22815 N Arrellaga Dr · Sun City West, AZ 85375

$374,900

2 bd · 3.0 ba · 1,612 sqft · SingleFamily public records · 178 Days on market

Built 2004 6,900 sqft lot $233/sqft · 22% below area Est $483k · 22% under $237/mo HOA · 9% of rent

---

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 +15.0/15.0
• Cash flow +7.9/30.0
• Rent growth +4.3/5.0
• Schools +3.5/10.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• 1% rule +2.2/10.0
• DSCR +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Situated within the highly regarded GATED active adult community of Corte Bella in Sun City West, this beautifully maintained Arcada model offers 1,612 sq ft of thoughtfully designed living space. With 2 bedrooms, 2 bathrooms, and a versatile den--ideal for a home office, craft room, or game room --this residence blends comfort, functionality, and style. Step inside to find fresh interior paint and stylish tile flooring (2025) that create a bright, modern ambiance throughout. The spacious great room flows seamlessly into the dining area, offering flexibility for entertaining or quiet evenings at home. The kitchen features abundant cabinetry, a breakfast bar, newer appliances and open sightlines, making it the heart of the home. Recent updates ensure peace of mind and efficiency: the HVAC system was replaced in 2024, providing reliable year-round comfort, while an affordable $141/month solar lease delivers impressive energy savings (receipts available). Outdoors, the enhancements truly shine with a newer irrigation system and a newly extended patio with elegant pavers sets the stage for gatherings, while two pergolas provide shade and architectural charm. The garage has epoxy flooring, custom cabinets, and a bonus niche area making it great for storage or outdoor toys. Corte Bella itself is a destination: a resort-style enclave with golf, tennis, pickleball, fitness facilities, interest groups, clubs, a full-service spa, and on-site dining all just a short stroll away. Living here means embracing an active, social, and fulfilling lifestyle surrounded by neighbors who share your passions. Don't miss the opportunity to experience the best of Sun City West living in this exceptional Arcada model at Corte Bella. Corte Bella delivers resort-style living with its semi-private golf club, two restaurants with bars, extensive social activities, heated pool, cutting-edge fitness center, and highly sought-after pickleball courts. With shopping, medical services, and banks just a golf-cart ride away, this prestigious community continues to shine as the West Valley's true gem.

Key facts

• Elegant pavers
• Block wall
• Wrought iron fence

Tags

• GATED ACTIVE ADULT COMMUNITY
• NEWER IRRIGATION SYSTEM
• NEWLY EXTENDED PATIO
• ELEGANT PAVERS
• WROUGHT IRON FENCE
• BLOCK WALL

🏷️ Possibly a rental listed for sale. The $374,900 price doesn't fit this home's estimated sale value (~$483,407) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 2-bed/3.0-bath single-family listed at $375k.

Deal economics

• At list price, monthly cash flow is $-406 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $303k (19.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $269k (28.2% below list).
• Recommended offer: $269k (28.2% below list) — sets the bar for 1% rule.
• Cap rate 5.0% vs local median 4.1% in Sun City West — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 63/100 on livability (#106 in AZ) — a middle-class / working-renter tenant base. Strengths: housing A+, crime B, cost of living B; Watch: health & safety D, amenities F, commute F.
• Peoria Unified School District (4237) (suburban): math 36% / reading 42% proficiency, ranked #64 of 249 in AZ (top 26%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Zuni Hills Elementary School (math 36% / reading 44%, grade F, #394 of 1,109 statewide, top 36%, 880 students, 19% FRL); Liberty High School (math 36% / reading 37%, grade F, #88 of 381 statewide, top 24%, 2,603 students, 9% FRL) — zoned schools average 14% FRL vs 35% district-wide (21 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents rising fast (+7.0%/yr); 124 active listings in the ZIP; 15 comparable units currently listed for rent nearby; rentals leasing fast (median 7d on market — plan ~1-2 weeks tenant-placement turnaround); 36,011 units permitted in Maricopa County in 2024 (12,801 in 5+ unit buildings).
• At $2,692/mo this rent would consume 51% of the median local household income ($64k/yr) (locally 691% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $11k 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 178 days — a 12% lower offer ($330k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 21y ago; this cycle's ask has dropped $45k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $230k; list at $375k implies a 63% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

