1412 S 13th Pl · Phoenix, AZ 85034

$188,100

3 bd · 1.0 ba · 921 sqft · SingleFamily public records · 99 Days on market

Built 1948 5,000 sqft lot

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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 +14.6/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +4.4/10.0
• 1% rule +4.0/10.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• Rent growth +1.5/5.0
• Schools +1.1/10.0

Listing remarks MLS

HOUSE IS COMPLETELY RENOVATED! NEW FENCING, NEW ELECTRICAL, NEW A/C RENOVATED APPLIANCES, NEW FLOORING, NEW PLUMBING, NEW WATER LINES, NEW KITCHEN, CENTRALLY LOCATED WITHIN THE DOWNTOWN BOUNDARIES, PHOENIX & SKY HARBOR! PERFECT FOR RENTAL OR RBNB INVESTMENT!

Key facts

• 5,000 sq ft lot
• Built 1948
• Listed 99 days

Property features AI

Finance

• HOA & community: No association fees

Exterior

• Parking: RV access/parking
• Utilities: City water; Public sewer
• Home design: Single family residence; Fee simple ownership
• Construction: Stucco and wood frame construction; Painted exterior with brick accents; Composition roof
• Exterior features: Block and wrought iron fencing; Dirt in the back yard; Gravel/stone in the front yard

Interior

• Bedrooms: 3 possible bedrooms
• Bathrooms: 1 full bathroom
• Heating & cooling: Electric heating; Central air conditioning
• Interior features: High-speed internet available
• Laundry & utility: Washer/dryer hookup only

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $188k.

Deal economics

• At list price, monthly cash flow is $44 ($525/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 $170k (9.6% below list).
• Recommended offer: $170k (9.6% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 75/100 on livability (#16 in AZ, #3,924 nationally) — a middle-class / working-renter tenant base. Strengths: amenities A+, commute A+, housing A+; Watch: health & safety C-, crime F.
• Phoenix Union High School District (4286) (urban): math 10% / reading 15% proficiency, ranked #224 of 249 in AZ (top 90%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Phoenix Union Bioscience High School (math 74% / reading 90%, grade A, #6 of 381 statewide, top 1%, 370 students, 65% FRL).
• Zoned-school proficiency averages 82% at this address vs 12% district-wide (+70 pts) — the actual schools serving this property are materially stronger than the Phoenix Union High School District (4286) average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents falling (-4.0%/yr); 34 active listings in the ZIP; 24 comparable units currently listed for rent nearby; rentals leasing fast (median 2d on market — plan ~1-2 weeks tenant-placement turnaround); 36,011 units permitted in Maricopa County in 2024 (12,801 in 5+ unit buildings).

Forward outlook

• In year one you build about $20k of equity ($1k loan paydown + $19k appreciation (10.0% local appreciation)).
• Maricopa County population projected at +38% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (10.0% appreciation + 0.0% rent growth), your $53k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 99 days — a 9% lower offer ($171k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 6y ago; this cycle's ask has dropped $28k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1948 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $170,083 (9.6% below list)

Questions for the listing agent

1. It's been on market 99 days. Have you received any prior offers? Is the seller open to a 10% concession, seller financing, or rate buy-down credit?
2. Built in 1948 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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?
6. 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?
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 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: 0.90% ✗
• Cap rate: 6.57%
• Cash-on-cash: 1.00%
• DSCR: 1.04
• GRM: 9.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 24.0%
• Equity multiple: 2.90×
• Total profit: $100,271
• Equity at exit: $169,455

10-year hold

• IRR: 20.6%
• Equity multiple: 6.40×
• Total profit: $284,217
• Equity at exit: $365,437

Cash invested: $52,668 (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 85034

• Home prices YoY: 3.7%
• Rents YoY: -4.0%
• Active inventory: 34
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $1,701 high
• Mortgage (P&I): −$986
• Tax est. 1.5%: −$235 /mo · $2,822/yr
• Insurance: −$78
• HOA: −$0
• Vacancy / Maint / Mgmt: −$357
• Net cashflow: $44

Break-even live

Break-even rent $1,645

Max offer price $188,100

Occupancy floor 92%

Sensitivity live

Price	-10% $174	-5% $109	+0% $44	+5% $-21	+10% $-86
Rent	-10% $-91	-5% $-23	+0% $44	+5% $111	+10% $178
Rate	-1.0pp $138	-0.5pp $92	base $44	+0.5pp $-5	+1.0pp $-55

