214 E Centre Ave · Buckeye, AZ 85326

$545,000

11 bd · 4.0 ba · — sqft · MultiFamily · 149 Days on market

Built 1936 Fair condition Est $814k · 33% under

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Why this score? — see what drove the C- 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 +15.8/30.0
• ARV discount +15.0/15.0
• DSCR +4.9/10.0
• 1% rule +4.3/10.0
• Livability +3.4/5.0
• Rent growth +2.3/5.0
• Schools +2.3/10.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks MLS

DO NOT DISTURB TENANTS, Listing includes 212 E Centre, 214 E Centre Ave, 216 E Centre Ave & 309 S 3rd Street in Buckeye AZ.: hard to find multi family this property has 2 single family homes and 1 duplex building front Duplex 214 & 216 are 3bd, 1 ba, 1000 sq ft each, 309 is 720 sq ft, 2 bed, 1 ba, new roof and insulation, electrical panel and rewiring, Hot water heater 2018, new flooring 2016. Stand alone home 212 Centre is a 720 sq ft 3bd 1 ba. new a/c in 2018 hot water heater 2012, new stove in 2018, 2007 new fence for property, new flooring in 2016. a/c are 16 seer 2.5 ton. More updates. Flooring redone in 214 & 216 Centre 2025, Fresh paint 212,214 & 309 units 2025. 216 Centre's interior painted in Nov 2025, a new hot water heater installed 10/2025. 309 new hot water heater 10/205

Key facts

• Rewiring
• New flooring
• New a/c

Tags

• NEW ROOF
• NEW INSULATION
• ELECTRICAL PANEL
• REWIRING
• NEW FLOORING
• NEW A/C

What this means for you Summary

Snapshot

• This is a 11-bed/4.0-bath multifamily listed at $545k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $253 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $509k (6.6% below list).
• Recommended offer: $480k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.9% 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: schools D+, amenities F, commute F.
• Buckeye Union High School District (4284) (town): math 21% / reading 29% proficiency, ranked #129 of 249 in AZ (top 52%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: Rents soft (-0.9%/yr); 1196 active listings in the ZIP; solid renter incomes; 36,011 units permitted in Maricopa County in 2024 (12,801 in 5+ unit buildings).
• At $5,088/mo this rent would consume 68% of the median local household income ($90k/yr) (locally 661% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $4k of loan paydown is wiped out by about $16k 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 149 days — a 12% lower offer ($480k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 5y ago; this cycle's ask has dropped $80k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1936 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 8→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $479,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 149 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1936 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 0.93% ✗
• Cap rate: 6.85%
• Cash-on-cash: 1.99%
• DSCR: 1.09
• GRM: 8.9

CMA / ARV

• ARV (median comp): $814,407
• List price: $545,000
• Delta: -33.08%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -16.6%
• Equity multiple: 0.43×
• Total profit: $-87,024
• Equity at exit: $81,261

10-year hold

• IRR: -15.0%
• Equity multiple: 0.26×
• Total profit: $-112,331
• Equity at exit: $47,122

Cash invested: $152,600 (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 85326

• Home prices YoY: -32.5%
• Rents YoY: -0.9%
• Active inventory: 1196
• Price-to-rent: 25.7×

Monthly cashflow live

• Estimated rent: $5,088 high
• Mortgage (P&I): −$2,858
• Tax est. 1.5%: −$681 /mo · $8,175/yr
• Insurance: −$227
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,068
• Net cashflow: $253

Break-even live

Break-even rent $4,768

Max offer price $545,000

Occupancy floor 90%

3-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	3	1	$3,530
1× unit	2	1	$1,558
Total (3 units)			$5,088

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: $136,250
• Closing costs: $16,350
• Reserves months: —
• Total cash needed: —