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

Recommended offer $269,204 (28.2% 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 178 days. Have you received any prior offers? Is the seller open to a 28% 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 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?
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: 0.72% ✗
• Cap rate: 4.99%
• Cash-on-cash: -4.65%
• DSCR: 0.79
• GRM: 11.6

CMA / ARV

• ARV (median comp): $483,407
• List price: $374,900
• Delta: -22.45%
• 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
23013 N Giovota Dr	0.21mi	2/2.0	1,676 (+4%)	2mo	$590,500	$352	78
23225 N Hank Raymond Dr	0.48mi	3/3.0 (+1)	1,625 (+1%)	2mo	$540,000	$332	69
12752 W Junipero Dr	0.35mi	3/3.0 (+1)	1,618 (+0%)	11mo	$454,900	$281	69
12805 W Junipero Dr	0.32mi	2/2.0	1,684 (+4%)	7mo	$529,000	$314	67
12936 W Sola Dr	0.32mi	2/2.0	1,684 (+4%)	14mo	$435,000	$258	62
12958 W Rincon Dr	0.31mi	2/2.0	1,837 (+14%)	1mo	$445,000	$242	57
22416 N Arrellaga Dr	0.20mi	2/2.0	1,837 (+14%)	10mo	$580,000	$316	55
22236 N Arrellaga Dr	0.32mi	2/2.0	1,378 (-14%)	9mo	$355,000	$258	49
12738 W Nogales Dr	0.30mi	2/2.0	1,837 (+14%)	12mo	$487,400	$265	49
13126 W Junipero Dr	0.57mi	2/2.0	1,378 (-14%)	1mo	$362,000	$263	45
13142 W Nogales Dr	0.57mi	3/3.0 (+1)	1,837 (+14%)	1mo	$480,000	$261	44
13157 W Nogales Dr	0.59mi	2/2.0	1,837 (+14%)	3mo	$475,000	$259	42

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 · 7.03% rent growth · sell at horizon

5-year hold

• IRR: -19.9%
• Equity multiple: 0.28×
• Total profit: $-75,272
• Equity at exit: $55,899

10-year hold

• IRR: -6.1%
• Equity multiple: 0.54×
• Total profit: $-48,207
• Equity at exit: $32,415

Cash invested: $104,972 (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 85375

• Rents YoY: 7.0%
• Active inventory: 124
• Price-to-rent: 11.6×

Monthly cashflow live

• Estimated rent: $2,692 high
• Mortgage (P&I): −$1,966
• Tax from tax record: −$174 /mo · $2,087/yr
• Insurance: −$156
• HOA: −$237
• Vacancy / Maint / Mgmt: −$565
• Net cashflow: $-406

Break-even live

Break-even rent $3,206

Max offer price $303,104

Occupancy floor —

Sensitivity live

Price	-10% $-194	-5% $-300	+0% $-406	+5% $-513	+10% $-619
Rent	-10% $-619	-5% $-513	+0% $-406	+5% $-300	+10% $-194
Rate	-1.0pp $-218	-0.5pp $-311	base $-406	+0.5pp $-504	+1.0pp $-602

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: $93,725
• Closing costs: $11,247
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
12835 W Chapala Ct Sun City West, AZ	2.0	2.0	2095	$4,000	$1.91	26d	1	0.23mi
23134 N 126th Dr Sun City West, AZ	3.0	3.0	1878	$2,131	$1.13	7d	1	0.26mi
12944 W Quinto Dr Sun City West, AZ	3.0	2.0	2095	$3,200	$1.53	45d	1	0.33mi
12910 W Junipero Dr Sun City West, AZ	2.0	2.0	1636	$1,800	$1.10	14d	1	0.42mi
13428 W El Sueno Ct Sun City West, AZ	2.0	2.0	1812	$2,850	$1.57	0d	1	0.90mi
22816 N Las Positas Dr Sun City West, AZ	2.0	2.0	1351	$4,500	$3.33	0d	1	0.92mi
13452 W El Sueno Ct Sun City West, AZ	2.0	2.0	1378	$3,200	$2.32	0d	1	0.95mi
22212 N Cheyenne Dr Sun City West, AZ	2.0	2.0	1669	$3,500	$2.10	21d	1	1.07mi
11980 W Dos Rios Dr Sun City, AZ	3.0	2.0	1310	$1,850	$1.41	45d	1	1.09mi
11751 W Daley Ln Sun City, AZ	2.0	2.0	1712	$1,950	$1.14	7d	1	1.20mi
11751 W Daley Ln Sun City, AZ	2.0	2.0	1712	$1,950	$1.14	0d	1	1.20mi
13714 W Caballero Dr Sun City West, AZ	2.0	2.0	1794	$2,800	$1.56	0d	1	1.23mi
13758 W Sola Dr Sun City West, AZ	2.0	1.5	1351	$3,950	$2.92	0d	1	1.32mi
13755 W Nogales Dr Sun City West, AZ	2.0	1.5	1660	$4,500	$2.71	45d	1	1.33mi
13706 W Parada Dr Sun City West, AZ	3.0	2.0	2147	$3,600	$1.68	45d	1	1.34mi

