Hope Plan 2256 Plan · Maricopa, AZ 85138

$263,540

3 bd · 2.0 ba · 1,109 sqft · SingleFamily · 324 Days on market

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Why this score? — see what drove the F 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 +7.5/15.0
• Cash flow +5.4/30.0
• Appreciation +4.6/10.0
• Livability +3.6/5.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0
• 1% rule +1.0/10.0
• DSCR +0.0/10.0

Listing remarks MLS

This new three-story home offers convenient single-story living, perfect for modern lifestyles. An open-concept layout blends the kitchen, living and dining areas for seamless transitions and multitasking. All three bedrooms are tucked away to the side of the home for improved comfort and privacy, including a lavish owner's suite at the back of the home.

Key facts

• Owner's suite
• Open-concept layout
• Three-story home

Tags

• OPEN-CONCEPT LAYOUT
• KITCHEN LIVING DINING AREAS
• THREE-STORY HOME
• OWNER'S SUITE

🏗️ New construction. The $263,540 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $322,137.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $264k.

Deal economics

• At list price, monthly cash flow is $-703 ($-8k/yr) — negative.
• To cash-flow at today's rent, offer at most $220k (16.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $193k (26.8% below list).
• Recommended offer: $193k (26.8% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 72/100 on livability (#28 in AZ) — a middle-class / working-renter tenant base. Strengths: housing A+, employment A-, crime B+; Watch: amenities F, commute F, health & safety F.
• Maricopa Unified School District (4441) (town): math 20% / reading 29% proficiency, ranked #128 of 249 in AZ (top 51%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Santa Cruz Elementary School (math 27% / reading 34%, grade F, #536 of 1,109 statewide, top 49%, 764 students, 59% FRL); Desert Wind Middle School (math 14% / reading 26%, grade F, #127 of 218 statewide, top 60%, 817 students, 52% FRL).
• Market conditions: Rents rising (+1.8%/yr); 862 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals leasing fast (median 3d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 9,504 units permitted in Pinal County in 2024 (776 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-0.9%/yr); year-one equity from $2k of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 324 days — a 12% lower offer ($232k) is reasonable based on typical stale-listing flexibility.

Recommended offer $192,871 (26.8% 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. It's been on market 324 days. Have you received any prior offers? Is the seller open to a 27% concession, seller financing, or rate buy-down credit?
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 B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 0.60% ✗
• Cap rate: 3.68%
• Cash-on-cash: -9.35%
• DSCR: 0.58
• GRM: 13.9

CMA / ARV

• ARV (median comp): $322,137
• List price: $263,540
• Delta: -18.19%
• 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
36075 W Charity Pl	0.17mi	3/2.0	1,109 (0%)	0mo	$259,740	$234	92
36056 W Charity Pl	0.19mi	3/2.0	1,109 (0%)	1mo	$245,000	$221	90
36107 W Maddaloni Ave	0.00mi	3/2.0	1,210 (+9%)	1mo	$260,000	$215	84
36225 W Mediterranean Way	0.10mi	3/2.0	1,177 (+6%)	2mo	$285,190	$242	84
36238 W Mediterranean Way	0.12mi	3/2.0	1,177 (+6%)	2mo	$279,990	$238	83
17500 N Toledo Ave	0.23mi	3/2.0	1,177 (+6%)	2mo	$286,000	$243	78
17653 N Del Mar Ave	0.24mi	3/2.0	1,177 (+6%)	1mo	$277,540	$236	78
36066 W Charity Pl	0.18mi	3/2.0	1,210 (+9%)	1mo	$266,390	$220	76
36023 W Maddaloni Ave	0.20mi	3/2.0	1,210 (+9%)	1mo	$259,740	$215	74
36795 W Mondragone Ln	0.30mi	3/2.0	1,192 (+8%)	1mo	$258,000	$216	73
17428 N Del Mar Ave	0.09mi	2/2.0 (-1)	969 (-13%)	1mo	$259,990	$268	68
36205 W Mediterranean Way	0.11mi	2/2.0 (-1)	969 (-13%)	1mo	$274,690	$283	68

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-0.89% appreciation · 1.78% rent growth · sell at horizon

