32112 W Palo Verde St · Wittmann, AZ 85361

$335,000

3 bd · 2.0 ba · 1,312 sqft · Land · 166 Days on market

Built 2025 6,054 sqft lot $255/sqft · at area comps Est $340k · at est. ↓ 6% since listing

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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).

• Appreciation +10.0/10.0
• ARV discount +8.2/15.0
• Cash flow +6.7/30.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.7/10.0
• DSCR +0.9/10.0

Listing remarks MLS

CORNER LOT- RV GATE. Surround yourself with quality in this tasteful, brand-new 2025 home--never lived in! This beautifully designed residence offers 3 bedrooms and 2 bathrooms with an open, spacious layout. Enjoy a stunning kitchen featuring white cabinetry, modern finishes, VAULTED CEILING and plenty of storage. Ceiling fans throughout, elegant bathrooms with quartz countertops add comfort and style. The large primary suite boasts a generous walk-in closet, while the expansive living area is perfect for entertaining or relaxing. Additional highlights include energy-efficient dual-pane windows and quality craftsmanship throughout. Don't miss the opportunity to see this beautiful home

Key facts

• Walk-in closet
• Stunning kitchen
• Brand new home

Tags

• BRAND NEW HOME
• STUNNING KITCHEN
• WALK-IN CLOSET
• ENERGY-EFFICIENT WINDOWS
• QUALITY CRAFTSMANSHIP

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath land listed at $335k.

Deal economics

• At list price, monthly cash flow is $-538 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $257k (23.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $225k (32.8% below list).
• Recommended offer: $225k (32.8% below list) — sets the bar for 1% rule.
• Cap rate 4.4% vs local median 3.5% in Wittmann — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 50/100 on livability (#326 in AZ) — a working-class tenant base; expect higher turnover. Strengths: health & safety A+; Watch: employment C-, housing C-, amenities F.
• Nadaburg Unified School District (4252) (rural): math 30% / reading 37% proficiency, ranked #90 of 249 in AZ (top 36%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 373 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 36,011 units permitted in Maricopa County in 2024 (12,801 in 5+ unit buildings).

Forward outlook

• In year one you build about $36k of equity ($2k loan paydown + $34k appreciation (10.0% local appreciation)).
• Maricopa County population projected at +38% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 2, paydown + projected appreciation supports a ~$58k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 166 days — a 12% lower offer ($295k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $25k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $300; list at $335k implies a 111567% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk; extreme-heat days projected 6→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $225,000 (32.8% 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 166 days. Have you received any prior offers? Is the seller open to a 33% 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. 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: 0.67% ✗
• Cap rate: 4.37%
• Cash-on-cash: -6.88%
• DSCR: 0.69
• GRM: 12.4

CMA / ARV

• ARV (median comp): $340,000
• List price: $335,000
• Delta: -1.47%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 19.4%
• Equity multiple: 2.58×
• Total profit: $148,243
• Equity at exit: $301,795

10-year hold

• IRR: 17.9%
• Equity multiple: 5.94×
• Total profit: $463,546
• Equity at exit: $650,831

Cash invested: $93,800 (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 85361

• Home prices YoY: 19.4%
• Active inventory: 373
• Price-to-rent: 12.4×

Monthly cashflow live

• Estimated rent: $2,250 medium
• Mortgage (P&I): −$1,757
• Tax est. 1.5%: −$419 /mo · $5,025/yr
• Insurance: −$140
• HOA: −$0
• Vacancy / Maint / Mgmt: −$472
• Net cashflow: $-538

Break-even live

Break-even rent $2,931

Max offer price $257,207

Occupancy floor —

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: $83,750
• Closing costs: $10,050
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
21533 W Laura St Wittmann, AZ	3.0	2.0	1568	$2,250	$1.43	1d	1	0.23mi

Listing history 26 events

1. 2026-06-18
   days on market $335,000 Active 166 DOM
2. 2026-06-17
   days on market $335,000 Active 165 DOM
3. 2026-06-16
   days on market $335,000 Active 164 DOM
4. 2026-06-15
   days on market $335,000 Active 163 DOM
5. 2026-06-13
   days on market $335,000 Active 161 DOM
6. 2026-06-09
   days on market $335,000 Active 157 DOM
7. 2026-06-08
   days on market $335,000 Active 156 DOM
8. 2026-06-07
   days on market $335,000 Active 155 DOM
9. 2026-06-04
   days on market $335,000 Active 152 DOM
10. 2026-06-03
    days on market $335,000 Active 151 DOM
11. 2026-06-02
    days on market $335,000 Active 150 DOM
12. 2026-06-02
    price $335,000 Active 149 DOM
13. 2026-06-01
    days on market $340,000 Active 149 DOM
14. 2026-05-31
    days on market $340,000 Active 148 DOM
15. 2026-05-10
    price $340,000 696-char remark