HOA detail

• Monthly dues: $237 · $2,844/yr
• Likely covers: poolgymsecurity

Listing history 43 events

1. 2026-06-09
   days on market $374,900 Active 178 DOM
2. 2026-06-08
   days on market $374,900 Active 177 DOM
3. 2026-06-07
   days on market $374,900 Active 176 DOM
4. 2026-06-04
   days on market $374,900 Active 173 DOM
5. 2026-06-03
   days on market $374,900 Active 172 DOM
6. 2026-06-02
   days on market $374,900 Active 171 DOM
7. 2026-06-01
   days on market $374,900 Active 170 DOM
8. 2026-05-31
   days on market $374,900 Active 169 DOM
9. 2026-04-21
   price $374,900 2103-char remark

   Show marketing remark (2103 chars)

   Situated within the highly regarded GATED active adult community of Corte Bella in Sun City West, this beautifully maintained Arcada model offers 1,612 sq ft of thoughtfully designed living space. With 2 bedrooms, 2 bathrooms, and a versatile den--ideal for a home office, craft room, or game room --this residence blends comfort, functionality, and style. Step inside to find fresh interior paint and stylish tile flooring (2025) that create a bright, modern ambiance throughout. The spacious great room flows seamlessly into the dining area, offering flexibility for entertaining or quiet evenings at home. The kitchen features abundant cabinetry, a breakfast bar, newer appliances and open sightlines, making it the heart of the home. Recent updates ensure peace of mind and efficiency: the HVAC system was replaced in 2024, providing reliable year-round comfort, while an affordable $141/month solar lease delivers impressive energy savings (receipts available). Outdoors, the enhancements truly shine with a newer irrigation system and a newly extended patio with elegant pavers sets the stage for gatherings, while two pergolas provide shade and architectural charm. The garage has epoxy flooring, custom cabinets, and a bonus niche area making it great for storage or outdoor toys. Corte Bella itself is a destination: a resort-style enclave with golf, tennis, pickleball, fitness facilities, interest groups, clubs, a full-service spa, and on-site dining all just a short stroll away. Living here means embracing an active, social, and fulfilling lifestyle surrounded by neighbors who share your passions. Don't miss the opportunity to experience the best of Sun City West living in this exceptional Arcada model at Corte Bella. Corte Bella delivers resort-style living with its semi-private golf club, two restaurants with bars, extensive social activities, heated pool, cutting-edge fitness center, and highly sought-after pickleball courts. With shopping, medical services, and banks just a golf-cart ride away, this prestigious community continues to shine as the West Valley's true gem.

10. 2026-03-25
    price $399,000 2103-char remark

    Show marketing remark (2103 chars)

    Situated within the highly regarded GATED active adult community of Corte Bella in Sun City West, this beautifully maintained Arcada model offers 1,612 sq ft of thoughtfully designed living space. With 2 bedrooms, 2 bathrooms, and a versatile den--ideal for a home office, craft room, or game room --this residence blends comfort, functionality, and style. Step inside to find fresh interior paint and stylish tile flooring (2025) that create a bright, modern ambiance throughout. The spacious great room flows seamlessly into the dining area, offering flexibility for entertaining or quiet evenings at home. The kitchen features abundant cabinetry, a breakfast bar, newer appliances and open sightlines, making it the heart of the home. Recent updates ensure peace of mind and efficiency: the HVAC system was replaced in 2024, providing reliable year-round comfort, while an affordable $141/month solar lease delivers impressive energy savings (receipts available). Outdoors, the enhancements truly shine with a newer irrigation system and a newly extended patio with elegant pavers sets the stage for gatherings, while two pergolas provide shade and architectural charm. The garage has epoxy flooring, custom cabinets, and a bonus niche area making it great for storage or outdoor toys. Corte Bella itself is a destination: a resort-style enclave with golf, tennis, pickleball, fitness facilities, interest groups, clubs, a full-service spa, and on-site dining all just a short stroll away. Living here means embracing an active, social, and fulfilling lifestyle surrounded by neighbors who share your passions. Don't miss the opportunity to experience the best of Sun City West living in this exceptional Arcada model at Corte Bella. Corte Bella delivers resort-style living with its semi-private golf club, two restaurants with bars, extensive social activities, heated pool, cutting-edge fitness center, and highly sought-after pickleball courts. With shopping, medical services, and banks just a golf-cart ride away, this prestigious community continues to shine as the West Valley's true gem.

