111 W Apache St · Wickenburg, AZ 85390

$255,000

3 bd · 2.0 ba · 1,354 sqft · SingleFamily public records · 56 Days on market

Built 1960 10,500 sqft lot $188/sqft · 15% below area Est $300k · 15% 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 +19.0/30.0
• ARV discount +14.2/15.0
• DSCR +6.0/10.0
• 1% rule +3.7/10.0
• Livability +3.5/5.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

INVESTOR SPECIAL: Three-bedroom, two-bath slump-block home positioned on a spacious corner lot with strong investment potential. The layout offers functional living space with room to update and add value. Exterior features include a two-car carport and dedicated storage area. Major systems have already been addressed: the roof was replaced in 2025, and the HVAC system was updated approximately eight years ago. With solid construction, key improvements completed, and ample space, this property is well-suited for investors, flippers, or buyers looking to customize and build equity.

Key facts

• Corner lot
• Roof replaced
• Hvac system updated

Tags

• CORNER LOT
• TWO CAR CARPORT
• DEDICATED STORAGE AREA
• ROOF REPLACED
• HVAC SYSTEM UPDATED
• FUNCTIONAL LIVING SPACE

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $255k.

Deal economics

• At list price, monthly cash flow is $267 ($3k/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 $223k (12.7% below list).
• Recommended offer: $223k (12.7% below list) — sets the bar for 1% rule.
• Cap rate 7.6% vs local median 3.0% in Wickenburg — 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 70/100 on livability (#41 in AZ) — a middle-class / working-renter tenant base. Strengths: crime A+, housing A+, cost of living A-; Watch: schools D+, amenities F, commute F.
• Wickenburg Unified District (4236) (rural): math 33% / reading 35% proficiency, ranked #92 of 249 in AZ (top 37%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 379 active listings in the ZIP; 18 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 36,011 units permitted in Maricopa County in 2024 (12,801 in 5+ unit buildings).
• This rent runs 39% of the median local income ($69k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

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 56 days — a 3% lower offer ($247k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $40k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $222,569 (12.7% below list)

Questions for the listing agent

1. It's been on market 56 days. Have you received any prior offers? Is the seller open to a 13% concession, seller financing, or rate buy-down credit?
2. Built in 1960 — 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. Schools are D-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. 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: 0.87% ✗
• Cap rate: 7.55%
• Cash-on-cash: 4.49%
• DSCR: 1.20
• GRM: 9.5

CMA / ARV

• ARV (median comp): $299,917
• List price: $255,000
• Delta: -14.98%
• 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
111 W Yavapai St	0.12mi	2/1.5 (-1)	1,327 (-2%)	2mo	$300,000	$226	82
60 W Monte Cristo Dr	0.35mi	3/2.0	1,333 (-2%)	1mo	$352,000	$264	80
640 E Desert Canyon Rd	0.47mi	3/2.0	1,374 (+2%)	1mo	$353,000	$257	75
433 N Oxbow Dr	0.34mi	3/2.0	1,470 (+9%)	4mo	$250,000	$170	67
745 N Don Frank Ln	0.64mi	3/2.0	1,389 (+3%)	1mo	$327,000	$235	65
25 W Monte Cristo Dr	0.40mi	3/2.0	1,204 (-11%)	2mo	$349,000	$290	61
70 Cottonwood Ln	0.46mi	3/2.0	1,204 (-11%)	0mo	$340,000	$282	60
40 Cottonwood Ln	0.46mi	3/2.0	1,204 (-11%)	1mo	$353,500	$294	59
785 N Don Frank Ln	0.67mi	3/2.0	1,240 (-8%)	2mo	$316,000	$255	53
230 Cottonwood Ln	0.48mi	3/2.0	1,547 (+14%)	2mo	$477,635	$309	52
690 W Mclean Dr	0.74mi	3/2.0	1,551 (+14%)	3mo	$367,500	$237	39
660 N Madison St	0.68mi	2/2.0 (-1)	1,156 (-15%)	1mo	$275,000	$238	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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -9.3%
• Equity multiple: 0.66×
• Total profit: $-24,425
• Equity at exit: $38,021