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: $47,025
• Closing costs: $5,643
• Reserves months: —
• Total cash needed: —

Rent comps 24 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1441 S 14th St Unit 4 Phoenix, AZ	2.0	1.0	621	$899	$1.45	22d	1	0.08mi
1305 E Madison St Unit 3 Phoenix, AZ	2.0	2.0	1062	$1,500	$1.41	25d	1	0.76mi
1305 E Madison St Unit 4 Phoenix, AZ	2.0	2.0	1062	$1,550	$1.46	25d	1	0.76mi
11 S 12th St Phoenix, AZ	3.0	1.0–2.0	969	$3,038	$3.13	2d	25	0.90mi
1555 E Washington St Phoenix, AZ	1.0–2.0	1.0–2.0	755	$1,175	$1.56	2d	7	0.90mi
1150 E Washington St Phoenix, AZ	2.0	1.0–2.0	792	$2,324	$2.93	2d	169	0.98mi
1632 E Adams St Phoenix, AZ	3.0	1.0	1035	$2,395	$2.31	2d	1	1.09mi
101 N 7th St Phoenix, AZ	2.0	2.0	1118	$1,875	$1.68	2d	1	1.18mi
101 N 7th St #102 Phoenix, AZ	2.0	2.0	963	$1,950	$2.02	18d	1	1.19mi
901 E Van Buren St Phoenix, AZ	1.0–2.0	1.0–2.0	958	$3,745	$3.91	2d	12	1.19mi
325 N 15th St Unit 2 Phoenix, AZ	2.0	1.0	800	$1,395	$1.74	2d	1	1.22mi
125 N 18th St Phoenix, AZ	1.0–3.0	1.0–2.0	940	$1,899	$2.02	2d	14	1.23mi
1442 E Polk St Phoenix, AZ	2.0	1.0	750	$1,399	$1.87	24d	1	1.25mi
425 N 13th Pl Unit 1311 Phoenix, AZ	2.0	1.0	650	$1,450	$2.23	15d	1	1.29mi
222 E Jefferson St Phoenix, AZ	2.0	1.0–2.5	1135	$4,225	$3.72	2d	50	1.30mi
1435 E Taylor St Phoenix, AZ	2.0	1.0–2.0	675	$1,675	$2.48	2d	3	1.31mi
408 N 17th St Unit 1 Phoenix, AZ	2.0	1.0	740	$1,500	$2.03	2d	1	1.32mi
1616 E Polk St Phoenix, AZ	2.0	1.0	564	$1,539	$2.73	2d	12	1.35mi
1421 E Fillmore St Unit 4 Phoenix, AZ	2.0	1.0	660	$1,300	$1.97	2d	1	1.35mi
188 E Jefferson St Phoenix, AZ	2.0	1.0–2.0	944	$3,595	$3.81	2d	26	1.38mi
1216 E Pierce St Phoenix, AZ	3.0	1.0	1028	$1,950	$1.90	2d	1	1.46mi
1510 E Pierce St Phoenix, AZ	2.0	1.0	616	$1,150	$1.87	2d	1	1.47mi
1510 E Pierce St Unit 1 Phoenix, AZ	2.0	1.0	616	$1,150	$1.87	18d	1	1.47mi
610 N 9th St Unit 4 Phoenix, AZ	2.0	1.0	900	$1,395	$1.55	2d	1	1.50mi

Listing history 36 events

1. 2026-06-18
   days on market $188,100 Active 99 DOM
2. 2026-06-17
   days on market $188,100 Active 98 DOM
3. 2026-06-16
   days on market $188,100 Active 97 DOM
4. 2026-06-15
   days on market $188,100 Active 96 DOM
5. 2026-06-13
   days on market $188,100 Active 94 DOM
6. 2026-06-13
   days on market $188,100 Active 93 DOM
7. 2026-06-09
   days on market $188,100 Active 90 DOM
8. 2026-06-08
   days on market $188,100 Active 89 DOM
9. 2026-06-07
   days on market $188,100 Active 88 DOM
10. 2026-06-04
    days on market $188,100 Active 85 DOM
11. 2026-06-03
    days on market $188,100 Active 84 DOM
12. 2026-06-02
    days on market $188,100 Active 83 DOM
13. 2026-06-01
    days on market $188,100 Active 82 DOM
14. 2026-05-31
    days on market $188,100 Active 81 DOM
15. 2026-04-16
    price $188,100
16. 2026-03-11
    listed $216,600 Active
17. 2021-04-22
    historical
18. 2021-04-13
    status Active
19. 2021-04-12
    status Pending
20. 2021-03-23
    listed $225,000 Active
21. 2020-10-30
    soldstatus $195,900 Closed 262-char remark

