926 W Cocopah St · Phoenix, AZ 85007

$270,000

2 bd · 2.0 ba · 1,512 sqft · SingleFamily public records · 60 Days on market

Built 1940 0.27 ac lot Est $392k · 31% 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 +16.6/30.0
• ARV discount +15.0/15.0
• DSCR +5.2/10.0
• Livability +3.8/5.0
• 1% rule +3.2/10.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• Schools +1.1/10.0
• Appreciation +0.0/10.0

Listing remarks

* * BACK ON MARKET THROUGH NO FAULT OF SELLER * * RARE OPPORTUNITY: The listing includes TWO LARGE PARCELS--926 and 922--sold together, providing expanded potential for redevelopment, additional units, or increased value. Investor Special in the heart of Central Phoenix! This distressed fixer-upper offers incredible upside just minutes from downtown, the baseball stadium, Suns arena, Sky Harbor Airport, and major freeway, making it a prime candidate for Airbnb or rental income. Located in a rapidly growing area with strong demand, this property is perfect for investors or flippers ready to bring their vision to life. Endless possibilities in an unbeatable location, don't miss it!

Key facts

• 0.27 acre lot
• 2 garage spots
• Built 1940

Property features AI

Finance

• HOA & community: No association fees

Exterior

• Parking: Detached garage; 2 covered parking spaces; 2 open parking spaces; 2 garage spaces
• Utilities: City water; Public sewer
• Home design: Single family residence; Fee simple ownership; Property listed as fixer
• Construction: Painted block construction; Other roof
• Exterior features: Storage; Shed(s); Chain link fencing

Interior

• Kitchen: Gas stub for range
• Bedrooms: 2 possible bedrooms
• Flooring: Vinyl flooring; Concrete flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Has heating (type: Other); Evaporative cooling; Has cooling
• Interior features: Eat-in kitchen; Full bathroom in the master bedroom
• Laundry & utility: Laundry in garage; Washer/dryer hookup only

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $270k.

Deal economics

• At list price, monthly cash flow is $165 ($2k/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 $220k (18.3% below list).
• Recommended offer: $220k (18.3% below list) — sets the bar for 1% rule.
• Cap rate 7.0% vs local median 3.3% in Phoenix — 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 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: Augustus H. Shaw Montessori (math 42% / reading 57%, grade D, #271 of 1,109 statewide, top 26%, 453 students, 32% FRL); Central High School (math 13% / reading 16%, grade F, #267 of 381 statewide, top 72%, 1,901 students, 92% FRL).
• Zoned-school proficiency averages 32% at this address vs 12% district-wide (+20 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 rising (+1.4%/yr); 88 active listings in the ZIP; 23 comparable units currently listed for rent nearby; rentals leasing fast (median 0d 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

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k 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 60 days — a 3% lower offer ($262k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $30k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $14k; list at $270k implies a 1876% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1940 — 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 $220,486 (18.3% below list)

Questions for the listing agent

1. It's been on market 60 days. Have you received any prior offers? Is the seller open to a 18% concession, seller financing, or rate buy-down credit?
2. Built in 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 0.82% ✗
• Cap rate: 7.03%
• Cash-on-cash: 2.63%
• DSCR: 1.12
• GRM: 10.2

CMA / ARV

• ARV (on-the-fly): $391,608
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
937 W Cocopah St	0.04mi	3/2.0 (+1)	1,352 (-11%)	2mo	$349,900	$259	74
1105 W Cocopah St	0.09mi	3/2.0 (+1)	1,612 (+7%)	10mo	$319,700	$198	72
1309 S 1st Ave	0.65mi	3/2.0 (+1)	1,470 (-3%)	6mo	$437,000	$297	55
1102 S 4th Ave	0.47mi	3/2.5 (+1)	1,623 (+7%)	8mo	$425,000	$262	52
1644 W Sonora St	0.54mi	3/1.5 (+1)	1,376 (-9%)	2mo	$314,000	$228	51
1605 W Hadley St	0.67mi	3/2.0 (+1)	1,340 (-11%)	19mo	$316,000	$236	29

