25932 W Quail Ave · Buckeye, AZ 85396

$376,000

3 bd · 3.0 ba · 1,991 sqft · SingleFamily public records · 65 Days on market

Built 2020 6,625 sqft lot $189/sqft · 12% below area Est $425k · 12% under $125/mo HOA · 5% of rent

---

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 +12.7/15.0
• Cash flow +8.7/30.0
• Rent growth +3.4/5.0
• Livability +3.4/5.0
• Schools +2.9/10.0
• Condition / age +2.5/5.0
• DSCR +2.4/10.0
• 1% rule +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

PRICE REDUCED Step into a beautifully upgraded home centered around a spacious great room and an inviting island kitchen. The kitchen features Harbor Grey maple cabinetry, sleek granite countertops, and stainless steel Whirlpool appliances, including a gas range.. Throughout the home, all major living areas are finished with upgraded light grey ceramic tile flooring. This home is Green Star Certified, helping keep utility costs exceptionally low. Features include advanced cellulose insulation, energy-efficient windows, a tankless water heater, and solar panels. The private rear yard with no 2 story homes near by. Seller has spent thousands on raised garden planters, large paver patio and mature citrus trees. Do the comps, priced to sell!

Key facts

• Island kitchen
• Green star certified
• Granite countertops

Tags

• ISLAND KITCHEN
• HARBOR GREY MAPLE CABINETRY
• GRANITE COUNTERTOPS
• GREEN STAR CERTIFIED
• ADVANCED CELLULOSE INSULATION
• ENERGY-EFFICIENT WINDOWS

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath single-family listed at $376k.

Deal economics

• At list price, monthly cash flow is $-316 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $320k (14.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $269k (28.4% below list).
• Recommended offer: $269k (28.4% below list) — sets the bar for 1% rule.
• Cap rate 5.3% vs local median 3.1% in Buckeye — 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 68/100 on livability (#53 in AZ) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, crime A; Watch: amenities F, commute F, health & safety F.
• Wickenburg Unified District (4236) (rural): math 33% / reading 35% proficiency, ranked #92 of 249 in AZ (top 37%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Festival Foothills Elementary School (math 47% / reading 47%, grade D-, #308 of 1,109 statewide, top 29%, 314 students, 31% FRL); Vulture Peak Middle School (math 27% / reading 32%, grade F, #84 of 218 statewide, top 41%, 162 students, 51% FRL); Wickenburg High School (math 27% / reading 32%, grade F, #120 of 381 statewide, top 34%, 460 students, 40% FRL).
• Market conditions: Rents rising (+3.4%/yr); 951 active listings in the ZIP; 25 comparable units currently listed for rent nearby; rentals leasing fast (median 5d 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 $11k 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 65 days — a 6% lower offer ($353k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 7y 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 $275k; 37% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $269,315 (28.4% 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 65 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. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 5.28%
• Cash-on-cash: -3.61%
• DSCR: 0.84
• GRM: 11.6

CMA / ARV

• ARV (median comp): $425,464
• List price: $376,000
• Delta: -11.63%
• 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
25915 W Tina Ln	0.47mi	3/2.0	1,993 (+0%)	1mo	$365,000	$183	74
21139 N 259th Ave	0.08mi	3/2.0	1,783 (-10%)	2mo	$372,400	$209	73
25915 W Deer Valley Rd	0.30mi	3/2.0	2,137 (+7%)	3mo	$485,000	$227	68
22065 N 259th Ave	0.61mi	3/2.0	1,985 (-0%)	1mo	$355,000	$179	66
25965 W Via Del Sol Dr	0.35mi	4/2.0 (+1)	1,879 (-6%)	2mo	$370,000	$197	64
21912 N 259th Ln	0.45mi	4/2.0 (+1)	2,129 (+7%)	1mo	$375,000	$176	58
20294 N 262nd Dr	0.70mi	3/3.0	2,092 (+5%)	3mo	$525,000	$251	56
26421 W Zachary Dr	0.60mi	2/2.5 (-1)	1,884 (-5%)	1mo	$472,000	$251	56
20389 N 259th Ave	0.52mi	3/2.0	1,766 (-11%)	0mo	$360,000	$204	53
25967 W Sands Dr	0.57mi	3/2.0	2,172 (+9%)	3mo	$395,000	$182	52
26058 W Yukon Dr	0.58mi	4/2.0 (+1)	1,776 (-11%)	3mo	$318,000	$179	44
26456 W Cat Balue Dr	0.69mi	2/2.0 (-1)	1,829 (-8%)	2mo	$380,000	$208	43