Listing history 26 events

1. 2026-06-18
   days on market $545,000 Active 149 DOM
2. 2026-06-17
   price $545,000 Active 148 DOM
3. 2026-06-17
   days on market $575,000 Active 148 DOM
4. 2026-06-16
   days on market $575,000 Active 147 DOM
5. 2026-06-15
   days on market $575,000 Active 146 DOM
6. 2026-06-13
   days on market $575,000 Active 144 DOM
7. 2026-06-13
   days on market $575,000 Active 143 DOM
8. 2026-06-09
   days on market $575,000 Active 140 DOM
9. 2026-06-08
   days on market $575,000 Active 139 DOM
10. 2026-06-07
    days on market $575,000 Active 138 DOM
11. 2026-06-04
    days on market $575,000 Active 135 DOM
12. 2026-06-03
    days on market $575,000 Active 134 DOM
13. 2026-06-02
    days on market $575,000 Active 133 DOM
14. 2026-06-01
    days on market $575,000 Active 132 DOM
15. 2026-05-31
    days on market $575,000 Active 131 DOM
16. 2026-04-29
    price $575,000 814-char remark

    Show marketing remark (814 chars)

    DO NOT DISTURB TENANTS, Listing includes 212 E Centre, 214 E Centre Ave, 216 E Centre Ave & 309 S 3rd Street in Buckeye AZ.: hard to find multi family this property has 2 single family homes and 1 duplex building front Duplex 214 & 216 are 3bd, 1 ba, 1000 sq ft each, 309 is 720 sq ft, 2 bed, 1 ba, new roof and insulation, electrical panel and rewiring, Hot water heater 2018, new flooring 2016. Stand alone home 212 Centre is a 720 sq ft 3bd 1 ba. new a/c in 2018 hot water heater 2012, new stove in 2018, 2007 new fence for property, new flooring in 2016. a/c are 16 seer 2.5 ton. More updates. Flooring redone in 214 & 216 Centre 2025, Fresh paint 212,214 & 309 units 2025. 216 Centre's interior painted in Nov 2025, a new hot water heater installed 10/2025. 309 new hot water heater 10/205

17. 2026-03-03
    price $590,000 814-char remark

    Show marketing remark (814 chars)

    DO NOT DISTURB TENANTS, Listing includes 212 E Centre, 214 E Centre Ave, 216 E Centre Ave & 309 S 3rd Street in Buckeye AZ.: hard to find multi family this property has 2 single family homes and 1 duplex building front Duplex 214 & 216 are 3bd, 1 ba, 1000 sq ft each, 309 is 720 sq ft, 2 bed, 1 ba, new roof and insulation, electrical panel and rewiring, Hot water heater 2018, new flooring 2016. Stand alone home 212 Centre is a 720 sq ft 3bd 1 ba. new a/c in 2018 hot water heater 2012, new stove in 2018, 2007 new fence for property, new flooring in 2016. a/c are 16 seer 2.5 ton. More updates. Flooring redone in 214 & 216 Centre 2025, Fresh paint 212,214 & 309 units 2025. 216 Centre's interior painted in Nov 2025, a new hot water heater installed 10/2025. 309 new hot water heater 10/205

18. 2026-01-19
    listed $625,000 Active 814-char remark

    Show marketing remark (814 chars)

    DO NOT DISTURB TENANTS, Listing includes 212 E Centre, 214 E Centre Ave, 216 E Centre Ave & 309 S 3rd Street in Buckeye AZ.: hard to find multi family this property has 2 single family homes and 1 duplex building front Duplex 214 & 216 are 3bd, 1 ba, 1000 sq ft each, 309 is 720 sq ft, 2 bed, 1 ba, new roof and insulation, electrical panel and rewiring, Hot water heater 2018, new flooring 2016. Stand alone home 212 Centre is a 720 sq ft 3bd 1 ba. new a/c in 2018 hot water heater 2012, new stove in 2018, 2007 new fence for property, new flooring in 2016. a/c are 16 seer 2.5 ton. More updates. Flooring redone in 214 & 216 Centre 2025, Fresh paint 212,214 & 309 units 2025. 216 Centre's interior painted in Nov 2025, a new hot water heater installed 10/2025. 309 new hot water heater 10/205

