18135 W Shiloh Ave · Goodyear, AZ 85338

$578,995

3 bd · 2.5 ba · 2,390 sqft · Land · 54 Days on market

Built 2026 8,449 sqft lot $164/mo HOA · 7% of rent ↓ 3% since listing

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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
• Livability +3.8/5.0
• Schools +2.8/10.0
• Condition / age +2.5/5.0
• Rent growth +2.3/5.0
• Cash flow +1.3/30.0
• 1% rule +0.0/10.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this inspiring Deacon home. Included features: an inviting covered entry; a versatile flex room; a gourmet kitchen boasting a walk-in pantry, a spacious island, quartz countertops, and stainless-steel gas appliances; an airy great room; a dining area that overlooks a covered patio; a lavish primary suite showcasing an expansive walk-in closet and a deluxe bath with double sinks and a walk-in shower; two secondary bedrooms; a shared full bathroom with dual sinks; a powder room; and a centrally located laundry. You'll also appreciate the airy 9' ceilings, concrete-paver driveway, and backyard fencing. Learn more today!

Key facts

• Gourmet kitchen
• Covered entry
• Open flex room

Tags

• COVERED ENTRY
• OPEN FLEX ROOM
• GOURMET KITCHEN
• WALK-IN PANTRY
• ELEGANT GREAT ROOM
• SECLUDED PRIMARY SUITE

Property features AI

Finance

• HOA & community: Homeowners association with a monthly fee of $164; HOA covers grounds maintenance; Community amenities include a playground and biking/walking path

Exterior

• Parking: 3 garage spaces; 3 covered parking spaces; 3 open parking spaces; Tandem garage; Garage door opener; Over-height garage; RV garage
• Utilities: City water; Public sewer
• Home design: Single-family residence; Fee simple ownership; Under construction
• Construction: Stucco and wood frame construction with painted and stone accents
• Exterior features: Block fencing; Desert front yard; Dirt back yard; Automatic timer irrigation in front yard; Tile roof

Interior

• Kitchen: Built-in microwave; Dishwasher; Disposal; Kitchen island; Walk-in pantry
• Bedrooms: Up to 4 bedrooms
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Natural gas heating; Central air conditioning; ENERGY STAR qualified HVAC equipment; Low-emissivity, dual-pane ENERGY STAR windows with vinyl frames
• Interior features: Double vanity; Eat-in kitchen; Breakfast bar; 9+ foot flat ceilings; No interior steps; Kitchen island; Pantry; Master bedroom with 3/4 bath
• Laundry & utility: Laundry inside with washer/dryer hook-ups; Tankless hot water heater

🏗️ New construction. The $578,995 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $565,998.

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath land listed at $579k.

Deal economics

• At list price, monthly cash flow is $-2k ($-27k/yr) — negative.
• To cash-flow at today's rent, offer at most $240k (58.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $231k (60.1% below list).
• Recommended offer: $231k (60.1% below list) — sets the bar for 1% rule.
• Cap rate 1.5% vs local median 3.0% in Goodyear — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

Location & tenants

• Location reads 76/100 on livability (#15 in AZ, #3,737 nationally) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, crime B+; Watch: health & safety D+, cost of living D, amenities F.
• Liberty Elementary District (4266) (rural): math 26% / reading 33% proficiency, ranked #100 of 249 in AZ (top 40%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Las Brisas Academy (math 29% / reading 33%, grade F, #525 of 1,109 statewide, top 48%, 655 students, 47% FRL); Estrella Foothills High School (math 29% / reading 41%, grade F, #93 of 381 statewide, top 25%, 1,398 students, 28% FRL) — zoned schools at 37% FRL track the district average.
• Market conditions: Rents soft (-0.7%/yr); 1104 active listings in the ZIP; 23 comparable units currently listed for rent nearby; rentals leasing fast (median 4d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 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 $4k of loan paydown is wiped out by about $17k 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 54 days — a 3% lower offer ($562k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $230,917 (60.1% 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. It's been on market 54 days. Have you received any prior offers? Is the seller open to a 60% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 0.41% ✗
• Cap rate: 1.52%
• Cash-on-cash: -17.05%
• DSCR: 0.24
• GRM: 20.4

CMA / ARV

• ARV (median comp): $565,998
• List price: $578,995
• Delta: 2.30%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -53.2%
• Equity multiple: -0.53×
• Total profit: $-241,730
• Equity at exit: $84,392

10-year hold

• IRR: —
• Equity multiple: -1.65×
• Total profit: $-420,723
• Equity at exit: $48,937

