523 E Copper Hills Rd · Globe, AZ 85501

$70,000

3 bd · 1.0 ba · 1,346 sqft · SingleFamily public records · 150 Days on market

Built 1950 0.41 ac lot $52/sqft · 68% below area ↓ 44% since listing

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Why this score? — see what drove the B- 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This house is a fixer upper. The land is a great area with beautiful views.

Key facts

• 0.41 acre lot
• Built 1950
• Listed 149 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $70k.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $70k).
• Recommended offer: $62k (12.0% below list) — sets the bar for market timing.
• Cap rate 25.4% vs local median 5.8% in Globe — 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 62/100 on livability (#145 in AZ) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: amenities D+, health & safety D+, schools F.
• Globe Unified District (4208) (town): math 11% / reading 21% proficiency, ranked #206 of 249 in AZ (top 83%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 65 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 217 units permitted in Gila County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $484 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• 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 $20k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 150 days — a 12% lower offer ($62k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 4y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Watch-outs: built in 1950 — 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 $61,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 150 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. 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. 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?
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: 2.86% ✓
• Cap rate: 25.35%
• Cash-on-cash: 68.07%
• DSCR: 4.03
• GRM: 2.9

CMA / ARV

• ARV (median comp): $221,244
• List price: $70,000
• Delta: -68.36%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
351 E Cedar St	0.35mi	3/1.0	1,342 (-0%)	22mo	$250,000	$186	65
415 E Mesquite St	0.28mi	2/2.0 (-1)	1,312 (-2%)	20mo	$239,500	$183	57
151 N Third St	0.43mi	3/2.0	1,492 (+11%)	7mo	$275,000	$184	52
386 E Cuprite St	0.22mi	2/1.0 (-1)	1,491 (+11%)	20mo	$166,500	$112	50
309 W Santee St	0.65mi	3/2.0	1,384 (+3%)	21mo	$80,000	$58	44

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: 67.5%
• Equity multiple: 4.04×
• Total profit: $59,494
• Equity at exit: $10,437

10-year hold

• IRR: 71.7%
• Equity multiple: 8.30×
• Total profit: $143,077
• Equity at exit: $6,052

Cash invested: $19,600 (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 85501

• Home prices YoY: -12.1%
• Active inventory: 65
• Price-to-rent: 2.9×

Monthly cashflow live

• Estimated rent: $2,000 medium
• Mortgage (P&I): −$367
• Tax from tax record: −$72 /mo · $862/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$420
• Net cashflow: $1,112

Break-even live

Break-even rent $593

Max offer price $70,000

Occupancy floor 39%

Sensitivity live

Price	-10% $1,152	-5% $1,132	+0% $1,112	+5% $1,092	+10% $1,072
Rent	-10% $954	-5% $1,033	+0% $1,112	+5% $1,191	+10% $1,270
Rate	-1.0pp $1,147	-0.5pp $1,130	base $1,112	+0.5pp $1,094	+1.0pp $1,075

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: $17,500
• Closing costs: $2,100
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
877 E Sycamore St Unit A Globe, AZ	2.0	2.0	1500	$2,000	$1.33	25d	1	0.50mi

Listing history 31 events

1. 2026-06-21
   days on market $70,000 Active 150 DOM
2. 2026-06-19
   days on market $70,000 Active 148 DOM
3. 2026-06-18
   days on market $70,000 Active 147 DOM
4. 2026-06-17
   days on market $70,000 Active 146 DOM
5. 2026-06-16
   days on market $70,000 Active 145 DOM
6. 2026-06-15
   days on market $70,000 Active 144 DOM
7. 2026-06-14
   days on market $70,000 Active 142 DOM
8. 2026-06-12
   days on market $70,000 Active 141 DOM
9. 2026-06-09
   days on market $70,000 Active 138 DOM
10. 2026-06-08
    days on market $70,000 Active 137 DOM
11. 2026-06-07
    days on market $70,000 Active 136 DOM
12. 2026-06-05
    days on market $70,000 Active 134 DOM
13. 2026-06-04
    days on market $70,000 Active 132 DOM
14. 2026-06-02
    days on market $70,000 Active 131 DOM
15. 2026-06-01
    days on market $70,000 Active 130 DOM
16. 2026-05-31
    days on market $70,000 Active 129 DOM
17. 2026-05-31
    days on market $70,000 Active 128 DOM
18. 2026-01-22
    listed $70,000 Active 76-char remark

    Show marketing remark (76 chars)

    This house is a fixer upper. The land is a great area with beautiful views.

19. 2025-09-12
    soldstatus $74,000 Closed 746-char remark

    Show marketing remark (746 chars)

    Bring your vision and creativity! This property is a fantastic opportunity to design the home you've always wanted. Located within the city limits of Globe, AZ, it sits on a spacious corner lot of nearly half an acre and offers beautiful views of the surrounding area. The roof was replaced in 2022, and the interior has been completely gutted, giving you a blank canvas to reimagine the space. The home was originally a 3-bedroom, 1-bathroom layout, with the potential to expand into a 3-bedroom, 2-bathroom home or more. The large yard provides plenty of room for outdoor living, entertaining, or additional projects. Please note: a septic system will be required. Don't miss the chance to transform this property into something truly special!

20. 2025-09-12
    soldstatus $74,000

    Show marketing remark (746 chars)

    Bring your vision and creativity! This property is a fantastic opportunity to design the home you've always wanted. Located within the city limits of Globe, AZ, it sits on a spacious corner lot of nearly half an acre and offers beautiful views of the surrounding area. The roof was replaced in 2022, and the interior has been completely gutted, giving you a blank canvas to reimagine the space. The home was originally a 3-bedroom, 1-bathroom layout, with the potential to expand into a 3-bedroom, 2-bathroom home or more. The large yard provides plenty of room for outdoor living, entertaining, or additional projects. Please note: a septic system will be required. Don't miss the chance to transform this property into something truly special!