10-year hold

• IRR: 0.0%
• Equity multiple: 1.00×
• Total profit: $119
• Equity at exit: $22,048

Cash invested: $71,400 (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 85390

• Home prices YoY: -17.4%
• Active inventory: 379
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $2,226 high
• Mortgage (P&I): −$1,337
• Tax from tax record: −$47 /mo · $569/yr
• Insurance: −$106
• HOA: −$0
• Vacancy / Maint / Mgmt: −$467
• Net cashflow: $267

Break-even live

Break-even rent $1,887

Max offer price $255,000

Occupancy floor 83%

Sensitivity live

Price	-10% $412	-5% $340	+0% $267	+5% $195	+10% $123
Rent	-10% $92	-5% $179	+0% $267	+5% $355	+10% $443
Rate	-1.0pp $396	-0.5pp $332	base $267	+0.5pp $201	+1.0pp $134

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: $63,750
• Closing costs: $7,650
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
70 W Monte Cristo Dr Wickenburg, AZ	3.0	2.0	1338	$3,000	$2.24	2d	1	0.33mi
70 W Monte Cristo Dr Wickenburg, AZ	3.0	2.0	1338	$3,000	$2.24	11d	1	0.33mi
18 W Monte Cristo Dr Wickenburg, AZ	3.0	2.0	1338	$2,100	$1.57	20d	1	0.37mi
600 Desert Canyon Rd Wickenburg, AZ	3.0	2.0	1498	$1,850	$1.23	45d	1	0.40mi
40 Cottonwood Ln Wickenburg, AZ	3.0	2.0	1204	$1,900	$1.58	0d	1	0.44mi
600 El Recreo Ct Wickenburg, AZ	3.0	2.0	1197	$1,800	$1.50	23d	1	0.80mi
600 El Recreo Ct Wickenburg, AZ	3.0	2.0	1197	$1,800	$1.50	0d	1	0.80mi
900 W Hermosa Dr Wickenburg, AZ	3.0	2.0	1737	$3,000	$1.73	45d	1	0.92mi
1 Northridge Cir Wickenburg, AZ	2.0	2.0	1224	$1,800	$1.47	45d	1	0.97mi
54 Northridge Cir Unit 1 Wickenburg, AZ	2.0	2.0	1227	$1,800	$1.47	5d	1	0.98mi
54 Northridge Cir Wickenburg, AZ	2.0	2.5	1227	$1,800	$1.47	6d	1	0.98mi
54 Northridge Cir Wickenburg, AZ	2.0	2.5	1227	$1,800	$1.47	18d	1	0.98mi
737 Dylan Ct Wickenburg, AZ	3.0	2.0	1542	$1,750	$1.13	45d	1	1.03mi
741 Dylan Ct Wickenburg, AZ	3.0	2.0	1548	$1,645	$1.06	23d	1	1.04mi
736 Dylan Ct Wickenburg, AZ	3.0	2.0	1543	$1,750	$1.13	45d	1	1.05mi
757 Dylan Ct Wickenburg, AZ	3.0	2.0	1290	$1,585	$1.23	6d	1	1.07mi
640 Atchison Cir Wickenburg, AZ	3.0	2.0	1611	$3,500	$2.17	45d	1	1.09mi
560 Penn Ln Wickenburg, AZ	2.0–3.0	2.0	1051	$1,675	$1.59	0d	6	1.16mi