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 · 3.41% rent growth · sell at horizon

5-year hold

• IRR: -21.9%
• Equity multiple: 0.24×
• Total profit: $-80,015
• Equity at exit: $56,063

10-year hold

• IRR: -15.0%
• Equity multiple: 0.13×
• Total profit: $-91,224
• Equity at exit: $32,510

Cash invested: $105,280 (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 85396

• Home prices YoY: -18.8%
• Rents YoY: 3.4%
• Active inventory: 951
• Price-to-rent: 11.6×

Monthly cashflow live

• Estimated rent: $2,693 high
• Mortgage (P&I): −$1,972
• Tax from tax record: −$190 /mo · $2,286/yr
• Insurance: −$157
• HOA: −$125
• Vacancy / Maint / Mgmt: −$566
• Net cashflow: $-316

Break-even live

Break-even rent $3,094

Max offer price $320,118

Occupancy floor —

Sensitivity live

Price	-10% $-103	-5% $-210	+0% $-316	+5% $-423	+10% $-529
Rent	-10% $-529	-5% $-423	+0% $-316	+5% $-210	+10% $-104
Rate	-1.0pp $-127	-0.5pp $-221	base $-316	+0.5pp $-414	+1.0pp $-513

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: $94,000
• Closing costs: $11,280
• Reserves months: —
• Total cash needed: —

Rent comps 25 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
26028 W Matthew Dr Unit NA Buckeye, AZ	3.0	2.0	2000	$2,750	$1.38	0d	1	0.15mi
26043 W Potter Dr Buckeye, AZ	3.0	2.5	2025	$1,900	$0.94	4d	1	0.33mi
26043 W Potter Dr Buckeye, AZ	3.0	2.5	2025	$1,900	$0.94	0d	1	0.33mi
26237 W Matthew Dr Buckeye, AZ	2.0	2.0	1646	$3,500	$2.13	0d	1	0.39mi
26197 W Vista North Dr Buckeye, AZ	2.0	2.0	1375	$2,850	$2.07	12d	1	0.42mi
26197 W Vista North Dr Buckeye, AZ	2.0	2.0	1375	$2,900	$2.11	0d	1	0.42mi
26195 W Via del Sol Dr Buckeye, AZ	2.0	2.0	1493	$3,300	$2.21	0d	1	0.46mi
26208 W Tina Ln Buckeye, AZ	2.0	2.0	1612	$1,999	$1.24	14d	1	0.54mi
26477 W Ross Ave Buckeye, AZ	3.0	2.0	1375	$1,500	$1.09	45d	1	0.70mi
20493 N 264th Ave Buckeye, AZ	2.0	2.0	1961	$4,200	$2.14	0d	1	0.74mi
20669 N 266th Ave Buckeye, AZ	3.0	2.0	1612	$4,200	$2.61	26d	1	0.84mi
26653 W Firehawk Dr Unit 1302342P Buckeye, AZ	2.0	2.0	1883	$2,459	$1.31	3d	1	0.87mi
26182 W Tonto Ln Buckeye, AZ	3.0	2.0	1625	$1,695	$1.04	4d	1	0.90mi
25925 W Tonto Ln Buckeye, AZ	4.0	2.0	2131	$1,999	$0.94	7d	1	0.94mi
25925 W Tonto Ln Buckeye, AZ	4.0	2.0	2131	$2,200	$1.03	45d	1	0.94mi
26087 W Tonto Ln Buckeye, AZ	2.0	2.0	1625	$2,300	$1.42	45d	1	0.95mi
26766 W Mohawk Ln Buckeye, AZ	2.0	2.0	1375	$2,500	$1.82	0d	1	1.08mi
26824 W Potter Dr Buckeye, AZ	2.0	2.0	2092	$3,500	$1.67	45d	1	1.11mi
26731 W Pontiac Dr Buckeye, AZ	2.0	2.0	1373	$1,475	$1.07	4d	1	1.12mi
20540 N 268th Dr Buckeye, AZ	3.0	2.0	1961	$2,000	$1.02	0d	1	1.20mi
26990 W Burnett Rd Buckeye, AZ	2.0	2.0	1961	$4,000	$2.04	0d	1	1.32mi
27013 W Potter Dr Buckeye, AZ	2.0	2.0	1612	$4,200	$2.61	45d	1	1.33mi
26473 W Sack Dr Buckeye, AZ	2.0	2.5	2310	$2,500	$1.08	0d	1	1.42mi
26781 W Oraibi Dr Buckeye, AZ	2.0	2.0	1561	$2,000	$1.28	20d	1	1.46mi
20002 N 269th Dr Buckeye, AZ	2.0	2.0	1961	$3,500	$1.78	0d	1	1.48mi