19. 2025-11-28
    historical $1,300
20. 2025-11-01
    price $1,300
21. 2025-10-16
    listed $1,350
22. 2021-09-30
    historical
23. 2021-08-25
    price $650,000
24. 2021-05-28
    status Active
25. 2021-05-26
    historical Under Contract Accepting Backups
26. 2021-03-13
    listed $544,000 Active

ⓘ 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 5/10 Major
• 🌡 Heat 9/10 Extreme 8 d/yr ≥115°F today · 20 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $61,056
• − Mortgage interest: −$30,528
• − Property taxes: −$8,175
• − Insurance: −$2,725
• − Repairs & maintenance: −$4,884
• − Management: −$4,884
• − Depreciation: −$15,855
• Taxable loss: −$5,996
• Est. tax savings @ 24.0%: +$1,439
• After-tax cash flow: $4,477/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.

Condition & rehab AI · 2 photos

Fair 45/100 Moderate rehab

This multi-family property requires significant repairs and updates to improve its condition and value. The exterior and interior need major attention, and new systems would be beneficial.

Repairs flagged

• Major siding — Significant wear and tear
• Major roof — No visible damage, but not new
• Major flooring — Worn and uneven
• Major interior walls — Painted but appears old and dull
• Major systems — Likely outdated

Value-add opportunities

• Both new siding — Improves curb appeal and value
• Both new roof — Enhances structural integrity and value
• Both new flooring — Enhances living space and value
• Both fresh paint — Enhances curb appeal and value

Renovation cost estimate screening

Repair item	Severity	Est. cost
siding · Significant wear and tear	Major	$15,000–50,000
roof · No visible damage, but not new	Major	$15,000–50,000
flooring · Worn and uneven	Major	$15,000–50,000
interior walls · Painted but appears old and dull	Major	$15,000–50,000
systems · Likely outdated	Major	$15,000–50,000
Total estimated repair cost · 5 items		$75,000–250,000

Value-add ROI direction

• Both new siding — Improves curb appeal and value ↑
• Both new roof — Enhances structural integrity and value ↑
• Both new flooring — Enhances living space and value ↑
• Both fresh paint — Enhances curb appeal and value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Buckeye Union High School District (4284)
• NCES district ID: 0401410
• Math proficiency: 21% ▼ -30.00%
• Reading proficiency: 29% ▼ -8.00%
• Median HH income: $59,182
• Composite: 22.91/100
• National rank: #7995
• State rank: #129 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): 75,359
• Household income: $89,876
• Rent vs Own: 18.2% rent · 81.8% own
• Severe rent burden: 661.0

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 0.60)
• Race & ethnicity: Hispanic / Latino 50% White 38% Two or more races 13% Black 7% Native American 2% Asian 1%
• Hispanic origin (detail): Mexican 44%
• Common ancestry: Lithuanian 2% Slovak 1% Italian 1%
• Foreign-born: 12% · Canada
• Languages at home: 66% English-only · Spanish 32%

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: ▼ -138.00%
• Current HPI: 286.9242
• Rent YoY: ▼ -0.92%
• 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

+5.7% since first listed

11 events — show timeline

• 2026-04-29 Price Changed $575,000 ARMLS
• 2026-03-03 Price Changed $590,000 ARMLS
• 2026-01-19 Listed $625,000 ARMLS
• 2025-11-28 Rental Removed $1,300 ARMLS
• 2025-11-01 Price Changed $1,300 ARMLS
• 2025-10-16 Listed for Rent $1,350 ARMLS
• 2021-09-30 Listing Removed — ARMLS
• 2021-08-25 Price Changed $650,000 ARMLS
• 2021-05-28 Relisted — ARMLS
• 2021-05-26 Contingent — ARMLS
• 2021-03-13 Listed $544,000 ARMLS