954 W Starview Ave · Coolidge, AZ 85128

$225,000

3 bd · 2.0 ba · 1,216 sqft · SingleFamily public records · 127 Days on market

Built 2019 6,056 sqft lot $185/sqft · 16% below area Est $269k · 16% under $55/mo HOA · 3% of rent

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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).

• ARV discount +14.9/15.0
• Cash flow +9.5/30.0
• Livability +2.9/5.0
• DSCR +2.7/10.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• 1% rule +2.1/10.0
• Schools +1.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

**OWNED SOLAR** Built in 2019, this well-maintained 3-bedroom, 2-bath home is located in a quiet, desirable Coolidge neighborhood. The inviting exterior features a thoughtfully designed desert landscape that offers great curb appeal with low maintenance. Inside, you'll find a functional and open layout with an eat-in kitchen perfect for everyday living and entertaining. The kitchen and both bathrooms are finished with attractive granite countertops, adding a modern touch throughout the home. The primary suite includes a spacious bathroom with dual sinks, providing added comfort and convenience. This newer home offers a great blend of style, functionality, and location--move-in ready and waiting for its next owner!

Key facts

• 6,056 sq ft lot
• 2 garage spots
• Built 2019

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $225k.

Deal economics

• At list price, monthly cash flow is $-158 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $197k (12.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $160k (28.8% below list).
• Recommended offer: $160k (28.8% below list) — sets the bar for 1% rule.
• Cap rate 5.5% vs local median 4.5% in Coolidge — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 57/100 on livability (#235 in AZ) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: employment D, schools F, amenities F.
• Coolidge Unified District (4442) (town): math 8% / reading 14% proficiency, ranked #229 of 249 in AZ (top 92%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 68% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents flat; 260 active listings in the ZIP; 20 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 45% of comp listings sitting > 30 days — soft ceiling on asking rent; 9,504 units permitted in Pinal County in 2024 (776 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 $7k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 127 days — a 12% lower offer ($198k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 4y ago; this cycle's ask has dropped $25k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $160,127 (28.8% 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 127 days. Have you received any prior offers? Is the seller open to a 29% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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?
7. 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?
8. 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.
9. 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.
10. 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: 5.45%
• Cash-on-cash: -3.01%
• DSCR: 0.87
• GRM: 11.7

CMA / ARV

• ARV (median comp): $269,023
• List price: $225,000
• Delta: -16.36%
• 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
1063 W Verde Ln	0.10mi	3/2.0	1,217 (+0%)	2mo	$248,675	$204	93
1182 S 11th St	0.15mi	3/2.0	1,328 (+9%)	0mo	$235,000	$177	77
1064 W Starview Ave	0.11mi	3/2.0	1,328 (+9%)	7mo	$235,762	$178	74
1407 S Navajo Ln	0.22mi	3/2.0	1,261 (+4%)	13mo	$240,000	$190	73
985 W Palo Verde Ave	0.09mi	3/2.0	1,328 (+9%)	11mo	$260,000	$196	71
1508 S Navajo Ln	0.24mi	3/2.0	1,260 (+4%)	14mo	$260,000	$206	71
1820 S 7th St	0.47mi	3/2.0	1,122 (-8%)	4mo	$225,000	$201	62
535 W Lincoln Ave	0.64mi	3/2.0	1,282 (+5%)	0mo	$80,000	$62	60
426 W Gibson Ave	0.68mi	3/2.0	1,167 (-4%)	1mo	$175,000	$150	60
694 W Coolidge Pl	0.61mi	3/2.0	1,115 (-8%)	13mo	$279,500	$251	46
825 W Dewey Ave	0.45mi	3/1.0	1,056 (-13%)	9mo	$195,000	$185	46
554 W Lincoln Ave	0.65mi	4/2.0 (+1)	1,393 (+15%)	3mo	$292,000	$210	38

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 · 0.97% rent growth · sell at horizon

5-year hold

• IRR: -23.4%
• Equity multiple: 0.21×
• Total profit: $-49,788
• Equity at exit: $33,548

10-year hold

• IRR: -24.1%
• Equity multiple: -0.10×
• Total profit: $-69,177
• Equity at exit: $19,454