    Show marketing remark (696 chars)

    CORNER LOT- RV GATE. Surround yourself with quality in this tasteful, brand-new 2025 home--never lived in! This beautifully designed residence offers 3 bedrooms and 2 bathrooms with an open, spacious layout. Enjoy a stunning kitchen featuring white cabinetry, modern finishes, VAULTED CEILING and plenty of storage. Ceiling fans throughout, elegant bathrooms with quartz countertops add comfort and style. The large primary suite boasts a generous walk-in closet, while the expansive living area is perfect for entertaining or relaxing. Additional highlights include energy-efficient dual-pane windows and quality craftsmanship throughout. Don't miss the opportunity to see this beautiful home

16. 2026-05-02
    price $342,500 696-char remark

    Show marketing remark (696 chars)

    CORNER LOT- RV GATE. Surround yourself with quality in this tasteful, brand-new 2025 home--never lived in! This beautifully designed residence offers 3 bedrooms and 2 bathrooms with an open, spacious layout. Enjoy a stunning kitchen featuring white cabinetry, modern finishes, VAULTED CEILING and plenty of storage. Ceiling fans throughout, elegant bathrooms with quartz countertops add comfort and style. The large primary suite boasts a generous walk-in closet, while the expansive living area is perfect for entertaining or relaxing. Additional highlights include energy-efficient dual-pane windows and quality craftsmanship throughout. Don't miss the opportunity to see this beautiful home

17. 2026-03-30
    price $345,000 696-char remark

    Show marketing remark (696 chars)

    CORNER LOT- RV GATE. Surround yourself with quality in this tasteful, brand-new 2025 home--never lived in! This beautifully designed residence offers 3 bedrooms and 2 bathrooms with an open, spacious layout. Enjoy a stunning kitchen featuring white cabinetry, modern finishes, VAULTED CEILING and plenty of storage. Ceiling fans throughout, elegant bathrooms with quartz countertops add comfort and style. The large primary suite boasts a generous walk-in closet, while the expansive living area is perfect for entertaining or relaxing. Additional highlights include energy-efficient dual-pane windows and quality craftsmanship throughout. Don't miss the opportunity to see this beautiful home

18. 2026-03-25
    price $349,000 696-char remark

    Show marketing remark (696 chars)

    CORNER LOT- RV GATE. Surround yourself with quality in this tasteful, brand-new 2025 home--never lived in! This beautifully designed residence offers 3 bedrooms and 2 bathrooms with an open, spacious layout. Enjoy a stunning kitchen featuring white cabinetry, modern finishes, VAULTED CEILING and plenty of storage. Ceiling fans throughout, elegant bathrooms with quartz countertops add comfort and style. The large primary suite boasts a generous walk-in closet, while the expansive living area is perfect for entertaining or relaxing. Additional highlights include energy-efficient dual-pane windows and quality craftsmanship throughout. Don't miss the opportunity to see this beautiful home

19. 2026-03-13
    price $350,000 696-char remark

    Show marketing remark (696 chars)

    CORNER LOT- RV GATE. Surround yourself with quality in this tasteful, brand-new 2025 home--never lived in! This beautifully designed residence offers 3 bedrooms and 2 bathrooms with an open, spacious layout. Enjoy a stunning kitchen featuring white cabinetry, modern finishes, VAULTED CEILING and plenty of storage. Ceiling fans throughout, elegant bathrooms with quartz countertops add comfort and style. The large primary suite boasts a generous walk-in closet, while the expansive living area is perfect for entertaining or relaxing. Additional highlights include energy-efficient dual-pane windows and quality craftsmanship throughout. Don't miss the opportunity to see this beautiful home

20. 2026-01-28
    price $355,000 696-char remark

    Show marketing remark (696 chars)

    CORNER LOT- RV GATE. Surround yourself with quality in this tasteful, brand-new 2025 home--never lived in! This beautifully designed residence offers 3 bedrooms and 2 bathrooms with an open, spacious layout. Enjoy a stunning kitchen featuring white cabinetry, modern finishes, VAULTED CEILING and plenty of storage. Ceiling fans throughout, elegant bathrooms with quartz countertops add comfort and style. The large primary suite boasts a generous walk-in closet, while the expansive living area is perfect for entertaining or relaxing. Additional highlights include energy-efficient dual-pane windows and quality craftsmanship throughout. Don't miss the opportunity to see this beautiful home

21. 2026-01-05
    status Active 696-char remark

    Show marketing remark (696 chars)