Listing history 22 events

1. 2026-06-17
   days on marketlisting id $255,000 Pending 56 DOM
2. 2026-06-16
   statusdays on marketlisting id $255,000 Pending 24 DOM
3. 2026-06-15
   days on market $255,000 Under Contract Accepting Backups 56 DOM
4. 2026-06-13
   days on market $255,000 Under Contract Accepting Backups 54 DOM
5. 2026-06-13
   days on market $255,000 Under Contract Accepting Backups 53 DOM
6. 2026-06-09
   days on market $255,000 Under Contract Accepting Backups 50 DOM
7. 2026-06-08
   days on market $255,000 Under Contract Accepting Backups 49 DOM
8. 2026-06-07
   days on market $255,000 Under Contract Accepting Backups 48 DOM
9. 2026-06-04
   days on market $255,000 Under Contract Accepting Backups 45 DOM
10. 2026-06-03
    days on market $255,000 Under Contract Accepting Backups 44 DOM
11. 2026-06-02
    days on market $255,000 Under Contract Accepting Backups 43 DOM
12. 2026-06-01
    days on market $255,000 Under Contract Accepting Backups 42 DOM
13. 2026-05-31
    days on market $255,000 Under Contract Accepting Backups 41 DOM
14. 2026-05-15
    status Pending 587-char remark

    Show marketing remark (588 chars)

    INVESTOR SPECIAL: Three-bedroom, two-bath slump-block home positioned on a spacious corner lot with strong investment potential. The layout offers functional living space with room to update and add value. Exterior features include a two-car carport and dedicated storage area. Major systems have already been addressed: the roof was replaced in 2025, and the HVAC system was updated approximately eight years ago. With solid construction, key improvements completed, and ample space, this property is well-suited for investors, flippers, or buyers looking to customize and build equity.

15. 2026-05-15
    historical Under Contract Accepting Backups 588-char remark

    Show marketing remark (588 chars)

    INVESTOR SPECIAL: Three-bedroom, two-bath slump-block home positioned on a spacious corner lot with strong investment potential. The layout offers functional living space with room to update and add value. Exterior features include a two-car carport and dedicated storage area. Major systems have already been addressed: the roof was replaced in 2025, and the HVAC system was updated approximately eight years ago. With solid construction, key improvements completed, and ample space, this property is well-suited for investors, flippers, or buyers looking to customize and build equity.

16. 2026-05-06
    price $255,000 587-char remark

    Show marketing remark (588 chars)

    INVESTOR SPECIAL: Three-bedroom, two-bath slump-block home positioned on a spacious corner lot with strong investment potential. The layout offers functional living space with room to update and add value. Exterior features include a two-car carport and dedicated storage area. Major systems have already been addressed: the roof was replaced in 2025, and the HVAC system was updated approximately eight years ago. With solid construction, key improvements completed, and ample space, this property is well-suited for investors, flippers, or buyers looking to customize and build equity.

17. 2026-05-06
    price $255,000 588-char remark

    Show marketing remark (588 chars)

    INVESTOR SPECIAL: Three-bedroom, two-bath slump-block home positioned on a spacious corner lot with strong investment potential. The layout offers functional living space with room to update and add value. Exterior features include a two-car carport and dedicated storage area. Major systems have already been addressed: the roof was replaced in 2025, and the HVAC system was updated approximately eight years ago. With solid construction, key improvements completed, and ample space, this property is well-suited for investors, flippers, or buyers looking to customize and build equity.

18. 2026-04-29
    price $275,000 587-char remark

    Show marketing remark (588 chars)

    INVESTOR SPECIAL: Three-bedroom, two-bath slump-block home positioned on a spacious corner lot with strong investment potential. The layout offers functional living space with room to update and add value. Exterior features include a two-car carport and dedicated storage area. Major systems have already been addressed: the roof was replaced in 2025, and the HVAC system was updated approximately eight years ago. With solid construction, key improvements completed, and ample space, this property is well-suited for investors, flippers, or buyers looking to customize and build equity.

19. 2026-04-29
    price $275,000 588-char remark

    Show marketing remark (588 chars)

    INVESTOR SPECIAL: Three-bedroom, two-bath slump-block home positioned on a spacious corner lot with strong investment potential. The layout offers functional living space with room to update and add value. Exterior features include a two-car carport and dedicated storage area. Major systems have already been addressed: the roof was replaced in 2025, and the HVAC system was updated approximately eight years ago. With solid construction, key improvements completed, and ample space, this property is well-suited for investors, flippers, or buyers looking to customize and build equity.