11. 2026-03-20
    price $404,000 2103-char remark

    Show marketing remark (2103 chars)

    Situated within the highly regarded GATED active adult community of Corte Bella in Sun City West, this beautifully maintained Arcada model offers 1,612 sq ft of thoughtfully designed living space. With 2 bedrooms, 2 bathrooms, and a versatile den--ideal for a home office, craft room, or game room --this residence blends comfort, functionality, and style. Step inside to find fresh interior paint and stylish tile flooring (2025) that create a bright, modern ambiance throughout. The spacious great room flows seamlessly into the dining area, offering flexibility for entertaining or quiet evenings at home. The kitchen features abundant cabinetry, a breakfast bar, newer appliances and open sightlines, making it the heart of the home. Recent updates ensure peace of mind and efficiency: the HVAC system was replaced in 2024, providing reliable year-round comfort, while an affordable $141/month solar lease delivers impressive energy savings (receipts available). Outdoors, the enhancements truly shine with a newer irrigation system and a newly extended patio with elegant pavers sets the stage for gatherings, while two pergolas provide shade and architectural charm. The garage has epoxy flooring, custom cabinets, and a bonus niche area making it great for storage or outdoor toys. Corte Bella itself is a destination: a resort-style enclave with golf, tennis, pickleball, fitness facilities, interest groups, clubs, a full-service spa, and on-site dining all just a short stroll away. Living here means embracing an active, social, and fulfilling lifestyle surrounded by neighbors who share your passions. Don't miss the opportunity to experience the best of Sun City West living in this exceptional Arcada model at Corte Bella. Corte Bella delivers resort-style living with its semi-private golf club, two restaurants with bars, extensive social activities, heated pool, cutting-edge fitness center, and highly sought-after pickleball courts. With shopping, medical services, and banks just a golf-cart ride away, this prestigious community continues to shine as the West Valley's true gem.

12. 2026-02-28
    price $406,000 2103-char remark

    Show marketing remark (2103 chars)

    Situated within the highly regarded GATED active adult community of Corte Bella in Sun City West, this beautifully maintained Arcada model offers 1,612 sq ft of thoughtfully designed living space. With 2 bedrooms, 2 bathrooms, and a versatile den--ideal for a home office, craft room, or game room --this residence blends comfort, functionality, and style. Step inside to find fresh interior paint and stylish tile flooring (2025) that create a bright, modern ambiance throughout. The spacious great room flows seamlessly into the dining area, offering flexibility for entertaining or quiet evenings at home. The kitchen features abundant cabinetry, a breakfast bar, newer appliances and open sightlines, making it the heart of the home. Recent updates ensure peace of mind and efficiency: the HVAC system was replaced in 2024, providing reliable year-round comfort, while an affordable $141/month solar lease delivers impressive energy savings (receipts available). Outdoors, the enhancements truly shine with a newer irrigation system and a newly extended patio with elegant pavers sets the stage for gatherings, while two pergolas provide shade and architectural charm. The garage has epoxy flooring, custom cabinets, and a bonus niche area making it great for storage or outdoor toys. Corte Bella itself is a destination: a resort-style enclave with golf, tennis, pickleball, fitness facilities, interest groups, clubs, a full-service spa, and on-site dining all just a short stroll away. Living here means embracing an active, social, and fulfilling lifestyle surrounded by neighbors who share your passions. Don't miss the opportunity to experience the best of Sun City West living in this exceptional Arcada model at Corte Bella. Corte Bella delivers resort-style living with its semi-private golf club, two restaurants with bars, extensive social activities, heated pool, cutting-edge fitness center, and highly sought-after pickleball courts. With shopping, medical services, and banks just a golf-cart ride away, this prestigious community continues to shine as the West Valley's true gem.