5-year hold

• IRR: -18.2%
• Equity multiple: 0.23×
• Total profit: $-69,675
• Equity at exit: $79,500

10-year hold

• IRR: -12.6%
• Equity multiple: -0.10×
• Total profit: $-99,601
• Equity at exit: $84,972

Cash invested: $90,198 (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 85138

• Home prices YoY: -0.3%
• Rents YoY: 1.8%
• Active inventory: 862
• Price-to-rent: 11.4×

Monthly cashflow live

• Estimated rent: $1,929 high
• Mortgage (P&I): −$1,689
• Tax est. 1.5%: −$403 /mo · $4,832/yr
• Insurance: −$134
• HOA: −$0
• Vacancy / Maint / Mgmt: −$405
• Net cashflow: $-703

Break-even live

Break-even rent $2,818

Max offer price $220,479

Occupancy floor —

Sensitivity live

Price	-10% $-480	-5% $-591	+0% $-703	+5% $-814	+10% $-925
Rent	-10% $-855	-5% $-779	+0% $-703	+5% $-626	+10% $-550
Rate	-1.0pp $-540	-0.5pp $-621	base $-703	+0.5pp $-786	+1.0pp $-871

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: $80,534
• Closing costs: $9,664
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
36355 W Mediterranean Way Maricopa, AZ	3.0	2.0	1411	$2,050	$1.45	0d	1	0.04mi
36355 W Mediterranean Way Maricopa, AZ	3.0	2.0	1411	$2,050	$1.45	3d	1	0.04mi
17589 N Del Mar Ave Maricopa, AZ	3.0	2.0	1177	$1,895	$1.61	46d	1	0.19mi
36605 W Mondragone Ln Maricopa, AZ	3.0	2.0	1170	$1,595	$1.36	12d	1	0.19mi
36837 W Mediterranean Way Maricopa, AZ	3.0	2.0	1278	$1,595	$1.25	0d	1	0.32mi
36837 W Mediterranean Way Maricopa, AZ	3.0	2.0	1278	$1,695	$1.33	45d	1	0.32mi
37078 W Mondragone Ln Maricopa, AZ	3.0	2.0	1409	$1,600	$1.14	0d	1	0.48mi
37128 W Mondragone Ln Maricopa, AZ	3.0	2.0	1409	$1,450	$1.03	45d	1	0.51mi
35480 W San Capistrano Ave Maricopa, AZ	3.0	2.0	1402	$1,685	$1.20	0d	1	0.87mi
35448 W Santa Barbara Ave Maricopa, AZ	3.0	2.0	1327	$1,600	$1.21	13d	1	0.97mi
19270 N Costa Verdez Ave Maricopa, AZ	3.0	2.0	1220	$1,610	$1.32	45d	1	1.22mi
19270 N Costa Verdez Ave Maricopa, AZ	3.0	2.0	1220	$1,645	$1.35	0d	1	1.22mi
36635 W Honeycutt Rd Maricopa, AZ	1.0–3.0	1.0–2.0	972	$2,259	$2.32	0d	83	1.36mi

Listing history 21 events

1. 2026-06-21
   days on market $263,540 Active 324 DOM
2. 2026-06-18
   days on market $263,540 Active 321 DOM
3. 2026-06-17
   pricedays on market $263,540 Active 320 DOM
4. 2026-06-16
   days on market $262,540 Active 319 DOM
5. 2026-06-15
   days on market $262,540 Active 318 DOM
6. 2026-06-13
   days on market $262,540 Active 316 DOM
7. 2026-06-13
   days on market $262,540 Active 315 DOM
8. 2026-06-09
   days on market $262,540 Active 312 DOM
9. 2026-06-08
   days on market $262,540 Active 311 DOM
10. 2026-06-07
    days on market $262,540 Active 310 DOM
11. 2026-06-04
    days on market $262,540 Active 307 DOM
12. 2026-06-03
    days on market $262,540 Active 306 DOM
13. 2026-06-02
    pricedays on market $262,540 Active 305 DOM
14. 2026-06-01
    days on market $260,540 Active 304 DOM
15. 2026-05-31
    days on market $260,540 Active 303 DOM
16. 2026-05-04
    price $259,540 356-char remark

    Show marketing remark (356 chars)

    This new three-story home offers convenient single-story living, perfect for modern lifestyles. An open-concept layout blends the kitchen, living and dining areas for seamless transitions and multitasking. All three bedrooms are tucked away to the side of the home for improved comfort and privacy, including a lavish owner's suite at the back of the home.