HOA detail

• Monthly dues: $125 · $1,500/yr
• Likely covers: watergaspool

Listing history 49 events

1. 2026-06-21
   days on market $376,000 Active 65 DOM
2. 2026-06-18
   days on market $376,000 Active 62 DOM
3. 2026-06-17
   days on market $376,000 Active 61 DOM
4. 2026-06-16
   days on market $376,000 Active 60 DOM
5. 2026-06-15
   days on market $376,000 Active 59 DOM
6. 2026-06-13
   days on market $376,000 Active 57 DOM
7. 2026-06-13
   days on market $376,000 Active 56 DOM
8. 2026-06-09
   days on market $376,000 Active 53 DOM
9. 2026-06-08
   days on market $376,000 Active 52 DOM
10. 2026-06-07
    days on market $376,000 Active 51 DOM
11. 2026-06-04
    days on market $376,000 Active 48 DOM
12. 2026-06-03
    days on market $376,000 Active 47 DOM
13. 2026-06-02
    days on market $376,000 Active 46 DOM
14. 2026-06-01
    days on market $376,000 Active 45 DOM
15. 2026-05-31
    days on market $376,000 Active 44 DOM
16. 2026-05-04
    price $376,000 750-char remark

    Show marketing remark (750 chars)

    PRICE REDUCED Step into a beautifully upgraded home centered around a spacious great room and an inviting island kitchen. The kitchen features Harbor Grey maple cabinetry, sleek granite countertops, and stainless steel Whirlpool appliances, including a gas range.. Throughout the home, all major living areas are finished with upgraded light grey ceramic tile flooring. This home is Green Star Certified, helping keep utility costs exceptionally low. Features include advanced cellulose insulation, energy-efficient windows, a tankless water heater, and solar panels. The private rear yard with no 2 story homes near by. Seller has spent thousands on raised garden planters, large paver patio and mature citrus trees. Do the comps, priced to sell!

17. 2026-04-23
    historical $1,975
18. 2026-04-18
    price $1,975
19. 2026-04-17
    listed $379,000 Active 750-char remark

    Show marketing remark (750 chars)

    PRICE REDUCED Step into a beautifully upgraded home centered around a spacious great room and an inviting island kitchen. The kitchen features Harbor Grey maple cabinetry, sleek granite countertops, and stainless steel Whirlpool appliances, including a gas range.. Throughout the home, all major living areas are finished with upgraded light grey ceramic tile flooring. This home is Green Star Certified, helping keep utility costs exceptionally low. Features include advanced cellulose insulation, energy-efficient windows, a tankless water heater, and solar panels. The private rear yard with no 2 story homes near by. Seller has spent thousands on raised garden planters, large paver patio and mature citrus trees. Do the comps, priced to sell!

20. 2026-04-02
    listed $2,000
21. 2026-01-19
    historical
22. 2025-12-04
    price $379,000
23. 2025-12-01
    price $385,000
24. 2025-11-05
    listed $389,000 Active
25. 2023-12-26
    historical
26. 2023-10-12
    listed $395,000 Active
27. 2023-10-11
    price $395,000
28. 2022-12-28
    historical
29. 2022-12-08
    price $415,000
30. 2022-11-29
    price $425,000
31. 2022-11-21
    price $428,000
32. 2022-11-09
    price $429,000
33. 2022-09-12
    listed $439,000 Active
34. 2022-09-09
    historical
35. 2022-09-02
    listed $380,000
36. 2020-08-11
    soldstatus $274,990 Closed
37. 2020-05-28
    status Pending
38. 2020-05-08
    status Active
39. 2020-04-22
    status Pending
40. 2020-04-22
    listed $279,990 Active
41. 2020-04-21
    soldstatus $274,990 Closed
42. 2020-04-15
    status Pending
43. 2020-04-14
    soldstatus $274,990 Closed
44. 2020-02-04
    status Pending
45. 2020-01-31
    price $279,990
46. 2020-01-03
    price $280,990
47. 2019-11-11
    status Active
48. 2019-11-06
    status Pending
49. 2019-10-28
    listed $283,041 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: $2,286 · $190/mo
• Projected year-2 tax: $2,482 · $207/mo
• Expected delta: +$196/yr (+$16/mo · 8.6%)