Cash invested: $158,479 (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 85338

• Home prices YoY: -23.9%
• Rents YoY: -0.7%
• Active inventory: 1104
• Price-to-rent: 20.9×

Monthly cashflow live

• Estimated rent: $2,309 high
• Mortgage (P&I): −$2,968
• Tax est. 1.5%: −$707 /mo · $8,490/yr
• Insurance: −$236
• HOA: −$164
• Vacancy / Maint / Mgmt: −$485
• Net cashflow: $-2,251

Break-even live

Break-even rent $5,159

Max offer price $240,241

Occupancy floor —

Sensitivity live

Price	-10% $-1,860	-5% $-2,056	+0% $-2,251	+5% $-2,447	+10% $-2,642
Rent	-10% $-2,434	-5% $-2,342	+0% $-2,251	+5% $-2,160	+10% $-2,069
Rate	-1.0pp $-1,966	-0.5pp $-2,107	base $-2,251	+0.5pp $-2,398	+1.0pp $-2,547

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: $141,499
• Closing costs: $16,980
• Reserves months: —
• Total cash needed: —

Rent comps 23 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
17456 W Ashley Dr Goodyear, AZ	3.0	2.0	1762	$2,350	$1.33	0d	1	0.24mi
3150 S 180th Ln Goodyear, AZ	4.0	3.0	2083	$2,300	$1.10	45d	1	0.55mi
2506 S 186th Dr Goodyear, AZ	4.0	3.0	3100	$30,000	$9.68	0d	1	0.62mi
3349 S 179th Dr Goodyear, AZ	3.0	2.5	1890	$2,095	$1.11	0d	1	0.70mi
3382 S 179th Dr Goodyear, AZ	3.0	2.5	1706	$2,000	$1.17	6d	1	0.71mi
18649 W Williams St Goodyear, AZ	4.0	2.5	2822	$2,695	$0.95	4d	1	0.75mi
18649 W Williams St Goodyear, AZ	4.0	2.5	2822	$2,695	$0.95	6d	1	0.75mi
3534 S 182nd Ln Goodyear, AZ	3.0	2.0	1727	$2,150	$1.24	26d	1	0.80mi
17458 W Hilton Ave Goodyear, AZ	4.0	2.5	2489	$2,351	$0.94	0d	1	0.88mi
18620 W Larkspur Dr Goodyear, AZ	4.0	2.0	1734	$1,975	$1.14	12d	1	0.92mi
1036 S 177th Dr Goodyear, AZ	3.0	2.0	1641	$1,995	$1.22	0d	1	0.93mi
1036 S 177th Dr Goodyear, AZ	3.0	2.0	1641	$2,000	$1.22	18d	1	0.93mi
18582 W Vogel Ave Goodyear, AZ	4.0	2.0	1734	$2,026	$1.17	4d	1	0.93mi
3422 S 176th Dr Goodyear, AZ	4.0	3.0	2647	$3,350	$1.27	0d	1	0.98mi
3435 S 177th Dr Goodyear, AZ	3.0	2.0	1971	$2,195	$1.11	12d	1	1.02mi
17421 W Papago St Goodyear, AZ	4.0	2.5	2522	$2,600	$1.03	17d	1	1.06mi
17415 W Yavapai St Goodyear, AZ	4.0	2.0	2277	$2,295	$1.01	18d	1	1.10mi
17430 W Yavapai St Goodyear, AZ	4.0	2.5	2277	$1,995	$0.88	0d	1	1.10mi
3913 S 185th Ln Goodyear, AZ	4.0	2.0	1739	$2,195	$1.26	0d	1	1.11mi
4052 S 185th Ave Goodyear, AZ	3.0	2.0	2046	$1,995	$0.98	26d	1	1.23mi
4119 S 186th Ave Goodyear, AZ	4.0	3.0	2977	$2,350	$0.79	45d	1	1.30mi
17260 W Navajo St Goodyear, AZ	4.0	2.0	1599	$2,250	$1.41	0d	1	1.30mi
18233 W Pueblo Ave Goodyear, AZ	4.0	3.0	2100	$2,300	$1.10	0d	1	1.32mi

