528 W Porphyry St · Superior, AZ 85173

$15,997

2 bd · 1.0 ba · 560 sqft · SingleFamily public records · 2 Days on market

Built 1944 3,534 sqft lot

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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 +15.0/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0

Listing remarks

The property has extensive fire damage and will need a full renovation. This may be a scraper for new build out. Great opportunity to rebuild the property.

Key facts

• 3,534 sq ft lot
• 2 parking spots
• Built 1944

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $16k.

Deal economics

• At list price, monthly cash flow is $711 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $16k).

Location & tenants

• Location reads 57/100 on livability (#234 in AZ) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+, health & safety B+; Watch: crime D+, amenities F, commute F.
• Superior Unified School District (4440) (town): math 15% / reading 25% proficiency, ranked #371 of 501 in AZ (top 74%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 66% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: John F Kennedy School (math 12% / reading 12%, grade F, #963 of 1,109 statewide, top 87%, 179 students, 93% FRL); Superior Junior/Senior High School (math 2% / reading 17%, grade F, #343 of 381 statewide, top 93%, 156 students, 26% FRL).
• Market conditions: 25 active listings in the ZIP; 9,504 units permitted in Pinal County in 2024 (776 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($111 loan paydown + $2k appreciation (10.0% local appreciation)).
• At projected returns (10.0% appreciation + 3.0% rent growth), your $4k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: property tax is 2.9% of price; built in 1944 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: 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 $15,997

Questions for the listing agent

1. Built in 1944 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. Crime grade is D 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. 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: 6.65% ✓
• Cap rate: 59.63%
• Cash-on-cash: 190.48%
• DSCR: 9.48
• GRM: 1.3

CMA / ARV

• ARV (on-the-fly): $149,520
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
187 W Copper St	0.28mi	2/1.0	624 (+11%)	4mo	$148,500	$238	64
618 W Hill St	0.35mi	1/1.0 (-1)	600 (+7%)	7mo	$160,000	$267	61

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 13.06×
• Total profit: $54,022
• Equity at exit: $14,411

10-year hold

• IRR: —
• Equity multiple: 28.58×
• Total profit: $123,531
• Equity at exit: $31,079

Cash invested: $4,479 (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 85173

• Home prices YoY: 7.9%
• Active inventory: 25
• Price-to-rent: 1.3×

Monthly cashflow live

• Estimated rent: $1,063 medium
• Mortgage (P&I): −$84
• Tax from tax record: −$38 /mo · $461/yr
• Insurance: −$7
• HOA: −$0
• Vacancy / Maint / Mgmt: −$223
• Net cashflow: $711

Break-even live

Break-even rent $163

Max offer price $15,997

Occupancy floor 28%

Sensitivity live

Price	-10% $720	-5% $716	+0% $711	+5% $706	+10% $702
Rent	-10% $627	-5% $669	+0% $711	+5% $753	+10% $795
Rate	-1.0pp $719	-0.5pp $715	base $711	+0.5pp $707	+1.0pp $703

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: $3,999
• Closing costs: $480
• Reserves months: —
• Total cash needed: —

Listing history 6 events

1. 2026-04-09
   status Pending
2. 2026-04-07
   listed $15,997 Active
3. 2002-05-28
   soldstatus $36,500
4. 1999-06-02
   soldstatus $8,000
5. 1994-08-15
   soldstatus $5,000
6. 1993-03-03
   soldstatus $7,000

ⓘ 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: $461 · $38/mo
• Projected year-2 tax: $461 · $38/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 Heat 8/10 Severe 7 d/yr ≥104°F today · 19 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: $12,759
• − Mortgage interest: −$896
• − Property taxes: −$461
• − Insurance: −$80
• − Repairs & maintenance: −$1,021
• − Management: −$1,021
• − Depreciation: −$465
• Taxable income: $8,815
• Est. tax owed @ 24.0%: −$2,116
• After-tax cash flow: $6,416/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: Superior Unified School District (4440)
• NCES district ID: 0408230
• Math proficiency: 15% ▬ 0.00%
• Reading proficiency: 25% ▲ 10.00%
• Median HH income: $39,371
• Composite: 20.12/100
• National rank: #13849
• State rank: #371 of 501 in AZ

Livability — Superior

• Score: 57/100
• State rank: #234
• US rank: #22184

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Superior, AZ
• City population: 2,534
• Population (ZIP): 2,534

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%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority Hispanic (58%)
• Race & ethnicity: Hispanic / Latino 58% White 34% Two or more races 27% Asian 4%
• Hispanic origin (detail): Mexican 53%
• Common ancestry: Iranian 2% Portuguese 2% Serbian 1%
• Foreign-born: 9% · Canada, South Korea, China
• Languages at home: 70% English-only · Spanish 25% Chinese 3% Korean 1%

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: ▲ 28.01%
• Current HPI: 382.9131
• 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

+128.5% since first listed

6 events — show timeline

• 2026-04-09 Pending — ARMLS
• 2026-04-07 Listed $15,997 ARMLS
• 2002-05-28 Sold (Public Records) $36,500 Public Records
• 1999-06-02 Sold (Public Records) $8,000 Public Records
• 1994-08-15 Sold (Public Records) $5,000 Public Records
• 1993-03-03 Sold (Public Records) $7,000 Public Records

Property tax history

+69.4%/yr

Latest (2025): $461 · +6.6% YoY. Source: county tax records.