13. 2026-02-20
    price $408,000 2103-char remark

    Show marketing remark (2103 chars)

    Situated within the highly regarded GATED active adult community of Corte Bella in Sun City West, this beautifully maintained Arcada model offers 1,612 sq ft of thoughtfully designed living space. With 2 bedrooms, 2 bathrooms, and a versatile den--ideal for a home office, craft room, or game room --this residence blends comfort, functionality, and style. Step inside to find fresh interior paint and stylish tile flooring (2025) that create a bright, modern ambiance throughout. The spacious great room flows seamlessly into the dining area, offering flexibility for entertaining or quiet evenings at home. The kitchen features abundant cabinetry, a breakfast bar, newer appliances and open sightlines, making it the heart of the home. Recent updates ensure peace of mind and efficiency: the HVAC system was replaced in 2024, providing reliable year-round comfort, while an affordable $141/month solar lease delivers impressive energy savings (receipts available). Outdoors, the enhancements truly shine with a newer irrigation system and a newly extended patio with elegant pavers sets the stage for gatherings, while two pergolas provide shade and architectural charm. The garage has epoxy flooring, custom cabinets, and a bonus niche area making it great for storage or outdoor toys. Corte Bella itself is a destination: a resort-style enclave with golf, tennis, pickleball, fitness facilities, interest groups, clubs, a full-service spa, and on-site dining all just a short stroll away. Living here means embracing an active, social, and fulfilling lifestyle surrounded by neighbors who share your passions. Don't miss the opportunity to experience the best of Sun City West living in this exceptional Arcada model at Corte Bella. Corte Bella delivers resort-style living with its semi-private golf club, two restaurants with bars, extensive social activities, heated pool, cutting-edge fitness center, and highly sought-after pickleball courts. With shopping, medical services, and banks just a golf-cart ride away, this prestigious community continues to shine as the West Valley's true gem.

14. 2026-02-12
    price $410,000 2103-char remark

    Show marketing remark (2103 chars)

    Situated within the highly regarded GATED active adult community of Corte Bella in Sun City West, this beautifully maintained Arcada model offers 1,612 sq ft of thoughtfully designed living space. With 2 bedrooms, 2 bathrooms, and a versatile den--ideal for a home office, craft room, or game room --this residence blends comfort, functionality, and style. Step inside to find fresh interior paint and stylish tile flooring (2025) that create a bright, modern ambiance throughout. The spacious great room flows seamlessly into the dining area, offering flexibility for entertaining or quiet evenings at home. The kitchen features abundant cabinetry, a breakfast bar, newer appliances and open sightlines, making it the heart of the home. Recent updates ensure peace of mind and efficiency: the HVAC system was replaced in 2024, providing reliable year-round comfort, while an affordable $141/month solar lease delivers impressive energy savings (receipts available). Outdoors, the enhancements truly shine with a newer irrigation system and a newly extended patio with elegant pavers sets the stage for gatherings, while two pergolas provide shade and architectural charm. The garage has epoxy flooring, custom cabinets, and a bonus niche area making it great for storage or outdoor toys. Corte Bella itself is a destination: a resort-style enclave with golf, tennis, pickleball, fitness facilities, interest groups, clubs, a full-service spa, and on-site dining all just a short stroll away. Living here means embracing an active, social, and fulfilling lifestyle surrounded by neighbors who share your passions. Don't miss the opportunity to experience the best of Sun City West living in this exceptional Arcada model at Corte Bella. Corte Bella delivers resort-style living with its semi-private golf club, two restaurants with bars, extensive social activities, heated pool, cutting-edge fitness center, and highly sought-after pickleball courts. With shopping, medical services, and banks just a golf-cart ride away, this prestigious community continues to shine as the West Valley's true gem.