ⓘ 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 ≥111°F today · 18 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: $32,318
• − Mortgage interest: −$21,062
• − Property taxes: −$2,286
• − Insurance: −$1,880
• − Repairs & maintenance: −$2,585
• − Management: −$2,585
• − HOA: −$1,500
• − Depreciation: −$10,938
• Taxable loss: −$10,519
• Est. tax savings @ 24.0%: +$2,525
• After-tax cash flow: $-1,272/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: Wickenburg Unified District (4236)
• NCES district ID: 0409190
• Math proficiency: 33% ▼ -10.00%
• Reading proficiency: 35% ▼ -7.00%
• Median HH income: $47,369
• Composite: 29.27/100
• National rank: #6560
• State rank: #92 of 249 in AZ

Livability — Buckeye

• Score: 68/100
• State rank: #53
• US rank: #9428

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Buckeye, AZ
• County: Maricopa County · 4,537,380 people
• City population: 117,540
• Metro: Phoenix-Mesa-Chandler, AZ
• Population (ZIP): 42,181
• Household income: $114,056
• Rent vs Own: 7.3% rent · 92.7% own
• Severe rent burden: 156.0

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 0.56)
• Race & ethnicity: White 59% Hispanic / Latino 31% Two or more races 18% Black 4% Asian 2% Native American 1%
• Hispanic origin (detail): Mexican 25%
• Common ancestry: Slovak 4% Portuguese 2% Italian 2%
• Foreign-born: 8% · Canada, Vietnam
• Languages at home: 85% English-only · Spanish 12% German/W. Germanic 1% 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: ▼ -56.97%
• Current HPI: 246.4705
• Rent YoY: ▲ 3.41%
• 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

+32.8% since first listed

34 events — show timeline

• 2026-05-04 Price Changed $376,000 ARMLS
• 2026-04-23 Rental Removed $1,975 SHOWMOJO
• 2026-04-18 Price Changed $1,975 SHOWMOJO
• 2026-04-17 Listed $379,000 ARMLS
• 2026-04-02 Listed for Rent $2,000 SHOWMOJO
• 2026-01-19 Listing Removed — ARMLS
• 2025-12-04 Price Changed $379,000 ARMLS
• 2025-12-01 Price Changed $385,000 ARMLS
• 2025-11-05 Listed $389,000 ARMLS
• 2023-12-26 Listing Removed — ARMLS
• 2023-10-12 Listed $395,000 ARMLS
• 2023-10-11 Price Changed $395,000 ARMLS
• 2022-12-28 Listing Removed — ARMLS
• 2022-12-08 Price Changed $415,000 ARMLS
• 2022-11-29 Price Changed $425,000 ARMLS
• 2022-11-21 Price Changed $428,000 ARMLS
• 2022-11-09 Price Changed $429,000 ARMLS
• 2022-09-12 Listed $439,000 ARMLS
• 2022-09-09 Listing Removed — ARMLS
• 2022-09-02 Listed $380,000 ARMLS
• 2020-08-11 Sold (MLS) $274,990 ARMLS
• 2020-05-28 Pending — ARMLS
• 2020-05-08 Relisted — ARMLS
• 2020-04-22 Pending — ARMLS
• 2020-04-22 Listed $279,990 ARMLS
• 2020-04-21 Sold (MLS) $274,990 ARMLS
• 2020-04-15 Pending — ARMLS
• 2020-04-14 Sold (MLS) $274,990 ARMLS
• 2020-02-04 Pending — ARMLS
• 2020-01-31 Price Changed $279,990 ARMLS
• 2020-01-03 Price Changed $280,990 ARMLS
• 2019-11-11 Relisted — ARMLS
• 2019-11-06 Pending — ARMLS
• 2019-10-28 Listed $283,041 ARMLS

Property tax history

+77.7%/yr

Latest (2025): $2,286 · -0.7% YoY. Source: county tax records.