21. 2025-09-09
    historical Under Contract Accepting Backups 746-char remark

    Show marketing remark (746 chars)

    Bring your vision and creativity! This property is a fantastic opportunity to design the home you've always wanted. Located within the city limits of Globe, AZ, it sits on a spacious corner lot of nearly half an acre and offers beautiful views of the surrounding area. The roof was replaced in 2022, and the interior has been completely gutted, giving you a blank canvas to reimagine the space. The home was originally a 3-bedroom, 1-bathroom layout, with the potential to expand into a 3-bedroom, 2-bathroom home or more. The large yard provides plenty of room for outdoor living, entertaining, or additional projects. Please note: a septic system will be required. Don't miss the chance to transform this property into something truly special!

22. 2025-09-03
    status Active 746-char remark

    Show marketing remark (746 chars)

    Bring your vision and creativity! This property is a fantastic opportunity to design the home you've always wanted. Located within the city limits of Globe, AZ, it sits on a spacious corner lot of nearly half an acre and offers beautiful views of the surrounding area. The roof was replaced in 2022, and the interior has been completely gutted, giving you a blank canvas to reimagine the space. The home was originally a 3-bedroom, 1-bathroom layout, with the potential to expand into a 3-bedroom, 2-bathroom home or more. The large yard provides plenty of room for outdoor living, entertaining, or additional projects. Please note: a septic system will be required. Don't miss the chance to transform this property into something truly special!

23. 2025-09-01
    historical Under Contract Accepting Backups 746-char remark

    Show marketing remark (746 chars)

    Bring your vision and creativity! This property is a fantastic opportunity to design the home you've always wanted. Located within the city limits of Globe, AZ, it sits on a spacious corner lot of nearly half an acre and offers beautiful views of the surrounding area. The roof was replaced in 2022, and the interior has been completely gutted, giving you a blank canvas to reimagine the space. The home was originally a 3-bedroom, 1-bathroom layout, with the potential to expand into a 3-bedroom, 2-bathroom home or more. The large yard provides plenty of room for outdoor living, entertaining, or additional projects. Please note: a septic system will be required. Don't miss the chance to transform this property into something truly special!

24. 2025-08-27
    listed $89,500 Active 746-char remark

    Show marketing remark (746 chars)

    Bring your vision and creativity! This property is a fantastic opportunity to design the home you've always wanted. Located within the city limits of Globe, AZ, it sits on a spacious corner lot of nearly half an acre and offers beautiful views of the surrounding area. The roof was replaced in 2022, and the interior has been completely gutted, giving you a blank canvas to reimagine the space. The home was originally a 3-bedroom, 1-bathroom layout, with the potential to expand into a 3-bedroom, 2-bathroom home or more. The large yard provides plenty of room for outdoor living, entertaining, or additional projects. Please note: a septic system will be required. Don't miss the chance to transform this property into something truly special!

25. 2024-10-11
    historical
26. 2024-07-29
    price $119,900
27. 2024-06-04
    price $125,000
28. 2024-04-10
    listed $129,900 Active
29. 2022-11-10
    soldstatus $90,000 Closed
30. 2022-11-10
    soldstatus $90,000
31. 2022-08-10
    listed $124,900 Active

ⓘ 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: $862 · $72/mo
• Projected year-2 tax: $862 · $72/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 6/10 Major 7 d/yr ≥100°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: $24,000
• − Mortgage interest: −$3,921
• − Property taxes: −$862
• − Insurance: −$350
• − Repairs & maintenance: −$1,920
• − Management: −$1,920
• − Depreciation: −$2,036
• Taxable income: $12,990
• Est. tax owed @ 24.0%: −$3,118
• After-tax cash flow: $10,225/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: Globe Unified District (4208)
• NCES district ID: 0403500
• Math proficiency: 11% ▼ -11.00%
• Reading proficiency: 21% ▼ -5.00%
• Median HH income: $42,829
• Composite: 13.87/100
• National rank: #9485
• State rank: #206 of 249 in AZ

Livability — Globe

• Score: 62/100
• State rank: #145
• US rank: #17153

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Globe, AZ
• Population (ZIP): 12,353

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 0.58)
• Race & ethnicity: White 54% Hispanic / Latino 36% Two or more races 16% Native American 5% Asian 2% Black 2%
• Hispanic origin (detail): Mexican 30%
• Common ancestry: Slovak 2% Italian 2% Serbian 1%
• Foreign-born: 5% · Canada
• Languages at home: 84% English-only · Spanish 12% Tagalog/Filipino 1%

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: ▼ -40.96%
• Current HPI: 296.458
• 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

-44.0% since first listed

14 events — show timeline

• 2026-01-22 Listed $70,000 ARMLS
• 2025-09-12 Sold (Public Records) $74,000 Public Records
• 2025-09-12 Sold (MLS) $74,000 ARMLS
• 2025-09-09 Contingent — ARMLS
• 2025-09-03 Relisted — ARMLS
• 2025-09-01 Contingent — ARMLS
• 2025-08-27 Listed $89,500 ARMLS
• 2024-10-11 Listing Removed — ARMLS
• 2024-07-29 Price Changed $119,900 ARMLS
• 2024-06-04 Price Changed $125,000 ARMLS
• 2024-04-10 Listed $129,900 ARMLS
• 2022-11-10 Sold (Public Records) $90,000 Public Records
• 2022-11-10 Sold (MLS) $90,000 ARMLS
• 2022-08-10 Listed $124,900 ARMLS

Property tax history

+3.8%/yr

Latest (2025): $862 · +5.9% YoY. Source: county tax records.