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 · 1.35% rent growth · sell at horizon

5-year hold

• IRR: -13.8%
• Equity multiple: 0.51×
• Total profit: $-36,963
• Equity at exit: $40,258

10-year hold

• IRR: -7.5%
• Equity multiple: 0.56×
• Total profit: $-33,505
• Equity at exit: $23,345

Cash invested: $75,600 (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 85007

• Home prices YoY: -28.9%
• Rents YoY: 1.4%
• Active inventory: 88
• Price-to-rent: 10.2×

Monthly cashflow live

• Estimated rent: $2,205 high
• Mortgage (P&I): −$1,416
• Tax from tax record: −$48 /mo · $576/yr
• Insurance: −$112
• HOA: −$0
• Vacancy / Maint / Mgmt: −$463
• Net cashflow: $165

Break-even live

Break-even rent $1,995

Max offer price $270,000

Occupancy floor 88%

Sensitivity live

Price	-10% $318	-5% $242	+0% $165	+5% $89	+10% $-311
Rent	-10% $-9	-5% $78	+0% $165	+5% $252	+10% $340
Rate	-1.0pp $301	-0.5pp $234	base $165	+0.5pp $95	+1.0pp $24

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: $67,500
• Closing costs: $8,100
• Reserves months: —
• Total cash needed: —

Rent comps 23 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1325 W Apache St Phoenix, AZ	3.0	2.0	1885	$1,675	$0.89	9d	1	0.27mi
382 W Cocopah St Phoenix, AZ	3.0	2.0	1294	$1,795	$1.39	0d	1	0.35mi
917 S 5th Ave Apt 2 Phoenix, AZ	3.0	2.5	1500	$2,199	$1.47	0d	1	0.56mi
402 W Lincoln St Phoenix, AZ	1.0–2.0	1.0–2.0	893	$2,234	$2.50	0d	23	0.74mi
814 S 1st Ave Phoenix, AZ	2.0	2.0	1247	$1,995	$1.60	0d	1	0.80mi
1714 S 5th St Phoenix, AZ	3.0	2.5	1576	$2,350	$1.49	0d	1	1.06mi
424 S 2nd St #208 Phoenix, AZ	1.0	2.0	1710	$3,000	$1.75	0d	1	1.14mi
411 S 3rd St Phoenix, AZ	2.0	1.0–2.0	1006	$3,559	$3.54	0d	34	1.24mi
2135 W Hadley St Unit 2 Phoenix, AZ	3.0	1.0	1682	$1,800	$1.07	0d	1	1.25mi
11 S Central Ave Phoenix, AZ	1.0	2.0	1385	$3,252	$2.35	23d	1	1.29mi
1326 W Monroe St Unit 1326 Phoenix, AZ	2.0	1.5	1050	$1,695	$1.61	0d	1	1.30mi
114 W Adams St #1008 Phoenix, AZ	2.0	2.0	1174	$2,495	$2.13	3d	1	1.35mi
114 W Adams St Phoenix, AZ	1.0–2.0	1.0–2.0	1003	$2,600	$2.59	19d	2	1.36mi
114 W Adams St Phoenix, AZ	1.0–2.0	1.0–2.0	1003	$2,495	$2.49	0d	2	1.36mi
114 W Adams St Phoenix, AZ	1.0–2.0	1.0–2.0	1003	$2,495	$2.49	3d	2	1.36mi
188 E Jefferson St Phoenix, AZ	2.0	1.0–2.0	944	$3,595	$3.81	0d	26	1.37mi
222 E Jefferson St Phoenix, AZ	2.0	1.0–2.5	1135	$4,225	$3.72	0d	49	1.37mi
1350 W Van Buren St Phoenix, AZ	3.0	1.0–2.0	897	$1,620	$1.81	0d	13	1.40mi
44 W Monroe St Phoenix, AZ	1.0–2.0	1.5–2.0	1178	$3,287	$2.79	0d	14	1.43mi
121 S 21st Ave Phoenix, AZ	3.0	1.0	1350	$2,200	$1.63	0d	1	1.44mi
18 W Monroe St Unit 1263177P Phoenix, AZ	1.0	1.5	1119	$3,156	$2.82	3d	1	1.45mi
601 W Fillmore St Phoenix, AZ	1.0–2.0	1.0–2.0	930	$1,987	$2.14	0d	17	1.48mi
50 W Van Buren St Phoenix, AZ	2.0	1.0–2.0	1231	$8,455	$6.87	0d	123	1.49mi

