632 W 12th St · Florence, AZ 85132

$252,000

3 bd · 2.0 ba · 1,237 sqft · SingleFamily public records · 38 Days on market

Built 2005 5,251 sqft lot $204/sqft · 11% below area Est $284k · 11% under

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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 +12.6/30.0
• ARV discount +12.6/15.0
• DSCR +3.8/10.0
• Livability +3.0/5.0
• Rent growth +2.8/5.0
• 1% rule +2.5/10.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Nice starter home or investment property featuring greatroom floorplan, 3 bedrooms, 2 baths, ceiling fans, tile & carpet flooring, plant shelves, spacious eat-in kitchen with all appliances, and back yard ready for your landscape plan. Strictly an as-is sale with no SPDS or CLUE reports available. SUPRA LBX. See Realtor Remarks and Document Section for instructions.

Key facts

• New ac unit
• New exterior paint
• New water heater

Tags

• NEW EXTERIOR PAINT
• NEW AC UNIT
• NEW WATER HEATER
• NEW WATER FILTRATION SYSTEM
• NEW DUAL PANE WINDOWS
• CUSTOM BAR

Property features AI

Finance

• Financial info: Current financing: Conventional
• HOA & community: No association fees

Exterior

• Parking: Covered parking for 2 vehicles; 2-car garage
• Utilities: City water; Public sewer
• Home design: Single family residence; Fee simple ownership
• Construction: Stucco and wood-frame construction; Tile roof
• Exterior features: Shed(s); Gazebo; Additional storage; Block fencing; Gravel/stone front

Interior

• Kitchen: Built-in microwave; Laminate counters; Refrigerator; Dishwasher; Garbage disposal; Pantry
• Bedrooms: Up to 3 bedrooms
• Flooring: Carpet; Vinyl; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating; Central air conditioning; Ceiling fans
• Interior features: Eat-in kitchen; Vaulted ceilings; Full bathroom in master bedroom; Pantry; Storage
• Laundry & utility: Indoor laundry; Washer/dryer hookup only

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $252k.

Deal economics

• At list price, monthly cash flow is $-33 ($-392/yr) — negative.
• To cash-flow at today's rent, offer at most $246k (2.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $189k (24.8% below list).
• Recommended offer: $189k (24.8% below list) — sets the bar for 1% rule.
• Cap rate 6.1% vs local median 4.1% in Florence — 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 60/100 on livability (#187 in AZ) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, health & safety F.
• Florence Unified School District (4437) (rural): math 16% / reading 24% proficiency, ranked #178 of 249 in AZ (top 72%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Florence K-8 (math 17% / reading 23%, grade F, #742 of 1,109 statewide, top 67%, 771 students, 56% FRL); Florence High School (math 8% / reading 12%, grade F, #343 of 381 statewide, top 93%, 796 students, 44% FRL).
• Market conditions: Rents rising (+1.3%/yr); 737 active listings in the ZIP; 2 comparable units currently listed for rent nearby; solid renter incomes; 9,504 units permitted in Pinal County in 2024 (776 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 $8k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 38 days — a 3% lower offer ($244k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 21y ago 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.
• Current owner paid $38k; list at $252k implies a 572% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• 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 $189,452 (24.8% 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 38 days. Have you received any prior offers? Is the seller open to a 25% concession, seller financing, or rate buy-down credit?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 0.75% ✗
• Cap rate: 6.14%
• Cash-on-cash: -0.56%
• DSCR: 0.98
• GRM: 11.1

CMA / ARV

• ARV (median comp): $284,477
• List price: $252,000
• Delta: -11.42%
• 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
553 W 12th St	0.07mi	3/2.0	1,309 (+6%)	8mo	$285,000	$218	80
232 S Willow St	0.40mi	3/2.0	1,226 (-1%)	12mo	$228,000	$186	70
212 S Ash St	0.28mi	3/2.0	1,150 (-7%)	10mo	$263,575	$229	67
658 S Maricopa Rd	0.70mi	3/2.0	1,244 (+1%)	0mo	$299,900	$241	66
633 N Pinal St	0.64mi	2/2.0 (-1)	1,214 (-2%)	1mo	$230,000	$189	61
1072 W Elliot St	0.73mi	3/2.0	1,290 (+4%)	2mo	$254,123	$197	57
430 W Poston Cir	0.16mi	2/1.0 (-1)	1,057 (-15%)	3mo	$175,000	$166	57
184 S Mulberry St	0.22mi	2/2.0 (-1)	1,061 (-14%)	10mo	$250,000	$236	53
1081 W Gressinger St	0.72mi	3/2.0	1,290 (+4%)	9mo	$250,290	$194	52
724 S Maricopa Rd	0.73mi	3/2.0	1,125 (-9%)	3mo	$297,900	$265	49
640 S Maricopa Rd	0.70mi	3/2.0	1,125 (-9%)	7mo	$300,000	$267	47
175 S Matilda St	0.69mi	3/2.0	1,080 (-13%)	1mo	$243,000	$225	46