    Show marketing remark (262 chars)

    HOUSE IS COMPLETELY RENOVATED! NEW FENCING, NEW ELECTRICAL, NEW A/C RENOVATED APPLIANCES, NEW FLOORING, NEW PLUMBING, NEW WATER LINES, NEW KITCHEN, CENTRALLY LOCATED WITHIN THE DOWNTOWN BOUNDARIES, PHOENIX & SKY HARBOR! PERFECT FOR RENTAL OR RBNB INVESTMENT!

22. 2020-10-30
    soldstatus $195,900

    Show marketing remark (262 chars)

    HOUSE IS COMPLETELY RENOVATED! NEW FENCING, NEW ELECTRICAL, NEW A/C RENOVATED APPLIANCES, NEW FLOORING, NEW PLUMBING, NEW WATER LINES, NEW KITCHEN, CENTRALLY LOCATED WITHIN THE DOWNTOWN BOUNDARIES, PHOENIX & SKY HARBOR! PERFECT FOR RENTAL OR RBNB INVESTMENT!

23. 2020-10-19
    status Pending 262-char remark

    Show marketing remark (262 chars)

    HOUSE IS COMPLETELY RENOVATED! NEW FENCING, NEW ELECTRICAL, NEW A/C RENOVATED APPLIANCES, NEW FLOORING, NEW PLUMBING, NEW WATER LINES, NEW KITCHEN, CENTRALLY LOCATED WITHIN THE DOWNTOWN BOUNDARIES, PHOENIX & SKY HARBOR! PERFECT FOR RENTAL OR RBNB INVESTMENT!

24. 2020-10-19
    listed Under Contract Accepting Backups 262-char remark

    Show marketing remark (262 chars)

    HOUSE IS COMPLETELY RENOVATED! NEW FENCING, NEW ELECTRICAL, NEW A/C RENOVATED APPLIANCES, NEW FLOORING, NEW PLUMBING, NEW WATER LINES, NEW KITCHEN, CENTRALLY LOCATED WITHIN THE DOWNTOWN BOUNDARIES, PHOENIX & SKY HARBOR! PERFECT FOR RENTAL OR RBNB INVESTMENT!

25. 2020-10-16
    soldstatus $195,900 Closed 262-char remark

    Show marketing remark (262 chars)

    HOUSE IS COMPLETELY RENOVATED! NEW FENCING, NEW ELECTRICAL, NEW A/C RENOVATED APPLIANCES, NEW FLOORING, NEW PLUMBING, NEW WATER LINES, NEW KITCHEN, CENTRALLY LOCATED WITHIN THE DOWNTOWN BOUNDARIES, PHOENIX & SKY HARBOR! PERFECT FOR RENTAL OR RBNB INVESTMENT!

26. 2020-09-22
    historical Under Contract Accepting Backups 262-char remark

    Show marketing remark (262 chars)

    HOUSE IS COMPLETELY RENOVATED! NEW FENCING, NEW ELECTRICAL, NEW A/C RENOVATED APPLIANCES, NEW FLOORING, NEW PLUMBING, NEW WATER LINES, NEW KITCHEN, CENTRALLY LOCATED WITHIN THE DOWNTOWN BOUNDARIES, PHOENIX & SKY HARBOR! PERFECT FOR RENTAL OR RBNB INVESTMENT!

27. 2020-09-11
    status Active 262-char remark

    Show marketing remark (262 chars)

    HOUSE IS COMPLETELY RENOVATED! NEW FENCING, NEW ELECTRICAL, NEW A/C RENOVATED APPLIANCES, NEW FLOORING, NEW PLUMBING, NEW WATER LINES, NEW KITCHEN, CENTRALLY LOCATED WITHIN THE DOWNTOWN BOUNDARIES, PHOENIX & SKY HARBOR! PERFECT FOR RENTAL OR RBNB INVESTMENT!