    CORNER LOT- RV GATE. Surround yourself with quality in this tasteful, brand-new 2025 home--never lived in! This beautifully designed residence offers 3 bedrooms and 2 bathrooms with an open, spacious layout. Enjoy a stunning kitchen featuring white cabinetry, modern finishes, VAULTED CEILING and plenty of storage. Ceiling fans throughout, elegant bathrooms with quartz countertops add comfort and style. The large primary suite boasts a generous walk-in closet, while the expansive living area is perfect for entertaining or relaxing. Additional highlights include energy-efficient dual-pane windows and quality craftsmanship throughout. Don't miss the opportunity to see this beautiful home

22. 2026-01-05
    status Pending 696-char remark

    Show marketing remark (696 chars)

    CORNER LOT- RV GATE. Surround yourself with quality in this tasteful, brand-new 2025 home--never lived in! This beautifully designed residence offers 3 bedrooms and 2 bathrooms with an open, spacious layout. Enjoy a stunning kitchen featuring white cabinetry, modern finishes, VAULTED CEILING and plenty of storage. Ceiling fans throughout, elegant bathrooms with quartz countertops add comfort and style. The large primary suite boasts a generous walk-in closet, while the expansive living area is perfect for entertaining or relaxing. Additional highlights include energy-efficient dual-pane windows and quality craftsmanship throughout. Don't miss the opportunity to see this beautiful home

23. 2026-01-03
    listed $360,000 Active 696-char remark

    Show marketing remark (696 chars)

    CORNER LOT- RV GATE. Surround yourself with quality in this tasteful, brand-new 2025 home--never lived in! This beautifully designed residence offers 3 bedrooms and 2 bathrooms with an open, spacious layout. Enjoy a stunning kitchen featuring white cabinetry, modern finishes, VAULTED CEILING and plenty of storage. Ceiling fans throughout, elegant bathrooms with quartz countertops add comfort and style. The large primary suite boasts a generous walk-in closet, while the expansive living area is perfect for entertaining or relaxing. Additional highlights include energy-efficient dual-pane windows and quality craftsmanship throughout. Don't miss the opportunity to see this beautiful home

24. 1991-06-13
    soldstatus $300
25. 1991-06-13
    soldstatus $300
26. 1991-05-14
    soldstatus $300

ⓘ 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 7/10 Severe
• 🌡 Heat 8/10 Severe 6 d/yr ≥112°F today · 16 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: $27,000
• − Mortgage interest: −$18,765
• − Property taxes: −$5,025
• − Insurance: −$1,675
• − Repairs & maintenance: −$2,160
• − Management: −$2,160
• − Depreciation: −$9,745
• Taxable loss: −$12,531
• Est. tax savings @ 24.0%: +$3,007
• After-tax cash flow: $-3,444/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: Nadaburg Unified School District (4252)
• NCES district ID: 0405460
• Math proficiency: 30% ▼ -4.00%
• Reading proficiency: 37% ▼ -1.00%
• Median HH income: $56,864
• Composite: 29.74/100
• National rank: #6443
• State rank: #90 of 249 in AZ

Livability — Wittmann

• Score: 50/100
• State rank: #326
• US rank: #25597

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Wittmann, AZ
• Population (ZIP): 8,107

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: Majority White (59%)
• Race & ethnicity: White 59% Hispanic / Latino 33% Two or more races 17% Native American 2% Black 1%
• Hispanic origin (detail): Mexican 25%
• Common ancestry: Romanian 3% Iranian 1% Italian 1%
• Foreign-born: 12% · Canada
• Languages at home: 70% English-only · Spanish 27% German/W. Germanic 1% Other Asian/Pacific 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: ▲ 77.69%
• Current HPI: 479.0154
• 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

-5.6% since first listed

12 events — show timeline

• 2026-05-10 Price Changed $340,000 ARMLS
• 2026-05-02 Price Changed $342,500 ARMLS
• 2026-03-30 Price Changed $345,000 ARMLS
• 2026-03-25 Price Changed $349,000 ARMLS
• 2026-03-13 Price Changed $350,000 ARMLS
• 2026-01-28 Price Changed $355,000 ARMLS
• 2026-01-05 Relisted — ARMLS
• 2026-01-05 Pending — ARMLS
• 2026-01-03 Listed $360,000 ARMLS
• 1991-06-13 Sold (Public Records) $300 Public Records
• 1991-06-13 Sold (Public Records) $300 Public Records
• 1991-05-14 Sold (Public Records) $300 Public Records

Property tax history

-3.4%/yr

Latest (2025): $108 · -9.2% YoY. Source: county tax records.