Cash invested: $63,000 (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 85128

• Home prices YoY: -7.9%
• Rents YoY: 1.0%
• Active inventory: 260
• Price-to-rent: 11.7×

Monthly cashflow live

• Estimated rent: $1,601 high
• Mortgage (P&I): −$1,180
• Tax from tax record: −$94 /mo · $1,132/yr
• Insurance: −$94
• HOA: −$55
• Vacancy / Maint / Mgmt: −$336
• Net cashflow: $-158

Break-even live

Break-even rent $1,801

Max offer price $197,080

Occupancy floor —

Sensitivity live

Price	-10% $-31	-5% $-94	+0% $-158	+5% $-222	+10% $-285
Rent	-10% $-285	-5% $-221	+0% $-158	+5% $-95	+10% $-32
Rate	-1.0pp $-45	-0.5pp $-101	base $-158	+0.5pp $-216	+1.0pp $-276

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: $56,250
• Closing costs: $6,750
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1204 W Prior Ave Coolidge, AZ	3.0	2.0	1280	$1,595	$1.25	44d	1	0.49mi
447 W Seagoe Ave Unit A Coolidge, AZ	2.0	1.5	752	$1,000	$1.33	25d	1	0.70mi
440 W Taylor Ave Coolidge, AZ	2.0	1.0	992	$1,250	$1.26	15d	1	0.72mi
350 W Spruell Ave Coolidge, AZ	1.0–2.0	1.0–2.0	771	$1,095	$1.42	2d	1	0.76mi
393 W Seagoe Ave Unit B Coolidge, AZ	3.0	2.0	1030	$1,250	$1.21	44d	1	0.77mi
342 W Taylor Ave Coolidge, AZ	3.0	1.5	1008	$1,500	$1.49	44d	1	0.81mi
232 W Elm Ave Unit B Coolidge, AZ	4.0	2.5	1452	$1,350	$0.93	44d	1	0.92mi
203 S 16th St Coolidge, AZ	3.0	2.5	1389	$1,550	$1.12	25d	1	0.95mi
1451 W Pinkley Ave Coolidge, AZ	3.0	2.0	1490	$1,600	$1.07	18d	1	0.96mi
227 W Douglas Ave Coolidge, AZ	3.0	2.0	1202	$1,595	$1.33	44d	1	1.04mi
144 W Lincoln Ave Coolidge, AZ	3.0	2.0	1125	$1,299	$1.15	4d	1	1.05mi
1759 W Wilson Ave Coolidge, AZ	3.0	2.0	1268	$1,200	$0.95	25d	1	1.08mi
1660 S Wooten St Coolidge, AZ	3.0	2.5	1385	$1,500	$1.08	5d	1	1.16mi
131 E Patton Ave Coolidge, AZ	4.0	2.0	1221	$2,200	$1.80	44d	1	1.22mi
248 N 20th St Coolidge, AZ	3.0	2.0	1440	$1,645	$1.14	5d	1	1.29mi
816 W Mid Way St Coolidge, AZ	3.0	2.0	1448	$1,600	$1.10	25d	1	1.35mi
313 E Central Ave Coolidge, AZ	2.0	2.0	1393	$1,200	$0.86	44d	1	1.41mi
392 E Dirkley Ave Coolidge, AZ	4.0	2.5	1440	$1,700	$1.18	44d	1	1.42mi
311 W Bealey Ave Coolidge, AZ	3.0	1.5	1000	$1,250	$1.25	21d	1	1.47mi
1105 N Cota Ln Coolidge, AZ	3.0	1.5	1321	$2,500	$1.89	44d	1	1.48mi