20. 2026-04-21
    listed $295,000 Active 587-char remark

    Show marketing remark (587 chars)

    INVESTOR SPECIAL: Three-bedroom, two-bath slump-block home positioned on a spacious corner lot with strong investment potential. The layout offers functional living space with room to update and add value. Exterior features include a two-car carport and dedicated storage area. Major systems have already been addressed: the roof was replaced in 2025, and the HVAC system was updated approximately eight years ago. With solid construction, key improvements completed, and ample space, this property is well-suited for investors, flippers, or buyers looking to customize and build equity.

21. 2026-04-20
    listed $295,000 Active 588-char remark

    Show marketing remark (588 chars)

    INVESTOR SPECIAL: Three-bedroom, two-bath slump-block home positioned on a spacious corner lot with strong investment potential. The layout offers functional living space with room to update and add value. Exterior features include a two-car carport and dedicated storage area. Major systems have already been addressed: the roof was replaced in 2025, and the HVAC system was updated approximately eight years ago. With solid construction, key improvements completed, and ample space, this property is well-suited for investors, flippers, or buyers looking to customize and build equity.

22. 1995-03-17
    soldstatus $6,200,000

ⓘ 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: $569 · $47/mo
• Projected year-2 tax: $1,683 · $140/mo
• Expected delta: +$1,114/yr (+$93/mo · 195.7%)

ⓘ 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 5/10 Major
• 🌡 Heat 8/10 Severe 7 d/yr ≥110°F today · 18 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: $26,708
• − Mortgage interest: −$14,284
• − Property taxes: −$569
• − Insurance: −$1,275
• − Repairs & maintenance: −$2,137
• − Management: −$2,137
• − Depreciation: −$7,418
• Taxable loss: −$1,111
• Est. tax savings @ 24.0%: +$267
• After-tax cash flow: $3,475/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: Wickenburg Unified District (4236)
• NCES district ID: 0409190
• Math proficiency: 33% ▼ -10.00%
• Reading proficiency: 35% ▼ -7.00%
• Median HH income: $47,369
• Composite: 29.27/100
• National rank: #6560
• State rank: #92 of 249 in AZ

Livability — Wickenburg

• Score: 70/100
• State rank: #41
• US rank: #7975

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Wickenburg, AZ
• County: Maricopa County · 4,537,380 people
• City population: 10,298
• Metro: Phoenix-Mesa-Chandler, AZ
• Population (ZIP): 10,298
• Household income: $68,591
• Rent vs Own: 17.9% rent · 82.1% own
• Severe rent burden: 251.0

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: Predominantly White (88%)
• Race & ethnicity: White 88% Hispanic / Latino 7% Two or more races 4% Native American 1%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Portuguese 3% Lithuanian 3% Slovak 2%
• Foreign-born: 3% · Canada
• Languages at home: 93% English-only · Spanish 5%

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: ▼ -66.26%
• Current HPI: 314.3169
• Rent YoY: —
• 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

-95.9% since first listed

9 events — show timeline

• 2026-05-15 Pending — PAARMLS as Distributed by MLS Grid
• 2026-05-15 Contingent — ARMLS
• 2026-05-06 Price Changed $255,000 PAARMLS as Distributed by MLS Grid
• 2026-05-06 Price Changed $255,000 ARMLS
• 2026-04-29 Price Changed $275,000 PAARMLS as Distributed by MLS Grid
• 2026-04-29 Price Changed $275,000 ARMLS
• 2026-04-21 Listed $295,000 PAARMLS as Distributed by MLS Grid
• 2026-04-20 Listed $295,000 ARMLS
• 1995-03-17 Sold (Public Records) $6,200,000 Public Records

Property tax history

-1.1%/yr

Latest (2025): $569 · +0.6% YoY. Source: county tax records.