Audrey Plan · Florence, AZ 85132

$287,990

2 bd · 2.0 ba · 1,279 sqft · SingleFamily · 233 Days on market

Good condition

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Why this score? — see what drove the F 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 +7.5/15.0
• Cash flow +7.4/30.0
• Condition / age +4.0/5.0
• Livability +3.0/5.0
• Rent growth +2.8/5.0
• 1% rule +2.1/10.0
• DSCR +1.6/10.0
• Schools +1.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

The Sun City Anthem Audrey floor plan is a new home design perfect for you, with an open kitchen and covered patio for easy indoor/outdoor living.

Key facts

• Covered patio
• Open kitchen
• 2 garage spots

Tags

• OPEN KITCHEN
• COVERED PATIO

🏗️ New construction. The $287,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $357,525.

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $288k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-457 ($-5k/yr) — negative.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $255k (11.5% below list).
• Recommended offer: $253k (12.0% below list) — sets the bar for market timing.
• Cap rate 4.8% vs local median 3.9% in Florence — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 60/100 on livability (#187 in AZ) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, health & safety F.
• Florence Unified School District (4437) (rural): math 16% / reading 24% proficiency, ranked #178 of 249 in AZ (top 72%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Florence High School (math 8% / reading 12%, grade F, #343 of 381 statewide, top 93%, 796 students, 44% FRL) — zoned schools at 44% FRL track the district average.
• Market conditions: Rents rising (+1.3%/yr); 860 active listings in the ZIP; 16 comparable units currently listed for rent nearby; rentals lingering (median 93d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 75% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 9,504 units permitted in Pinal County in 2024 (776 in 5+ unit buildings).
• This rent runs 39% of the median local income ($79k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $11k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 233 days — a 12% lower offer ($253k) is reasonable based on typical stale-listing flexibility.

Recommended offer $253,431 (12.0% 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 233 days. Have you received any prior offers? Is the seller open to a 12% 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. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 0.71% ✗
• Cap rate: 4.76%
• Cash-on-cash: -5.48%
• DSCR: 0.76
• GRM: 11.7

CMA / ARV

• ARV (median comp): $357,525
• List price: $287,990
• Delta: -19.45%
• 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
6756 W Patriot Way	0.08mi	1/2.0 (-1)	1,287 (+1%)	13mo	$299,900	$233	79
3947 N Hidden Canyon Dr	0.12mi	2/2.0	1,381 (+8%)	9mo	$290,790	$211	74
6466 W Heritage Way	0.24mi	2/2.0	1,381 (+8%)	4mo	$304,000	$220	72
6573 W Mockingbird Ct	0.39mi	2/2.0	1,381 (+8%)	2mo	$299,900	$217	67
6606 W Mockingbird Ct	0.43mi	2/2.0	1,381 (+8%)	1mo	$275,000	$199	66
6569 W Yorktown Ct	0.27mi	2/2.0	1,381 (+8%)	17mo	$312,500	$226	60
6364 W Meadowlark Way	0.52mi	2/2.0	1,421 (+11%)	3mo	$310,000	$218	55
6748 W Mockingbird Way	0.49mi	2/2.0	1,381 (+8%)	15mo	$332,500	$241	52
6648 W Mockingbird Way	0.46mi	2/2.0	1,405 (+10%)	20mo	$344,700	$245	45
6658 W Mockingbird Way	0.47mi	2/2.0	1,106 (-14%)	13mo	$315,000	$285	45
6709 W Mockingbird Way	0.45mi	2/2.0	1,420 (+11%)	20mo	$340,000	$239	44
6621 W Mockingbird Way	0.43mi	2/2.0	1,090 (-15%)	16mo	$285,000	$261	42

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 · 1.27% rent growth · sell at horizon

5-year hold

• IRR: -27.6%
• Equity multiple: 0.09×
• Total profit: $-91,366
• Equity at exit: $53,308

10-year hold

• IRR: -33.6%
• Equity multiple: -0.34×
• Total profit: $-134,173
• Equity at exit: $30,912

Cash invested: $100,107 (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 →

Balanced market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 13 active · 5 under contract
• Months of supply: 4.6 mo (22%/mo absorbed)
• Median asking: $310,000 ($214/sqft)
• Median days on market: 232 d
• This list price: 23% of active listings are priced below it
• ARV vs active asking: +30.7% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 85132

• Home prices YoY: -5.2%
• Rents YoY: 1.3%
• Active inventory: 860
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $2,549 high
• Mortgage (P&I): −$1,875
• Tax est. 1.5%: −$447 /mo · $5,363/yr
• Insurance: −$149
• HOA: −$0
• Vacancy / Maint / Mgmt: −$535
• Net cashflow: $-457