HOA detail

• Monthly dues: $55 · $660/yr

Listing history 27 events

1. 2026-06-18
   days on market $225,000 Active 127 DOM
2. 2026-06-17
   days on market $225,000 Active 126 DOM
3. 2026-06-16
   days on market $225,000 Active 125 DOM
4. 2026-06-15
   days on market $225,000 Active 124 DOM
5. 2026-06-13
   days on market $225,000 Active 122 DOM
6. 2026-06-13
   days on market $225,000 Active 121 DOM
7. 2026-06-09
   pricedays on market $225,000 Active 118 DOM
8. 2026-06-08
   days on market $236,000 Active 117 DOM
9. 2026-06-07
   days on market $236,000 Active 116 DOM
10. 2026-06-04
    days on market $236,000 Active 113 DOM
11. 2026-06-03
    days on market $236,000 Active 112 DOM
12. 2026-06-02
    days on market $236,000 Active 111 DOM
13. 2026-06-01
    days on market $236,000 Active 110 DOM
14. 2026-05-31
    days on market $236,000 Active 109 DOM
15. 2026-05-13
    price $236,000 723-char remark

    Show marketing remark (723 chars)

    **OWNED SOLAR** Built in 2019, this well-maintained 3-bedroom, 2-bath home is located in a quiet, desirable Coolidge neighborhood. The inviting exterior features a thoughtfully designed desert landscape that offers great curb appeal with low maintenance. Inside, you'll find a functional and open layout with an eat-in kitchen perfect for everyday living and entertaining. The kitchen and both bathrooms are finished with attractive granite countertops, adding a modern touch throughout the home. The primary suite includes a spacious bathroom with dual sinks, providing added comfort and convenience. This newer home offers a great blend of style, functionality, and location--move-in ready and waiting for its next owner!

16. 2026-05-13
    status Active 723-char remark

    Show marketing remark (723 chars)

    **OWNED SOLAR** Built in 2019, this well-maintained 3-bedroom, 2-bath home is located in a quiet, desirable Coolidge neighborhood. The inviting exterior features a thoughtfully designed desert landscape that offers great curb appeal with low maintenance. Inside, you'll find a functional and open layout with an eat-in kitchen perfect for everyday living and entertaining. The kitchen and both bathrooms are finished with attractive granite countertops, adding a modern touch throughout the home. The primary suite includes a spacious bathroom with dual sinks, providing added comfort and convenience. This newer home offers a great blend of style, functionality, and location--move-in ready and waiting for its next owner!

17. 2026-05-08
    historical Under Contract Accepting Backups 723-char remark

    Show marketing remark (723 chars)

    **OWNED SOLAR** Built in 2019, this well-maintained 3-bedroom, 2-bath home is located in a quiet, desirable Coolidge neighborhood. The inviting exterior features a thoughtfully designed desert landscape that offers great curb appeal with low maintenance. Inside, you'll find a functional and open layout with an eat-in kitchen perfect for everyday living and entertaining. The kitchen and both bathrooms are finished with attractive granite countertops, adding a modern touch throughout the home. The primary suite includes a spacious bathroom with dual sinks, providing added comfort and convenience. This newer home offers a great blend of style, functionality, and location--move-in ready and waiting for its next owner!

18. 2026-04-09
    price $238,000 723-char remark

    Show marketing remark (723 chars)

    **OWNED SOLAR** Built in 2019, this well-maintained 3-bedroom, 2-bath home is located in a quiet, desirable Coolidge neighborhood. The inviting exterior features a thoughtfully designed desert landscape that offers great curb appeal with low maintenance. Inside, you'll find a functional and open layout with an eat-in kitchen perfect for everyday living and entertaining. The kitchen and both bathrooms are finished with attractive granite countertops, adding a modern touch throughout the home. The primary suite includes a spacious bathroom with dual sinks, providing added comfort and convenience. This newer home offers a great blend of style, functionality, and location--move-in ready and waiting for its next owner!

19. 2026-03-07
    price $246,500 723-char remark

    Show marketing remark (723 chars)

    **OWNED SOLAR** Built in 2019, this well-maintained 3-bedroom, 2-bath home is located in a quiet, desirable Coolidge neighborhood. The inviting exterior features a thoughtfully designed desert landscape that offers great curb appeal with low maintenance. Inside, you'll find a functional and open layout with an eat-in kitchen perfect for everyday living and entertaining. The kitchen and both bathrooms are finished with attractive granite countertops, adding a modern touch throughout the home. The primary suite includes a spacious bathroom with dual sinks, providing added comfort and convenience. This newer home offers a great blend of style, functionality, and location--move-in ready and waiting for its next owner!

