17170 W Butler Ave · Glendale, AZ 85355

$413,900

3 bd · 3.0 ba · 1,753 sqft · SingleFamily public records · 96 Days on market

Built 2017 5,750 sqft lot $236/sqft · 6% below area Est $442k · 6% under $126/mo HOA · 4% of rent ↓ 1% since listing

---

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).

• ARV discount +10.4/15.0
• Cash flow +10.3/30.0
• Livability +3.8/5.0
• Schools +3.3/10.0
• DSCR +3.0/10.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• 1% rule +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

OWNED Solar, Move-in ready and vewings starting May 17! This is one of the best values in Granite Vista, offering owned solar, a flexible den, stylish finishes, and a bright open layout at a price hard to match. Why wait and pay more for new construction when this home already includes the upgrades buyers want, plus washer, dryer, and a lender-paid 1% incentive toward qualified buyer closing costs or rate buydown. Enjoy granite counters, stainless appliances, generous kitchen space, a covered patio, landscaped backyard, and inviting front porch charm. Smart, efficient, versatile, and priced to make sense--this is the kind of value buyers have been waiting for.

Key facts

• 5,750 sq ft lot
• 2 garage spots
• Built 2017

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath single-family listed at $414k.

Deal economics

• At list price, monthly cash flow is $-225 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $374k (9.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $299k (27.7% below list).
• Recommended offer: $299k (27.7% below list) — sets the bar for 1% rule.
• Cap rate 5.6% vs local median 3.5% in Glendale — 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 76/100 on livability (#12 in AZ, #3,235 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, housing A+, amenities B; Watch: health & safety D+, crime F.
• Dysart Unified District (4243) (suburban): math 34% / reading 40% proficiency, ranked #73 of 249 in AZ (top 29%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Luke Elementary School (math 26% / reading 32%, grade F, #570 of 1,109 statewide, top 52%, 623 students, 55% FRL); Shadow Ridge High School (math 34% / reading 39%, grade F, #88 of 381 statewide, top 24%, 2,323 students, 21% FRL) — zoned schools at 38% FRL track the district average.
• Market conditions: Rents rising (+1.4%/yr); 456 active listings in the ZIP; 17 comparable units currently listed for rent nearby; rentals leasing fast (median 6d on market — plan ~1-2 weeks tenant-placement turnaround); high-income renter base; 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 $3k of loan paydown is wiped out by about $12k 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 96 days — a 9% lower offer ($377k) 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: moderate wildfire risk; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $299,121 (27.7% 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 96 days. Have you received any prior offers? Is the seller open to a 28% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 0.72% ✗
• Cap rate: 5.64%
• Cash-on-cash: -2.33%
• DSCR: 0.90
• GRM: 11.5

CMA / ARV

• ARV (median comp): $441,961
• List price: $413,900
• Delta: -6.35%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
17157 W Diana Ave	0.13mi	3/2.0	1,753 (0%)	6mo	$405,000	$231	85
17123 W Orchid Ln	0.10mi	3/2.0	1,591 (-9%)	1mo	$373,000	$234	75
8272 N 170th Ln	0.30mi	4/2.0 (+1)	1,797 (+2%)	1mo	$293,250	$163	72
8676 N 172nd Dr	0.17mi	3/2.0	1,591 (-9%)	4mo	$391,000	$246	70
17028 W Diana Ave	0.30mi	3/2.0	1,579 (-10%)	1mo	$369,000	$234	64
16848 W EL Caminito Dr	0.47mi	4/2.0 (+1)	1,797 (+2%)	2mo	$402,500	$224	64
8218 N 174th Ln	0.47mi	3/3.0	1,901 (+8%)	1mo	$445,165	$234	63
16852 W Evergreen Rd	0.45mi	4/2.0 (+1)	1,799 (+3%)	5mo	$399,000	$222	62
17436 W Butler Ave	0.34mi	3/2.0	1,589 (-9%)	4mo	$385,000	$242	61
17421 W Las Palmaritas Dr	0.39mi	3/2.0	1,576 (-10%)	4mo	$420,915	$267	58
17327 W Eva St	0.56mi	4/2.0 (+1)	1,832 (+4%)	3mo	$420,882	$230	55
17359 W Sunnyslope Ln	0.72mi	4/2.0 (+1)	1,832 (+4%)	0mo	$399,900	$218	50