15. 2026-01-30
    price $412,500 2103-char remark

    Show marketing remark (2103 chars)

    Situated within the highly regarded GATED active adult community of Corte Bella in Sun City West, this beautifully maintained Arcada model offers 1,612 sq ft of thoughtfully designed living space. With 2 bedrooms, 2 bathrooms, and a versatile den--ideal for a home office, craft room, or game room --this residence blends comfort, functionality, and style. Step inside to find fresh interior paint and stylish tile flooring (2025) that create a bright, modern ambiance throughout. The spacious great room flows seamlessly into the dining area, offering flexibility for entertaining or quiet evenings at home. The kitchen features abundant cabinetry, a breakfast bar, newer appliances and open sightlines, making it the heart of the home. Recent updates ensure peace of mind and efficiency: the HVAC system was replaced in 2024, providing reliable year-round comfort, while an affordable $141/month solar lease delivers impressive energy savings (receipts available). Outdoors, the enhancements truly shine with a newer irrigation system and a newly extended patio with elegant pavers sets the stage for gatherings, while two pergolas provide shade and architectural charm. The garage has epoxy flooring, custom cabinets, and a bonus niche area making it great for storage or outdoor toys. Corte Bella itself is a destination: a resort-style enclave with golf, tennis, pickleball, fitness facilities, interest groups, clubs, a full-service spa, and on-site dining all just a short stroll away. Living here means embracing an active, social, and fulfilling lifestyle surrounded by neighbors who share your passions. Don't miss the opportunity to experience the best of Sun City West living in this exceptional Arcada model at Corte Bella. Corte Bella delivers resort-style living with its semi-private golf club, two restaurants with bars, extensive social activities, heated pool, cutting-edge fitness center, and highly sought-after pickleball courts. With shopping, medical services, and banks just a golf-cart ride away, this prestigious community continues to shine as the West Valley's true gem.

16. 2025-12-13
    listed $420,000 Active 2103-char remark

    Show marketing remark (2103 chars)

    Situated within the highly regarded GATED active adult community of Corte Bella in Sun City West, this beautifully maintained Arcada model offers 1,612 sq ft of thoughtfully designed living space. With 2 bedrooms, 2 bathrooms, and a versatile den--ideal for a home office, craft room, or game room --this residence blends comfort, functionality, and style. Step inside to find fresh interior paint and stylish tile flooring (2025) that create a bright, modern ambiance throughout. The spacious great room flows seamlessly into the dining area, offering flexibility for entertaining or quiet evenings at home. The kitchen features abundant cabinetry, a breakfast bar, newer appliances and open sightlines, making it the heart of the home. Recent updates ensure peace of mind and efficiency: the HVAC system was replaced in 2024, providing reliable year-round comfort, while an affordable $141/month solar lease delivers impressive energy savings (receipts available). Outdoors, the enhancements truly shine with a newer irrigation system and a newly extended patio with elegant pavers sets the stage for gatherings, while two pergolas provide shade and architectural charm. The garage has epoxy flooring, custom cabinets, and a bonus niche area making it great for storage or outdoor toys. Corte Bella itself is a destination: a resort-style enclave with golf, tennis, pickleball, fitness facilities, interest groups, clubs, a full-service spa, and on-site dining all just a short stroll away. Living here means embracing an active, social, and fulfilling lifestyle surrounded by neighbors who share your passions. Don't miss the opportunity to experience the best of Sun City West living in this exceptional Arcada model at Corte Bella. Corte Bella delivers resort-style living with its semi-private golf club, two restaurants with bars, extensive social activities, heated pool, cutting-edge fitness center, and highly sought-after pickleball courts. With shopping, medical services, and banks just a golf-cart ride away, this prestigious community continues to shine as the West Valley's true gem.

17. 2025-11-24
    historical
18. 2025-11-10
    price $420,000
19. 2025-09-29
    price $442,500
20. 2025-04-18
    listed $450,000 Active
21. 2025-03-03
    historical
22. 2025-02-12
    price $400,000
23. 2024-11-11
    price $445,000
24. 2024-09-21
    listed $450,000 Active
25. 2018-07-10
    soldstatus $230,000 Closed
26. 2018-07-10
    soldstatus $230,000
27. 2018-05-30
    historical Under Contract Accepting Backups
28. 2018-05-02
    price $239,400
29. 2018-03-13
    price $239,900
30. 2018-02-19
    listed $245,000 Active
31. 2018-01-31
    historical
32. 2017-12-11
    listed $245,000 Active
33. 2017-12-02
    price $245,000
34. 2017-10-29
    listed $255,000 Active
35. 2016-05-31
    historical
36. 2016-03-04
    listed $259,000 Active
37. 2009-11-16
    historical
38. 2009-07-06
    listed $219,900
39. 2006-10-23
    historical
40. 2006-07-28
    listed $285,000
41. 2006-04-13
    soldstatus $285,000
42. 2005-10-24
    historical
43. 2005-10-14
    listed $285,000

