4382 E Copper St · Claypool, AZ 85532

$95,000

2 bd · 1.0 ba · 592 sqft · SingleFamily public records · 141 Days on market

Built 1950 2,599 sqft lot $160/sqft · 176% above area

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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 +26.8/30.0
• DSCR +9.2/10.0
• ARV discount +7.5/15.0
• 1% rule +5.9/10.0
• Appreciation +5.0/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.1/10.0

Listing remarks MLS

Motivated seller! Beautiful remodeled home with super low taxes under 100K. This is a one of a kind opportunity! Don't miss it! beautifully updated 2 bedroom, 1 bath home that's truly move in ready. Enjoy year round comfort with a brand new mini split heating and cooling system, plus stylish new windows and sleek laminate flooring throughout. A separate laundry room off the back door adds everyday convenience. Perfect for buyers seeking a modern, low maintenance home! Great for a get away home for the weekends, first time home buyer due to super low payments, retirement fixed income or a great rental home! Don't miss this one!

Key facts

• Laminate flooring
• New windows
• 2,599 sq ft lot

Tags

• NEW WINDOWS
• LAMINATE FLOORING
• SEPARATE LAUNDRY ROOM

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $95k.

Deal economics

• At list price, monthly cash flow is $192 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $95k).
• Recommended offer: $84k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 69/100 on livability (#48 in AZ) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A-; Watch: amenities F, commute F, health & safety F.
• Miami Unified District (4211) (rural): math 8% / reading 19% proficiency, ranked #221 of 249 in AZ (top 89%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 4 active listings in the ZIP; 217 units permitted in Gila County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($657 loan paydown + $3k appreciation (3.0% local appreciation)).
• Gila County population projected at -18% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $27k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 10, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 141 days — a 12% lower offer ($84k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 3y ago; this cycle's ask has dropped $5k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $28k; list at $95k implies a 239% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $68/mo; built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk; major wildfire risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $83,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 141 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. 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.
7. 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.
8. 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: 1.09% ✓
• Cap rate: 9.58%
• Cash-on-cash: 11.74%
• DSCR: 1.52
• GRM: 7.6

CMA / ARV

• ARV (median comp): $34,441
• List price: $95,000
• Delta: 175.84%
• Verdict: OVERPRICED
• Comps: 4 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5876 Van Winkle Ave	0.62mi	2/1.0	654 (+10%)	12mo	$12,500	$19	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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 15.6%
• Equity multiple: 1.89×
• Total profit: $23,701
• Equity at exit: $42,716

10-year hold

• IRR: 17.3%
• Equity multiple: 3.53×
• Total profit: $67,206
• Equity at exit: $65,831

Cash invested: $26,600 (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 85532

• Active inventory: 4
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $1,040 medium
• Mortgage (P&I): −$498
• Tax from tax record: −$23 /mo · $281/yr
• Insurance: −$40
• Flood insurance flood zone: −$68 /mo · $814/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$218
• Net cashflow: $192

Break-even live

Break-even rent $796

Max offer price $95,000

Occupancy floor 76%

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: $23,750
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

Listing history 35 events

1. 2026-06-19
   days on market $95,000 Active 141 DOM
2. 2026-06-18
   days on market $95,000 Active 140 DOM
3. 2026-06-17
   days on market $95,000 Active 139 DOM
4. 2026-06-16
   days on market $95,000 Active 138 DOM
5. 2026-06-15
   days on market $95,000 Active 137 DOM
6. 2026-06-14
   days on market $95,000 Active 135 DOM
7. 2026-06-12
   pricedays on market $95,000 Active 134 DOM
8. 2026-06-09
   days on market $94,000 Active 131 DOM
9. 2026-06-08
   days on market $94,000 Active 130 DOM
10. 2026-06-07
    days on market $94,000 Active 129 DOM
11. 2026-06-07
    days on market $94,000 Active 128 DOM
12. 2026-06-04
    days on market $94,000 Active 125 DOM
13. 2026-06-02
    days on market $94,000 Active 124 DOM
14. 2026-06-01
    days on market $94,000 Active 123 DOM
15. 2026-05-31
    days on market $94,000 Active 122 DOM
16. 2026-05-31
    days on market $94,000 Active 121 DOM
17. 2026-04-06
    price $94,000 634-char remark

    Show marketing remark (634 chars)

    Motivated seller! Beautiful remodeled home with super low taxes under 100K. This is a one of a kind opportunity! Don't miss it! beautifully updated 2 bedroom, 1 bath home that's truly move in ready. Enjoy year round comfort with a brand new mini split heating and cooling system, plus stylish new windows and sleek laminate flooring throughout. A separate laundry room off the back door adds everyday convenience. Perfect for buyers seeking a modern, low maintenance home! Great for a get away home for the weekends, first time home buyer due to super low payments, retirement fixed income or a great rental home! Don't miss this one!