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 · 1.41% rent growth · sell at horizon

5-year hold

• IRR: -21.8%
• Equity multiple: 0.26×
• Total profit: $-86,209
• Equity at exit: $61,714

10-year hold

• IRR: -19.6%
• Equity multiple: 0.03×
• Total profit: $-112,711
• Equity at exit: $35,787

Cash invested: $115,892 (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 85355

• Home prices YoY: -22.6%
• Rents YoY: 1.4%
• Active inventory: 456
• Price-to-rent: 11.5×

Monthly cashflow live

• Estimated rent: $2,991 high
• Mortgage (P&I): −$2,171
• Tax from tax record: −$119 /mo · $1,424/yr
• Insurance: −$172
• HOA: −$126
• Vacancy / Maint / Mgmt: −$628
• Net cashflow: $-225

Break-even live

Break-even rent $3,276

Max offer price $374,219

Occupancy floor —

Sensitivity live

Price	-10% $10	-5% $-107	+0% $-225	+5% $-342	+10% $-459
Rent	-10% $-461	-5% $-343	+0% $-225	+5% $-106	+10% $12
Rate	-1.0pp $-16	-0.5pp $-119	base $-225	+0.5pp $-332	+1.0pp $-441

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: $103,475
• Closing costs: $12,417
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
17229 W Butler Ave Waddell, AZ	3.0	3.5	2300	$6,000	$2.61	6d	1	0.10mi
17113 W Diana Ave Waddell, AZ	4.0	2.0	1591	$2,150	$1.35	7d	1	0.16mi
17113 W Diana Ave Waddell, AZ	4.0	2.0	1591	$2,150	$1.35	0d	1	0.16mi
17435 W Laurie Ln Waddell, AZ	3.0	2.0	1757	$2,050	$1.17	7d	1	0.40mi
16878 W Diana Ave Waddell, AZ	3.0	2.0	1440	$1,895	$1.32	25d	1	0.47mi
16878 W Diana Ave Waddell, AZ	3.0	2.0	1315	$1,895	$1.44	45d	1	0.47mi
17305 W Sanna St Waddell, AZ	3.0	2.0	2049	$2,100	$1.02	18d	1	0.62mi
17347 W Sanna St Waddell, AZ	4.0	3.0	2049	$2,200	$1.07	45d	1	0.64mi
7715 N Cotton Ln Litchfield Park, AZ	3.0	1.0–2.0	925	$2,415	$2.61	0d	16	0.77mi
17484 W Sunnyslope Ln Waddell, AZ	4.0	3.0	2039	$2,255	$1.11	0d	1	0.81mi
17712 W Sanna St Waddell, AZ	3.0	2.0	1545	$2,700	$1.75	0d	1	0.94mi
7315 N Cotton Ln Litchfield Park, AZ	1.0–3.0	1.0–2.0	1015	$2,440	$2.40	0d	1	1.16mi
9117 N 181st Ave Waddell, AZ	3.0–4.0	2.0–2.5	1762	$1,995	$1.13	0d	11	1.18mi
17829 W Palo Verde Ave Waddell, AZ	3.0	2.0	1610	$2,200	$1.37	5d	1	1.21mi
8299 N Sarival Ave Waddell, AZ	2.0–4.0	2.5	1361	$2,116	$1.55	0d	66	1.24mi
17745 W Turquoise Ave Waddell, AZ	4.0	2.0	1836	$2,345	$1.28	4d	1	1.26mi
9609 N 181st Ln Waddell, AZ	3.0	2.0	1681	$1,995	$1.19	22d	1	1.49mi