Break-even live

Break-even rent $3,128

Max offer price $291,393

Occupancy floor —

Sensitivity live

Price	-10% $-210	-5% $-333	+0% $-457	+5% $-581	+10% $-704
Rent	-10% $-658	-5% $-558	+0% $-457	+5% $-356	+10% $-256
Rate	-1.0pp $-277	-0.5pp $-366	base $-457	+0.5pp $-550	+1.0pp $-644

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: $89,381
• Closing costs: $10,726
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3947 N Hidden Canyon Dr Florence, AZ	2.0	2.0	1381	$3,000	$2.17	93d	1	0.15mi
3658 N Princeton Ct Florence, AZ	2.0	2.0	1817	$3,500	$1.93	93d	1	0.16mi
6431 W Sandpiper Way Florence, AZ	2.0	2.0	1817	$3,500	$1.93	93d	1	0.37mi
6566 W Mockingbird Ct Florence, AZ	2.0	2.0	1381	$3,000	$2.17	93d	1	0.43mi
4518 N Petersburg Dr Florence, AZ	2.0	2.0	1644	$2,500	$1.52	73d	1	0.54mi
2926 N Coronado Dr Florence, AZ	3.0	2.0	1756	$2,200	$1.25	93d	1	0.56mi
4394 N Hummingbird Dr Florence, AZ	2.0	2.0	1586	$3,500	$2.21	93d	1	0.68mi
5614 W Montebello Way Florence, AZ	3.0	2.0	1481	$1,600	$1.08	29d	1	0.69mi
5614 W Montebello Way Florence, AZ	3.0	2.0	1481	$1,600	$1.08	26d	1	0.69mi
5430 W Montebello Way Florence, AZ	3.0	2.0	1481	$1,650	$1.11	38d	1	0.81mi
2312 N Hudson Dr Florence, AZ	2.0	2.0	1251	$2,400	$1.92	0d	1	1.02mi
7347 W Millerton Way Florence, AZ	3.0	2.0	1449	$1,695	$1.17	93d	1	1.03mi
2313 N Presidential Dr Unit 1545866P Florence, AZ	3.0	2.0	1765	$2,578	$1.46	64d	1	1.11mi
7635 W Springfield Way Florence, AZ	3.0	2.0	1450	$1,700	$1.17	93d	1	1.17mi
2713 N Camden Dr Florence, AZ	3.0	2.0	1262	$1,600	$1.27	10d	1	1.39mi
8555 W Georgetown Way Florence, AZ	3.0	2.0	1571	$2,800	$1.78	93d	1	1.47mi