ⓘ 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: $2,087 · $174/mo
• Projected year-2 tax: $2,474 · $206/mo
• Expected delta: +$387/yr (+$32/mo · 18.6%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥114°F today · 18 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $32,304
• − Mortgage interest: −$21,000
• − Property taxes: −$2,087
• − Insurance: −$1,874
• − Repairs & maintenance: −$2,584
• − Management: −$2,584
• − HOA: −$2,844
• − Depreciation: −$10,906
• Taxable loss: −$11,576
• Est. tax savings @ 24.0%: +$2,778
• After-tax cash flow: $-2,099/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: Peoria Unified School District (4237)
• NCES district ID: 0406250
• Math proficiency: 36% ▼ -14.00%
• Reading proficiency: 42% ▼ -8.00%
• Median HH income: $60,171
• Composite: 34.62/100
• National rank: #5152
• State rank: #64 of 249 in AZ

Livability — Sun City West

• Score: 63/100
• State rank: #106
• US rank: #14878

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Sun City West, AZ
• County: Maricopa County · 4,537,380 people
• City population: 27,680
• Metro: Phoenix-Mesa-Chandler, AZ
• Population (ZIP): 27,680
• Household income: $63,928
• Rent vs Own: 11.9% rent · 88.1% own
• Severe rent burden: 691.0

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 (94%)
• Race & ethnicity: White 94% Two or more races 2% Hispanic / Latino 1% Asian 1%
• Common ancestry: Romanian 5% Portuguese 5% Lithuanian 4%
• Foreign-born: 4% · Canada
• Languages at home: 96% English-only · Spanish 2% Russian/Polish/Slavic 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: ▼ -140.20%
• Current HPI: 239.3422
• Rent YoY: ▲ 7.03%
• 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

+31.5% since first listed

35 events — show timeline

• 2026-04-21 Price Changed $374,900 ARMLS
• 2026-03-25 Price Changed $399,000 ARMLS
• 2026-03-20 Price Changed $404,000 ARMLS
• 2026-02-28 Price Changed $406,000 ARMLS
• 2026-02-20 Price Changed $408,000 ARMLS
• 2026-02-12 Price Changed $410,000 ARMLS
• 2026-01-30 Price Changed $412,500 ARMLS
• 2025-12-13 Listed $420,000 ARMLS
• 2025-11-24 Listing Removed — ARMLS
• 2025-11-10 Price Changed $420,000 ARMLS
• 2025-09-29 Price Changed $442,500 ARMLS
• 2025-04-18 Listed $450,000 ARMLS
• 2025-03-03 Listing Removed — ARMLS
• 2025-02-12 Price Changed $400,000 ARMLS
• 2024-11-11 Price Changed $445,000 ARMLS
• 2024-09-21 Listed $450,000 ARMLS
• 2018-07-10 Sold (Public Records) $230,000 Public Records
• 2018-07-10 Sold (MLS) $230,000 ARMLS
• 2018-05-30 Contingent — ARMLS
• 2018-05-02 Price Changed $239,400 ARMLS
• 2018-03-13 Price Changed $239,900 ARMLS
• 2018-02-19 Listed $245,000 ARMLS
• 2018-01-31 Listing Removed — ARMLS
• 2017-12-11 Listed $245,000 ARMLS
• 2017-12-02 Price Changed $245,000 ARMLS
• 2017-10-29 Listed $255,000 ARMLS
• 2016-05-31 Listing Removed — ARMLS
• 2016-03-04 Listed $259,000 ARMLS
• 2009-11-16 Listing Removed — ARMLS
• 2009-07-06 Listed $219,900 ARMLS
• 2006-10-23 Listing Removed — ARMLS
• 2006-07-28 Listed $285,000 ARMLS
• 2006-04-13 Sold (MLS) $285,000 ARMLS
• 2005-10-24 Listing Removed — ARMLS
• 2005-10-14 Listed $285,000 ARMLS

Property tax history

+1.0%/yr

Latest (2025): $2,087 · +7.3% YoY. Source: county tax records.