HOA detail

• Monthly dues: $126 · $1,512/yr

Listing history 8 events

1. 2026-06-02
   days on market $413,900 Active 96 DOM
2. 2026-06-01
   days on market $413,900 Active 95 DOM
3. 2026-05-31
   days on market $413,900 Active 94 DOM
4. 2026-03-29
   price $413,900 668-char remark

   Show marketing remark (668 chars)

   OWNED Solar, Move-in ready and vewings starting May 17! This is one of the best values in Granite Vista, offering owned solar, a flexible den, stylish finishes, and a bright open layout at a price hard to match. Why wait and pay more for new construction when this home already includes the upgrades buyers want, plus washer, dryer, and a lender-paid 1% incentive toward qualified buyer closing costs or rate buydown. Enjoy granite counters, stainless appliances, generous kitchen space, a covered patio, landscaped backyard, and inviting front porch charm. Smart, efficient, versatile, and priced to make sense--this is the kind of value buyers have been waiting for.

5. 2026-02-26
   listed $417,999 Active 668-char remark

   Show marketing remark (668 chars)

   OWNED Solar, Move-in ready and vewings starting May 17! This is one of the best values in Granite Vista, offering owned solar, a flexible den, stylish finishes, and a bright open layout at a price hard to match. Why wait and pay more for new construction when this home already includes the upgrades buyers want, plus washer, dryer, and a lender-paid 1% incentive toward qualified buyer closing costs or rate buydown. Enjoy granite counters, stainless appliances, generous kitchen space, a covered patio, landscaped backyard, and inviting front porch charm. Smart, efficient, versatile, and priced to make sense--this is the kind of value buyers have been waiting for.

6. 2025-12-29
   historical
7. 2025-11-27
   price $419,499
8. 2025-09-25
   listed $420,000 Active

ⓘ 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: $1,424 · $119/mo
• Projected year-2 tax: $2,732 · $228/mo
• Expected delta: +$1,308/yr (+$109/mo · 91.8%)

ⓘ 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 (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 9/10 Extreme 7 d/yr ≥113°F today · 18 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $35,895
• − Mortgage interest: −$23,185
• − Property taxes: −$1,424
• − Insurance: −$2,070
• − Repairs & maintenance: −$2,872
• − Management: −$2,872
• − HOA: −$1,512
• − Depreciation: −$12,041
• Taxable loss: −$10,080
• Est. tax savings @ 24.0%: +$2,419
• After-tax cash flow: $-276/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: Dysart Unified District (4243)
• NCES district ID: 0402690
• Math proficiency: 34% ▼ -10.00%
• Reading proficiency: 40% ▼ -5.00%
• Median HH income: $58,033
• Composite: 32.76/100
• National rank: #5634
• State rank: #73 of 249 in AZ

Livability — Glendale

• Score: 76/100
• State rank: #12
• US rank: #3235

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Maricopa County · 4,537,380 people
• City population: 294,586
• Metro: Phoenix-Mesa-Chandler, AZ
• Population (ZIP): 14,460
• Household income: $123,055
• Rent vs Own: 8.4% rent · 91.6% own
• Severe rent burden: 136.0

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 0.57)
• Race & ethnicity: White 58% Hispanic / Latino 31% Two or more races 19% Black 3% Native American 2% Asian 1%
• Hispanic origin (detail): Mexican 24%
• Common ancestry: Romanian 5% Italian 2% Slovak 1%
• Foreign-born: 8% · Canada
• Languages at home: 82% English-only · Spanish 10% Russian/Polish/Slavic 3% Other Indo-European 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: ▼ -110.60%
• Current HPI: 378.7354
• Rent YoY: ▲ 1.41%
• 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

-1.5% since first listed

5 events — show timeline

• 2026-03-29 Price Changed $413,900 ARMLS
• 2026-02-26 Listed $417,999 ARMLS
• 2025-12-29 Listing Removed — ARMLS
• 2025-11-27 Price Changed $419,499 ARMLS
• 2025-09-25 Listed $420,000 ARMLS

Property tax history

+50.1%/yr

Latest (2025): $1,424 · +1.8% YoY. Source: county tax records.