Listing history 50 events

1. 2026-08-08
   days on market $287,990 Active 233 DOM
2. 2026-08-06
   days on market $287,990 Active 231 DOM
3. 2026-08-05
   days on market $287,990 Active 230 DOM
4. 2026-08-04
   days on market $287,990 Active 229 DOM
5. 2026-08-03
   days on market $287,990 Active 228 DOM
6. 2026-07-31
   days on market $287,990 Active 225 DOM
7. 2026-07-30
   days on market $287,990 Active 224 DOM
8. 2026-07-30
   days on market $287,990 Active 223 DOM
9. 2026-07-28
   days on market $287,990 Active 222 DOM
10. 2026-07-26
    days on market $287,990 Active 220 DOM
11. 2026-07-24
    days on market $287,990 Active 218 DOM
12. 2026-07-23
    days on market $287,990 Active 217 DOM
13. 2026-07-22
    days on market $287,990 Active 216 DOM
14. 2026-07-21
    days on market $287,990 Active 215 DOM
15. 2026-07-20
    days on market $287,990 Active 214 DOM
16. 2026-07-18
    days on market $287,990 Active 212 DOM
17. 2026-07-18
    days on market $287,990 Active 211 DOM
18. 2026-07-16
    days on market $287,990 Active 210 DOM
19. 2026-07-15
    days on market $287,990 Active 209 DOM
20. 2026-07-14
    days on market $287,990 Active 208 DOM
21. 2026-07-13
    days on market $287,990 Active 207 DOM
22. 2026-07-13
    days on market $287,990 Active 206 DOM
23. 2026-07-11
    days on market $287,990 Active 205 DOM
24. 2026-07-10
    days on market $287,990 Active 204 DOM
25. 2026-07-09
    days on market $287,990 Active 203 DOM
26. 2026-07-07
    days on market $287,990 Active 201 DOM
27. 2026-07-06
    days on market $287,990 Active 200 DOM
28. 2026-07-06
    days on market $287,990 Active 199 DOM
29. 2026-07-03
    days on market $287,990 Active 197 DOM
30. 2026-07-02
    days on market $287,990 Active 196 DOM
31. 2026-07-01
    days on market $287,990 Active 195 DOM
32. 2026-06-30
    days on market $287,990 Active 194 DOM
33. 2026-06-29
    days on market $287,990 Active 193 DOM
34. 2026-06-28
    days on market $287,990 Active 192 DOM
35. 2026-06-27
    days on market $287,990 Active 191 DOM
36. 2026-06-26
    days on market $287,990 Active 190 DOM
37. 2026-06-24
    days on market $287,990 Active 188 DOM
38. 2026-06-22
    days on market $287,990 Active 186 DOM
39. 2026-06-21
    days on market $287,990 Active 185 DOM
40. 2026-06-18
    days on market $287,990 Active 182 DOM
41. 2026-06-17
    days on market $287,990 Active 181 DOM
42. 2026-06-16
    days on market $287,990 Active 180 DOM
43. 2026-06-15
    days on market $287,990 Active 179 DOM
44. 2026-06-13
    days on market $287,990 Active 177 DOM
45. 2026-06-13
    days on market $287,990 Active 176 DOM
46. 2026-06-09
    days on market $287,990 Active 173 DOM
47. 2026-06-08
    days on market $287,990 Active 172 DOM
48. 2026-06-07
    days on market $287,990 Active 171 DOM
49. 2026-06-04
    days on market $287,990 Active 168 DOM
50. 2026-06-03
    days on market $287,990 Active 167 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $30,589
• − Mortgage interest: −$20,027
• − Property taxes: −$5,363
• − Insurance: −$1,788
• − Repairs & maintenance: −$2,447
• − Management: −$2,447
• − Depreciation: −$10,401
• Taxable loss: −$11,884
• Est. tax savings @ 24.0%: +$2,852
• After-tax cash flow: $-2,632/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 · 12 photos

Good 80/100 None rehab

This home is in excellent condition with modern finishes and a fresh design, ready for immediate occupancy.

Value-add opportunities

• Both Painting exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics ↑
• Both Landscaping improvements — Enhances curb appeal and creates a more inviting outdoor space ↑
• Both Add smart home features — Improves convenience and adds modern amenities ↑

F Composite school gradezoned avg 10/100

Zoned Schools

High Florence High School F AZ #343/381 Nat'l #16,463/17,239

Schools (NCES district)

• District: Florence Unified School District (4437)
• NCES district ID: 0402920
• Math proficiency: 16% ▼ -11.00%
• Reading proficiency: 24% ▼ -7.00%
• Median HH income: $54,426
• Composite: 18.31/100
• National rank: #8950
• State rank: #178 of 249 in AZ

C Composite livability gradescore 60/100

Livability — Florence

• Score: 60/100
• State rank: #187
• US rank: #19483

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Florence, AZ
• County: Pinal County · 437,574 people
• City population: 38,671
• Metro: Phoenix-Mesa-Chandler, AZ
• Population (ZIP): 38,671
• Household income: $79,000
• Rent vs Own: 13.6% rent · 86.4% own
• Severe rent burden: 2% of renters

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Population outlook (Pinal County) Hauer SSP2

• Today (2025): 437,574 people
• By 2030: 446,903 · +2.1%
• By 2040: 452,589 · +3.4%
• By 2050: 444,126 · +1.5%
• By 2075: 430,300 · -1.7%
• By 2100: 393,536 · -10.1%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.56)
• Race & ethnicity: White 59% Hispanic / Latino 28% Two or more races 9% Black 7% Native American 3%
• Hispanic origin (detail): Mexican 23%
• Common ancestry: Italian 5% Portuguese 2% Romanian 2%
• Foreign-born: 9% · Canada
• Languages at home: 79% English-only · Spanish 17% German/W. Germanic 1% Russian/Polish/Slavic 1%

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Political lean MEDSL · Pinal

• 2024 margin: Strong R (+22.1) · D 38.5% · R 60.6%
• 2008→2024 swing: -7.6pp toward R · 2008: -14.5pp · 2024: -22.1pp
• All cycles: 2024: R+22.1 2020: R+17.3 2016: R+19.3 2012: R+17.1 2008: R+14.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -12.75%
• Current HPI: 233.6644
• Rent YoY: ▲ 1.27%
• Metro: Phoenix-Mesa-Chandler, AZ
• State GDP YoY: ▲ 4.54%
• F500 in state: 20

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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 event — show timeline

• 2025-12-19 Listed $287,990 Zillow