17. 2026-03-17
    price $258,540 356-char remark

    Show marketing remark (356 chars)

    This new three-story home offers convenient single-story living, perfect for modern lifestyles. An open-concept layout blends the kitchen, living and dining areas for seamless transitions and multitasking. All three bedrooms are tucked away to the side of the home for improved comfort and privacy, including a lavish owner's suite at the back of the home.

18. 2026-01-13
    price $258,290 356-char remark

    Show marketing remark (356 chars)

    This new three-story home offers convenient single-story living, perfect for modern lifestyles. An open-concept layout blends the kitchen, living and dining areas for seamless transitions and multitasking. All three bedrooms are tucked away to the side of the home for improved comfort and privacy, including a lavish owner's suite at the back of the home.

19. 2025-11-11
    price $257,790 356-char remark

    Show marketing remark (356 chars)

    This new three-story home offers convenient single-story living, perfect for modern lifestyles. An open-concept layout blends the kitchen, living and dining areas for seamless transitions and multitasking. All three bedrooms are tucked away to the side of the home for improved comfort and privacy, including a lavish owner's suite at the back of the home.

20. 2025-09-16
    price $257,490 356-char remark

    Show marketing remark (356 chars)

    This new three-story home offers convenient single-story living, perfect for modern lifestyles. An open-concept layout blends the kitchen, living and dining areas for seamless transitions and multitasking. All three bedrooms are tucked away to the side of the home for improved comfort and privacy, including a lavish owner's suite at the back of the home.

21. 2025-08-01
    listed $256,990 Active 356-char remark

    Show marketing remark (356 chars)

    This new three-story home offers convenient single-story living, perfect for modern lifestyles. An open-concept layout blends the kitchen, living and dining areas for seamless transitions and multitasking. All three bedrooms are tucked away to the side of the home for improved comfort and privacy, including a lavish owner's suite at the back of the home.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $23,145
• − Mortgage interest: −$18,045
• − Property taxes: −$4,832
• − Insurance: −$1,611
• − Repairs & maintenance: −$1,852
• − Management: −$1,852
• − Depreciation: −$9,371
• Taxable loss: −$14,417
• Est. tax savings @ 24.0%: +$3,460
• After-tax cash flow: $-4,970/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: Maricopa Unified School District (4441)
• NCES district ID: 0404720
• Math proficiency: 20% ▼ -18.00%
• Reading proficiency: 29% ▼ -9.00%
• Median HH income: $63,725
• Composite: 22.92/100
• National rank: #7993
• State rank: #128 of 249 in AZ

Livability — Maricopa

• Score: 72/100
• State rank: #28
• US rank: #5943

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Maricopa, AZ
• County: Pinal County · 399,947 people
• City population: 76,044
• Metro: Phoenix-Mesa-Chandler, AZ
• Population (ZIP): 55,260
• Household income: $95,867
• Rent vs Own: 17.7% rent · 82.3% own
• Severe rent burden: 432.0

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 0.69)
• Race & ethnicity: White 45% Hispanic / Latino 30% Two or more races 17% Black 13% Native American 3% Asian 3% Pacific Islander 1%
• Hispanic origin (detail): Mexican 26% Puerto Rican 1%
• Common ancestry: Lithuanian 2% Romanian 2% Italian 2%
• Foreign-born: 10% · Canada
• Languages at home: 79% English-only · Spanish 16% Other Asian/Pacific 1% 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: ▼ -0.89%
• Current HPI: 258.1461
• Rent YoY: ▲ 1.78%
• 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

+1.0% since first listed

6 events — show timeline

• 2026-05-04 Price Changed $259,540 Zillow
• 2026-03-17 Price Changed $258,540 Zillow
• 2026-01-13 Price Changed $258,290 Zillow
• 2025-11-11 Price Changed $257,790 Zillow
• 2025-09-16 Price Changed $257,490 Zillow
• 2025-08-01 Listed $256,990 Zillow