20. 2026-02-11
    listed $250,000 Active 723-char remark

    Show marketing remark (723 chars)

    **OWNED SOLAR** Built in 2019, this well-maintained 3-bedroom, 2-bath home is located in a quiet, desirable Coolidge neighborhood. The inviting exterior features a thoughtfully designed desert landscape that offers great curb appeal with low maintenance. Inside, you'll find a functional and open layout with an eat-in kitchen perfect for everyday living and entertaining. The kitchen and both bathrooms are finished with attractive granite countertops, adding a modern touch throughout the home. The primary suite includes a spacious bathroom with dual sinks, providing added comfort and convenience. This newer home offers a great blend of style, functionality, and location--move-in ready and waiting for its next owner!

21. 2023-02-21
    historical
22. 2022-12-27
    price $280,000
23. 2022-11-30
    listed $285,000 Active
24. 2019-07-16
    soldstatus $770,000
25. 2010-09-07
    soldstatus $845,853
26. 2009-06-01
    soldstatus $2,300,000
27. 2005-10-25
    soldstatus $8,748,000

ⓘ 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: $1,132 · $94/mo
• Projected year-2 tax: $1,485 · $124/mo
• Expected delta: +$352/yr (+$29/mo · 31.1%)

ⓘ 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 6/10 Major
• 🌡 Heat 9/10 Extreme 7 d/yr ≥113°F today · 20 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: $19,215
• − Mortgage interest: −$12,603
• − Property taxes: −$1,132
• − Insurance: −$1,125
• − Repairs & maintenance: −$1,537
• − Management: −$1,537
• − HOA: −$660
• − Depreciation: −$6,545
• Taxable loss: −$5,926
• Est. tax savings @ 24.0%: +$1,422
• After-tax cash flow: $-474/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: Coolidge Unified District (4442)
• NCES district ID: 0402320
• Math proficiency: 8% ▼ -6.00%
• Reading proficiency: 14% ▼ -2.00%
• Median HH income: $49,182
• Composite: 10.35/100
• National rank: #9787
• State rank: #229 of 249 in AZ

Livability — Coolidge

• Score: 57/100
• State rank: #235
• US rank: #22344

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Coolidge, AZ
• County: Pinal County · 399,947 people
• City population: 19,487
• Metro: Phoenix-Mesa-Chandler, AZ
• Population (ZIP): 19,487
• Household income: $65,477
• Rent vs Own: 26.0% rent · 74.0% own
• Severe rent burden: 264.0

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: Diverse neighborhood (Simpson 0.64)
• Race & ethnicity: Hispanic / Latino 52% White 29% Two or more races 22% Native American 17% Black 4%
• Hispanic origin (detail): Mexican 49%
• Common ancestry: Lithuanian 1% Portuguese 1% Serbian 1%
• Foreign-born: 9% · Canada
• Languages at home: 71% English-only · Spanish 25% Other Indo-European 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: ▼ -23.95%
• Current HPI: 280.3422
• Rent YoY: ▲ 0.97%
• 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

-97.3% since first listed

13 events — show timeline

• 2026-05-13 Price Changed $236,000 ARMLS
• 2026-05-13 Relisted — ARMLS
• 2026-05-08 Contingent — ARMLS
• 2026-04-09 Price Changed $238,000 ARMLS
• 2026-03-07 Price Changed $246,500 ARMLS
• 2026-02-11 Listed $250,000 ARMLS
• 2023-02-21 Listing Removed — ARMLS
• 2022-12-27 Price Changed $280,000 ARMLS
• 2022-11-30 Listed $285,000 ARMLS
• 2019-07-16 Sold (Public Records) $770,000 Public Records
• 2010-09-07 Sold (Public Records) $845,853 Public Records
• 2009-06-01 Sold (Public Records) $2,300,000 Public Records
• 2005-10-25 Sold (Public Records) $8,748,000 Public Records

Property tax history

+29.3%/yr

Latest (2025): $1,132 · +5.4% YoY. Source: county tax records.