Listing history 23 events

1. 2026-06-21
   days on market $270,000 Active 60 DOM
2. 2026-06-18
   days on market $270,000 Active 57 DOM
3. 2026-06-17
   days on market $270,000 Active 56 DOM
4. 2026-06-16
   days on market $270,000 Active 55 DOM
5. 2026-06-15
   days on market $270,000 Active 54 DOM
6. 2026-06-13
   days on market $270,000 Active 52 DOM
7. 2026-06-13
   days on market $270,000 Active 51 DOM
8. 2026-06-09
   days on market $270,000 Active 48 DOM
9. 2026-06-08
   days on market $270,000 Active 47 DOM
10. 2026-06-07
    days on market $270,000 Active 46 DOM
11. 2026-06-04
    pricedays on market $270,000 Active 43 DOM
12. 2026-06-03
    days on market $250,000 Active 42 DOM
13. 2026-06-02
    days on market $250,000 Active 41 DOM
14. 2026-06-01
    days on market $250,000 Active 40 DOM
15. 2026-05-31
    days on market $250,000 Active 39 DOM
16. 2026-05-07
    status Active
17. 2026-05-07
    price $250,000
18. 2026-04-29
    historical Under Contract Accepting Backups
19. 2026-04-26
    status Active
20. 2026-03-30
    status Pending
21. 2026-03-27
    listed $300,000 Active
22. 2024-06-14
    soldstatus $13,667
23. 2024-04-05
    soldstatus $13,166

ⓘ 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: $576 · $48/mo
• Projected year-2 tax: $1,782 · $148/mo
• Expected delta: +$1,206/yr (+$100/mo · 209.2%)

ⓘ 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 (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: $26,458
• − Mortgage interest: −$15,124
• − Property taxes: −$576
• − Insurance: −$1,350
• − Repairs & maintenance: −$2,117
• − Management: −$2,117
• − Depreciation: −$7,855
• Taxable loss: −$2,680
• Est. tax savings @ 24.0%: +$643
• After-tax cash flow: $2,628/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): 13,575
• Household income: $63,616
• Rent vs Own: 54.2% rent · 45.8% own
• Severe rent burden: 541.0

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 53% Two or more races 37% White 34% Black 8% Native American 2% Asian 2%
• Hispanic origin (detail): Mexican 48% Puerto Rican 1%
• Common ancestry: Italian 4% Portuguese 2% Lithuanian 2%
• Foreign-born: 16% · Canada, China
• Languages at home: 65% English-only · Spanish 32% German/W. Germanic 1% Chinese 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: ▼ -158.06%
• Current HPI: 388.9189
• Rent YoY: ▲ 1.35%
• 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

+1798.8% since first listed

8 events — show timeline

• 2026-05-07 Relisted — ARMLS
• 2026-05-07 Price Changed $250,000 ARMLS
• 2026-04-29 Contingent — ARMLS
• 2026-04-26 Relisted — ARMLS
• 2026-03-30 Pending — ARMLS
• 2026-03-27 Listed $300,000 ARMLS
• 2024-06-14 Sold (Public Records) $13,667 Public Records
• 2024-04-05 Sold (Public Records) $13,166 Public Records

Property tax history

-1.7%/yr

Latest (2025): $576 · +6.2% YoY. Source: county tax records.