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 · 1.27% rent growth · sell at horizon

5-year hold

• IRR: -19.0%
• Equity multiple: 0.34×
• Total profit: $-46,262
• Equity at exit: $37,574

10-year hold

• IRR: -15.1%
• Equity multiple: 0.20×
• Total profit: $-56,228
• Equity at exit: $21,788

Cash invested: $70,560 (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 85132

• Home prices YoY: -5.2%
• Rents YoY: 1.3%
• Active inventory: 737
• Price-to-rent: 11.1×

Monthly cashflow live

• Estimated rent: $1,895 medium
• Mortgage (P&I): −$1,322
• Tax from tax record: −$103 /mo · $1,234/yr
• Insurance: −$105
• HOA: −$0
• Vacancy / Maint / Mgmt: −$398
• Net cashflow: $-33

Break-even live

Break-even rent $1,936

Max offer price $246,222

Occupancy floor 97%

Sensitivity live

Price	-10% $110	-5% $39	+0% $-33	+5% $-104	+10% $-175
Rent	-10% $-182	-5% $-108	+0% $-33	+5% $42	+10% $117
Rate	-1.0pp $94	-0.5pp $31	base $-33	+0.5pp $-98	+1.0pp $-164

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: $63,000
• Closing costs: $7,560
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
144 S Mulberry St Florence, AZ	3.0	2.0	1415	$1,495	$1.06	45d	1	0.22mi
479 W Geib Ave Florence, AZ	3.0	2.0	1154	$1,495	$1.30	0d	1	0.37mi

Listing history 31 events

1. 2026-06-21
   days on market $252,000 Active 38 DOM
2. 2026-06-18
   days on market $252,000 Active 35 DOM
3. 2026-06-17
   days on market $252,000 Active 34 DOM
4. 2026-06-16
   days on market $252,000 Active 33 DOM
5. 2026-06-15
   days on market $252,000 Active 32 DOM
6. 2026-06-13
   days on market $252,000 Active 30 DOM
7. 2026-06-13
   days on market $252,000 Active 29 DOM
8. 2026-06-09
   days on market $252,000 Active 26 DOM
9. 2026-06-08
   days on market $252,000 Active 25 DOM
10. 2026-06-07
    pricedays on market $252,000 Active 24 DOM
11. 2026-06-04
    days on market $259,000 Active 21 DOM
12. 2026-06-03
    days on market $259,000 Active 20 DOM
13. 2026-06-02
    days on market $259,000 Active 19 DOM
14. 2026-06-01
    days on market $259,000 Active 18 DOM
15. 2026-05-31
    days on market $259,000 Active 17 DOM
16. 2026-05-14
    listed $259,000 Active 412-char remark
17. 2010-10-27
    soldstatus $37,500 Closed 374-char remark

    Show marketing remark (374 chars)

    Nice starter home or investment property featuring greatroom floorplan, 3 bedrooms, 2 baths, ceiling fans, tile & carpet flooring, plant shelves, spacious eat-in kitchen with all appliances, and back yard ready for your landscape plan. Strictly an as-is sale with no SPDS or CLUE reports available. SUPRA LBX. See Realtor Remarks and Document Section for instructions.

18. 2010-09-28
    status Pending 374-char remark

    Show marketing remark (374 chars)

    Nice starter home or investment property featuring greatroom floorplan, 3 bedrooms, 2 baths, ceiling fans, tile & carpet flooring, plant shelves, spacious eat-in kitchen with all appliances, and back yard ready for your landscape plan. Strictly an as-is sale with no SPDS or CLUE reports available. SUPRA LBX. See Realtor Remarks and Document Section for instructions.

19. 2010-09-23
    historical Under Contract Accepting Backups 374-char remark

    Show marketing remark (374 chars)

    Nice starter home or investment property featuring greatroom floorplan, 3 bedrooms, 2 baths, ceiling fans, tile & carpet flooring, plant shelves, spacious eat-in kitchen with all appliances, and back yard ready for your landscape plan. Strictly an as-is sale with no SPDS or CLUE reports available. SUPRA LBX. See Realtor Remarks and Document Section for instructions.

20. 2010-09-13
    price $39,900 374-char remark

    Show marketing remark (374 chars)

    Nice starter home or investment property featuring greatroom floorplan, 3 bedrooms, 2 baths, ceiling fans, tile & carpet flooring, plant shelves, spacious eat-in kitchen with all appliances, and back yard ready for your landscape plan. Strictly an as-is sale with no SPDS or CLUE reports available. SUPRA LBX. See Realtor Remarks and Document Section for instructions.