HOA detail

• Monthly dues: $164 · $1,968/yr
• Likely covers: gas

Listing history 18 events

1. 2026-06-21
   days on market $578,995 Active 54 DOM
2. 2026-06-18
   days on market $578,995 Active 51 DOM
3. 2026-06-17
   days on market $578,995 Active 50 DOM
4. 2026-06-16
   days on market $578,995 Active 49 DOM
5. 2026-06-15
   days on market $578,995 Active 48 DOM
6. 2026-06-13
   days on market $578,995 Active 46 DOM
7. 2026-06-13
   days on market $578,995 Active 45 DOM
8. 2026-06-09
   days on market $578,995 Active 42 DOM
9. 2026-06-08
   days on market $578,995 Active 41 DOM
10. 2026-06-07
    days on market $578,995 Active 40 DOM
11. 2026-06-04
    days on market $578,995 Active 37 DOM
12. 2026-06-03
    days on market $578,995 Active 36 DOM
13. 2026-06-02
    days on market $578,995 Active 35 DOM
14. 2026-06-01
    days on market $578,995 Active 34 DOM
15. 2026-05-31
    days on market $578,995 Active 33 DOM
16. 2026-05-14
    price $593,995 635-char remark

    Show marketing remark (635 chars)

    Welcome to this inspiring Deacon home. Included features: an inviting covered entry; a versatile flex room; a gourmet kitchen boasting a walk-in pantry, a spacious island, quartz countertops, and stainless-steel gas appliances; an airy great room; a dining area that overlooks a covered patio; a lavish primary suite showcasing an expansive walk-in closet and a deluxe bath with double sinks and a walk-in shower; two secondary bedrooms; a shared full bathroom with dual sinks; a powder room; and a centrally located laundry. You'll also appreciate the airy 9' ceilings, concrete-paver driveway, and backyard fencing. Learn more today!

17. 2026-05-01
    listed $595,995 Active 635-char remark

    Show marketing remark (635 chars)

    Welcome to this inspiring Deacon home. Included features: an inviting covered entry; a versatile flex room; a gourmet kitchen boasting a walk-in pantry, a spacious island, quartz countertops, and stainless-steel gas appliances; an airy great room; a dining area that overlooks a covered patio; a lavish primary suite showcasing an expansive walk-in closet and a deluxe bath with double sinks and a walk-in shower; two secondary bedrooms; a shared full bathroom with dual sinks; a powder room; and a centrally located laundry. You'll also appreciate the airy 9' ceilings, concrete-paver driveway, and backyard fencing. Learn more today!

18. 2026-04-28
    listed $595,995 Active 567-char remark

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥113°F today · 20 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: $27,710
• − Mortgage interest: −$31,705
• − Property taxes: −$8,490
• − Insurance: −$2,830
• − Repairs & maintenance: −$2,217
• − Management: −$2,217
• − HOA: −$1,968
• − Depreciation: −$16,465
• Taxable loss: −$38,181
• Est. tax savings @ 24.0%: +$9,164
• After-tax cash flow: $-17,851/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: Liberty Elementary District (4266)
• NCES district ID: 0404320
• Math proficiency: 26% ▼ -17.00%
• Reading proficiency: 33% ▼ -8.00%
• Median HH income: $71,731
• Composite: 27.84/100
• National rank: #6881
• State rank: #100 of 249 in AZ

Livability — Goodyear

• Score: 76/100
• State rank: #15
• US rank: #3737

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Goodyear, AZ
• County: Maricopa County · 4,537,380 people
• City population: 107,865
• Metro: Phoenix-Mesa-Chandler, AZ
• Population (ZIP): 67,451
• Household income: $101,744
• Rent vs Own: 22.7% rent · 77.3% own
• Severe rent burden: 1300.0

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 0.61)
• Race & ethnicity: White 48% Hispanic / Latino 39% Two or more races 19% Black 6% Asian 3% Native American 1%
• Hispanic origin (detail): Mexican 34%
• Common ancestry: Romanian 2% Slovak 2% Lithuanian 2%
• Foreign-born: 10% · Canada
• Languages at home: 76% English-only · Spanish 21% Other Indo-European 1% Tagalog/Filipino 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: ▼ -79.22%
• Current HPI: 252.0828
• Rent YoY: ▼ -0.66%
• 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

-2.9% since first listed

6 events — show timeline

• 2026-05-29 Price Changed $578,995 ARMLS
• 2026-05-27 Price Changed $578,995 Zillow
• 2026-05-21 Price Changed $593,995 ARMLS
• 2026-05-14 Price Changed $593,995 Zillow
• 2026-05-01 Listed $595,995 Zillow
• 2026-04-28 Listed $595,995 ARMLS

Property tax history

+1.4%/yr

Latest (2025): $61 · +3.6% YoY. Source: county tax records.