18. 2026-03-05
    price $95,000 634-char remark

    Show marketing remark (634 chars)

    Motivated seller! Beautiful remodeled home with super low taxes under 100K. This is a one of a kind opportunity! Don't miss it! beautifully updated 2 bedroom, 1 bath home that's truly move in ready. Enjoy year round comfort with a brand new mini split heating and cooling system, plus stylish new windows and sleek laminate flooring throughout. A separate laundry room off the back door adds everyday convenience. Perfect for buyers seeking a modern, low maintenance home! Great for a get away home for the weekends, first time home buyer due to super low payments, retirement fixed income or a great rental home! Don't miss this one!

19. 2026-01-29
    listed $100,000 Active 634-char remark

    Show marketing remark (634 chars)

    Motivated seller! Beautiful remodeled home with super low taxes under 100K. This is a one of a kind opportunity! Don't miss it! beautifully updated 2 bedroom, 1 bath home that's truly move in ready. Enjoy year round comfort with a brand new mini split heating and cooling system, plus stylish new windows and sleek laminate flooring throughout. A separate laundry room off the back door adds everyday convenience. Perfect for buyers seeking a modern, low maintenance home! Great for a get away home for the weekends, first time home buyer due to super low payments, retirement fixed income or a great rental home! Don't miss this one!

20. 2025-10-15
    historical
21. 2025-07-16
    listed $124,900 Active
22. 2025-07-05
    historical
23. 2025-05-22
    price $137,900
24. 2025-04-21
    price $146,900
25. 2025-03-26
    price $154,900
26. 2025-01-10
    listed $159,900 Active
27. 2023-08-14
    soldstatus $28,000 Closed
28. 2023-08-07
    status Pending
29. 2023-05-23
    price $37,000
30. 2023-03-23
    price $39,500
31. 2023-03-15
    price $40,000
32. 2023-03-12
    price $41,000
33. 2023-01-23
    listed $43,000 Active
34. 1994-04-11
    soldstatus $13,994
35. 1988-11-01
    soldstatus $20,000

ⓘ 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: $281 · $23/mo
• Projected year-2 tax: $627 · $52/mo
• Expected delta: +$346/yr (+$29/mo · 122.9%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 7/10 Severe FEMA zone D · 77% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥102°F today · 19 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: $12,479
• − Mortgage interest: −$5,321
• − Property taxes: −$281
• − Insurance: −$1,289
• − Repairs & maintenance: −$998
• − Management: −$998
• − Depreciation: −$2,764
• Taxable income: $827
• Est. tax owed @ 24.0%: −$198
• After-tax cash flow: $2,111/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: Miami Unified District (4211)
• NCES district ID: 0405030
• Math proficiency: 8% ▼ -17.00%
• Reading proficiency: 19% ▼ -5.00%
• Median HH income: $33,063
• Composite: 10.86/100
• National rank: #9760
• State rank: #221 of 249 in AZ

Livability — Claypool

• Score: 69/100
• State rank: #48
• US rank: #8966

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Claypool, AZ
• City population: 374
• Population (ZIP): 374

Population outlook (Gila County) Hauer SSP2

• Today (2025): 50,229 people
• By 2030: 48,202 · -4.0%
• By 2040: 44,101 · -12.2%
• By 2050: 41,041 · -18.3%
• By 2075: 37,536 · -25.3%
• By 2100: 32,485 · -35.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.56)
• Race & ethnicity: Hispanic / Latino 60% White 27% Two or more races 13%
• Hispanic origin (detail): Mexican 34%
• Common ancestry: Slovak 5%
• Foreign-born: 21% · Canada
• Languages at home: 59% English-only · Spanish 41%

Political lean MEDSL · Gila

• 2024 margin: Solid R (+37.6) · D 30.8% · R 68.4%
• 2008→2024 swing: -9.8pp toward R · 2008: -27.8pp · 2024: -37.6pp
• All cycles: 2024: R+37.6 2020: R+34.1 2016: R+32.4 2012: R+26.4 2008: R+27.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• Rent YoY: —
• Metro: —
• 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

+370.0% since first listed

19 events — show timeline

• 2026-04-06 Price Changed $94,000 ARMLS
• 2026-03-05 Price Changed $95,000 ARMLS
• 2026-01-29 Listed $100,000 ARMLS
• 2025-10-15 Listing Removed — ARMLS
• 2025-07-16 Listed $124,900 ARMLS
• 2025-07-05 Listing Removed — ARMLS
• 2025-05-22 Price Changed $137,900 ARMLS
• 2025-04-21 Price Changed $146,900 ARMLS
• 2025-03-26 Price Changed $154,900 ARMLS
• 2025-01-10 Listed $159,900 ARMLS
• 2023-08-14 Sold (MLS) $28,000 ARMLS
• 2023-08-07 Pending — ARMLS
• 2023-05-23 Price Changed $37,000 ARMLS
• 2023-03-23 Price Changed $39,500 ARMLS
• 2023-03-15 Price Changed $40,000 ARMLS
• 2023-03-12 Price Changed $41,000 ARMLS
• 2023-01-23 Listed $43,000 ARMLS
• 1994-04-11 Sold (Public Records) $13,994 Public Records
• 1988-11-01 Sold (Public Records) $20,000 Public Records

Property tax history

+5.8%/yr

Latest (2025): $281 · +20.6% YoY. Source: county tax records.