85246
Phoenix, Arizona

The 85246 ZIP code shows complete price stagnation with a median sale price of $110,000 and zero year-over-year appreciation as of May 2018. Market velocity remains sluggish at 62 days on market, nearly double the typical pace for competitive metro Phoenix submarkets during this period. Notably, zero homes are selling above list price, indicating absent buyer urgency and suggesting sellers hold minimal negotiating leverage in current transactions.

This environment favors patient value buyers and bargain-focused investors willing to negotiate aggressively below ask prices. The absence of bidding competition and extended days-on-market figures create conditions for wholesale acquisitions and fix-and-flip strategies with controlled entry costs. Sellers face disadvantageous conditions and should consider delaying listings unless circumstances require immediate liquidity, as the 27 PropIQ score signals material headwinds that limit price achievement.

The 27/100 PropIQ intelligence score places this market in cautionary territory, suggesting potential downward price pressure or continued stagnation through the next two quarters. Key monitoring indicators include whether days-on-market extends beyond 70 days and if the zero-percent above-list metric persists, both signaling possible price corrections ahead. Investors should prioritize cash flow over appreciation assumptions until the intelligence score demonstrates sustained improvement above 40.