10% $164	-5% $101	+0% $37	+5% $-27	+10% $-90
Rent	-10% $-102	-5% $-33	+0% $37	+5% $106	+10% $176
Rate	-1.0pp $150	-0.5pp $94	base $37	+0.5pp $-21	+1.0pp $-81

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: $56,225
• Closing costs: $6,747
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
877 E Sycamore St Unit A Globe, AZ	2.0	2.0	1500	$2,000	$1.33	26d	1	0.68mi
877 E Sycamore St Unit C Globe, AZ	1.0	1.0	900	$1,450	$1.61	26d	1	0.68mi

Listing history 8 events

1. 2026-05-04
   price $235,900 489-char remark

   Show marketing remark (489 chars)

   This well-maintained 2-bedroom, 1-bath home is ready for its new owners. Conveniently located with easy access to Highway 60 and just minutes from downtown Globe, the property offers both accessibility and small-town charm. Enjoy beautiful views of the Pinal Mountains right from your home. Over the years, the property has been thoughtfully cared for, featuring a newer HVAC unit and upgrades throughout. A solid, move-in-ready option with comfort, convenience, and scenic surroundings.

2. 2026-04-03
   price $237,900 489-char remark

   Show marketing remark (489 chars)

   This well-maintained 2-bedroom, 1-bath home is ready for its new owners. Conveniently located with easy access to Highway 60 and just minutes from downtown Globe, the property offers both accessibility and small-town charm. Enjoy beautiful views of the Pinal Mountains right from your home. Over the years, the property has been thoughtfully cared for, featuring a newer HVAC unit and upgrades throughout. A solid, move-in-ready option with comfort, convenience, and scenic surroundings.

3. 2026-02-18
   listed $239,900 Active 489-char remark

   Show marketing remark (489 chars)

   This well-maintained 2-bedroom, 1-bath home is ready for its new owners. Conveniently located with easy access to Highway 60 and just minutes from downtown Globe, the property offers both accessibility and small-town charm. Enjoy beautiful views of the Pinal Mountains right from your home. Over the years, the property has been thoughtfully cared for, featuring a newer HVAC unit and upgrades throughout. A solid, move-in-ready option with comfort, convenience, and scenic surroundings.

4. 2010-01-07
   soldstatus $80,000
5. 2005-09-30
   soldstatus $65,000
6. 2000-02-03
   soldstatus $50,000
7. 1997-02-25
   soldstatus $32,000
8. 1988-10-12
   soldstatus $25,000

ⓘ 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: $938 · $78/mo
• Projected year-2 tax: $1,484 · $124/mo
• Expected delta: +$546/yr (+$45/mo · 58.2%)

ⓘ 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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 Heat 6/10 Major 7 d/yr ≥100°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: $21,087
• − Mortgage interest: −$12,598
• − Property taxes: −$938
• − Insurance: −$1,124
• − Repairs & maintenance: −$1,687
• − Management: −$1,687
• − Depreciation: −$6,543
• Taxable loss: −$3,491
• Est. tax savings @ 24.0%: +$838
• After-tax cash flow: $1,280/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: Globe Unified District (4208)
• NCES district ID: 0403500
• Math proficiency: 11% ▼ -11.00%
• Reading proficiency: 21% ▼ -5.00%
• Median HH income: $42,829
• Composite: 13.87/100
• National rank: #9485
• State rank: #206 of 249 in AZ

Livability — Globe

• Score: 62/100
• State rank: #145
• US rank: #17153

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Globe, AZ
• Population (ZIP): 12,353

Population outlook (Gila County) Hauer SSP2

• Today (2025): 50,229 people
• By 2030: 48,202 · -4.0%
• By 2040: 44,101 · -12.2%
• By 2050: 41,041 · -18.3%
• By 2075: 37,536 · -25.3%
• By 2100: 32,485 · -35.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.58)
• Race & ethnicity: White 54% Hispanic / Latino 36% Two or more races 16% Native American 5% Asian 2% Black 2%
• Hispanic origin (detail): Mexican 30%
• Common ancestry: Slovak 2% Italian 2% Serbian 1%
• Foreign-born: 5% · Canada
• Languages at home: 84% English-only · Spanish 12% Tagalog/Filipino 1%

Political lean MEDSL · Gila

• 2024 margin: Solid R (+37.6) · D 30.8% · R 68.4%
• 2008→2024 swing: -9.8pp toward R · 2008: -27.8pp · 2024: -37.6pp
• All cycles: 2024: R+37.6 2020: R+34.1 2016: R+32.4 2012: R+26.4 2008: R+27.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -40.96%
• Current HPI: 296.458
• 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

+843.6% since first listed

8 events — show timeline

• 2026-05-04 Price Changed $235,900 ARMLS
• 2026-04-03 Price Changed $237,900 ARMLS
• 2026-02-18 Listed $239,900 ARMLS
• 2010-01-07 Sold (Public Records) $80,000 Public Records
• 2005-09-30 Sold (Public Records) $65,000 Public Records
• 2000-02-03 Sold (Public Records) $50,000 Public Records
• 1997-02-25 Sold (Public Records) $32,000 Public Records
• 1988-10-12 Sold (Public Records) $25,000 Public Records

Property tax history

+3.6%/yr

Latest (2025): $938 · +5.9% YoY. Source: county tax records.