28. 2020-08-14
    historical Under Contract Accepting Backups 262-char remark

    Show marketing remark (262 chars)

    HOUSE IS COMPLETELY RENOVATED! NEW FENCING, NEW ELECTRICAL, NEW A/C RENOVATED APPLIANCES, NEW FLOORING, NEW PLUMBING, NEW WATER LINES, NEW KITCHEN, CENTRALLY LOCATED WITHIN THE DOWNTOWN BOUNDARIES, PHOENIX & SKY HARBOR! PERFECT FOR RENTAL OR RBNB INVESTMENT!

29. 2020-08-04
    listed $179,900 Active 262-char remark

    Show marketing remark (262 chars)

    HOUSE IS COMPLETELY RENOVATED! NEW FENCING, NEW ELECTRICAL, NEW A/C RENOVATED APPLIANCES, NEW FLOORING, NEW PLUMBING, NEW WATER LINES, NEW KITCHEN, CENTRALLY LOCATED WITHIN THE DOWNTOWN BOUNDARIES, PHOENIX & SKY HARBOR! PERFECT FOR RENTAL OR RBNB INVESTMENT!

30. 2020-06-10
    soldstatus $99,000 Closed
31. 2020-06-10
    soldstatus $99,000
32. 2020-05-30
    historical Under Contract Accepting Backups
33. 2020-05-20
    price $100,000
34. 2020-05-12
    listed $104,000 Active
35. 2020-05-11
    soldstatus $87,000
36. 1996-09-06
    soldstatus $25,000

ⓘ 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 1/10 Low
• 🌡 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 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,410
• − Mortgage interest: −$10,537
• − Property taxes: −$2,822
• − Insurance: −$940
• − Repairs & maintenance: −$1,633
• − Management: −$1,633
• − Depreciation: −$5,472
• Taxable loss: −$2,626
• Est. tax savings @ 24.0%: +$630
• After-tax cash flow: $1,155/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: Phoenix Union High School District (4286)
• NCES district ID: 0406330
• Math proficiency: 10% ▼ -27.00%
• Reading proficiency: 15% ▼ -18.00%
• Median HH income: $39,055
• Composite: 10.63/100
• National rank: #9773
• State rank: #224 of 249 in AZ

Livability — Phoenix

• Score: 75/100
• State rank: #16
• US rank: #3924

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Phoenix, AZ
• County: Maricopa County · 4,537,380 people
• City population: 1,500,198
• Metro: Phoenix-Mesa-Chandler, AZ
• Population (ZIP): 4,854
• Household income: $63,559
• Rent vs Own: 77.5% rent · 22.5% own
• Severe rent burden: 480.0

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 54% White 31% Two or more races 27% Native American 9% Black 7% Asian 3%
• Hispanic origin (detail): Mexican 49% Puerto Rican 2%
• Common ancestry: Portuguese 3% Romanian 3% Scotch-Irish 2%
• Foreign-born: 18% · Canada, South Korea, China
• Languages at home: 52% English-only · Spanish 42% Russian/Polish/Slavic 1% Korean 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: ▲ 20.05%
• Current HPI: 557.7026
• Rent YoY: ▼ -3.96%
• 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

+652.4% since first listed

22 events — show timeline

• 2026-04-16 Price Changed $188,100 ARMLS
• 2026-03-11 Listed $216,600 ARMLS
• 2021-04-22 Listing Removed — ARMLS
• 2021-04-13 Relisted — ARMLS
• 2021-04-12 Pending — ARMLS
• 2021-03-23 Listed $225,000 ARMLS
• 2020-10-30 Sold (Public Records) $195,900 Public Records
• 2020-10-30 Sold (MLS) $195,900 ARMLS
• 2020-10-19 Pending — ARMLS
• 2020-10-19 Listed — ARMLS
• 2020-10-16 Sold (MLS) $195,900 ARMLS
• 2020-09-22 Contingent — ARMLS
• 2020-09-11 Relisted — ARMLS
• 2020-08-14 Contingent — ARMLS
• 2020-08-04 Listed $179,900 ARMLS
• 2020-06-10 Sold (Public Records) $99,000 Public Records
• 2020-06-10 Sold (MLS) $99,000 ARMLS
• 2020-05-30 Contingent — ARMLS
• 2020-05-20 Price Changed $100,000 ARMLS
• 2020-05-12 Listed $104,000 ARMLS
• 2020-05-11 Sold (Public Records) $87,000 Public Records
• 1996-09-06 Sold (Public Records) $25,000 Public Records

Property tax history

-6.1%/yr

Latest (2025): $323 · +6.6% YoY. Source: county tax records.