21. 2010-08-13
    price $47,900 374-char remark

    Show marketing remark (374 chars)

    Nice starter home or investment property featuring greatroom floorplan, 3 bedrooms, 2 baths, ceiling fans, tile & carpet flooring, plant shelves, spacious eat-in kitchen with all appliances, and back yard ready for your landscape plan. Strictly an as-is sale with no SPDS or CLUE reports available. SUPRA LBX. See Realtor Remarks and Document Section for instructions.

22. 2010-07-16
    listed $57,500 Active 374-char remark

    Show marketing remark (374 chars)

    Nice starter home or investment property featuring greatroom floorplan, 3 bedrooms, 2 baths, ceiling fans, tile & carpet flooring, plant shelves, spacious eat-in kitchen with all appliances, and back yard ready for your landscape plan. Strictly an as-is sale with no SPDS or CLUE reports available. SUPRA LBX. See Realtor Remarks and Document Section for instructions.

23. 2006-05-26
    soldstatus $168,000
24. 2006-05-26
    soldstatus $168,000
25. 2005-09-08
    historical
26. 2005-04-07
    soldstatus $138,000
27. 2005-01-20
    listed $168,000
28. 2004-07-01
    soldstatus $580,700
29. 2003-06-27
    soldstatus $555,637
30. 2000-11-17
    soldstatus $1,250,000
31. 1999-12-30
    soldstatus $850,000

ⓘ 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: $1,234 · $103/mo
• Projected year-2 tax: $1,663 · $139/mo
• Expected delta: +$429/yr (+$36/mo · 34.7%)

ⓘ 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 6/10 Major
• 🌡 Heat 9/10 Extreme 7 d/yr ≥112°F today · 19 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: $22,734
• − Mortgage interest: −$14,116
• − Property taxes: −$1,234
• − Insurance: −$1,260
• − Repairs & maintenance: −$1,819
• − Management: −$1,819
• − Depreciation: −$7,331
• Taxable loss: −$4,844
• Est. tax savings @ 24.0%: +$1,163
• After-tax cash flow: $770/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: Florence Unified School District (4437)
• NCES district ID: 0402920
• Math proficiency: 16% ▼ -11.00%
• Reading proficiency: 24% ▼ -7.00%
• Median HH income: $54,426
• Composite: 18.31/100
• National rank: #8950
• State rank: #178 of 249 in AZ

Livability — Florence

• Score: 60/100
• State rank: #187
• US rank: #19483

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Florence, AZ
• County: Pinal County · 399,947 people
• City population: 38,671
• Metro: Phoenix-Mesa-Chandler, AZ
• Population (ZIP): 38,671
• Household income: $79,000
• Rent vs Own: 13.6% rent · 86.4% own
• Severe rent burden: 102.0

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 0.56)
• Race & ethnicity: White 59% Hispanic / Latino 28% Two or more races 9% Black 7% Native American 3%
• Hispanic origin (detail): Mexican 23%
• Common ancestry: Italian 5% Portuguese 2% Romanian 2%
• Foreign-born: 9% · Canada
• Languages at home: 79% English-only · Spanish 17% German/W. Germanic 1% Russian/Polish/Slavic 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: ▼ -12.75%
• Current HPI: 233.6644
• Rent YoY: ▲ 1.27%
• 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

-70.4% since first listed

17 events — show timeline

• 2026-06-06 Price Changed $252,000 ARMLS
• 2026-05-14 Listed $259,000 ARMLS
• 2010-10-27 Sold (MLS) $37,500 ARMLS
• 2010-09-28 Pending — ARMLS
• 2010-09-23 Contingent — ARMLS
• 2010-09-13 Price Changed $39,900 ARMLS
• 2010-08-13 Price Changed $47,900 ARMLS
• 2010-07-16 Listed $57,500 ARMLS
• 2006-05-26 Sold (Public Records) $168,000 Public Records
• 2006-05-26 Sold (Public Records) $168,000 Public Records
• 2005-09-08 Listing Removed — ARMLS
• 2005-04-07 Sold (Public Records) $138,000 Public Records
• 2005-01-20 Listed $168,000 ARMLS
• 2004-07-01 Sold (Public Records) $580,700 Public Records
• 2003-06-27 Sold (Public Records) $555,637 Public Records
• 2000-11-17 Sold (Public Records) $1,250,000 Public Records
• 1999-12-30 Sold (Public Records) $850,000 Public Records

Property tax history

-0.3%/yr

Latest (2025): $1,234 · +2.8% YoY. Source: county tax records.