1719 W Appaloosa Way · San Tan Valley, AZ 85144

$347,000

3 bd · 2.5 ba · 1,507 sqft · SingleFamily public records · 86 Days on market

Built 2007 5,612 sqft lot $230/sqft · 6% below area Est $368k · 6% under $85/mo HOA · 4% 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 +10.1/15.0
• Appreciation +10.0/10.0
• Cash flow +7.1/30.0
• Livability +2.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0
• DSCR +1.3/10.0
• 1% rule +1.0/10.0

Listing remarks MLS

Great family home with a great price! NEW interior and exterior paint. NEW stove, refrigerator, microwave. NEW counter tops and sink. NEW carpet. Newer water softner and water heater. Nice playhouse or doggie house in grassy back yard with shade trees. Minimal upkeep desert landscaped front yard. Two full baths upstairs and a half bath downstairs. Wired for a hot tub with back yard slab. Very close to Skyline Ranch Marketplace. Check out invoices of recent work in doc tab.

Key facts

• Water softner
• New carpet
• Water heater

Tags

• INTERIOR AND EXTERIOR PAINT
• NEW CARPET
• WATER SOFTNER
• WATER HEATER
• DESERT LANDSCAPED FRONT YARD

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $347k.

Deal economics

• At list price, monthly cash flow is $-499 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $259k (25.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $210k (39.6% below list).
• Recommended offer: $210k (39.6% below list) — sets the bar for 1% rule.
• Cap rate 4.6% vs local median 3.2% in San Tan Valley — 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 54/100 on livability (#282 in AZ) — a working-class tenant base; expect higher turnover. Strengths: housing A+, employment B+; Watch: crime D+, schools D, amenities F.
• Florence Unified School District (4437) (rural): math 16% / reading 24% proficiency, ranked #178 of 249 in AZ (top 72%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 475 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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

• In year one you build about $37k of equity ($2k loan paydown + $35k appreciation (10.0% local appreciation)).
• By year 2, paydown + projected appreciation supports a ~$60k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 86 days — a 6% lower offer ($326k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.
• Current owner paid $225k; list at $347k implies a 54% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate 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 $209,573 (39.6% 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 86 days. Have you received any prior offers? Is the seller open to a 40% 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. Crime grade is D 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?
8. 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?
9. 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.
10. 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.
11. 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: 0.60% ✗
• Cap rate: 4.57%
• Cash-on-cash: -6.17%
• DSCR: 0.73
• GRM: 13.8

CMA / ARV

• ARV (median comp): $368,368
• List price: $347,000
• Delta: -5.80%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2507 W Desert Spring Way	0.51mi	3/2.5	1,508 (+0%)	3mo	$350,000	$232	74
1896 W Half Moon Cir	0.18mi	3/2.0	1,344 (-11%)	2mo	$329,000	$245	70
514 W Holstein Trl	0.74mi	3/2.0	1,487 (-1%)	0mo	$335,000	$225	61
744 W Dana Dr	0.63mi	3/2.0	1,460 (-3%)	4mo	$335,000	$229	60
2180 W Emrie Ave	0.58mi	3/2.0	1,607 (+7%)	2mo	$374,000	$233	59
820 W Burkhalter Dr	0.61mi	3/2.0	1,631 (+8%)	2mo	$350,000	$215	55
803 W Burkhalter Dr	0.63mi	3/2.0	1,630 (+8%)	3mo	$328,000	$201	53
2836 W Havasu Dr	0.70mi	3/2.0	1,608 (+7%)	4mo	$410,000	$255	51
2173 W Garland Dr	0.46mi	3/2.0	1,733 (+15%)	1mo	$375,000	$216	50
770 W Love Rd	0.60mi	3/2.0	1,691 (+12%)	3mo	$379,900	$225	47
2033 W Vineyard Plains Dr	0.62mi	3/2.0	1,721 (+14%)	4mo	$305,000	$177	42
2421 W Arroyo Way	0.70mi	3/2.0	1,733 (+15%)	0mo	$384,350	$222	40

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 19.9%
• Equity multiple: 2.62×
• Total profit: $157,064
• Equity at exit: $312,605

10-year hold

• IRR: 18.2%
• Equity multiple: 6.02×
• Total profit: $487,303
• Equity at exit: $674,145

Cash invested: $97,160 (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 85144

• Home prices YoY: 7.2%
• Active inventory: 475
• Price-to-rent: 13.8×

Monthly cashflow live

• Estimated rent: $2,096 high
• Mortgage (P&I): −$1,820
• Tax from tax record: −$106 /mo · $1,268/yr
• Insurance: −$145
• HOA: −$85
• Vacancy / Maint / Mgmt: −$440
• Net cashflow: $-499

Break-even live

Break-even rent $2,728

Max offer price $258,787

Occupancy floor —

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: $86,750
• Closing costs: $10,410
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1911 W Half Moon Cir San Tan Valley, AZ	3.0	2.0	1345	$1,995	$1.48	43d	1	0.19mi
2049 W Gold Mine Way San Tan Valley, AZ	4.0	2.0	1585	$2,085	$1.32	5d	1	0.20mi
35244 N Zachary Rd San Tan Valley, AZ	3.0	2.0	1491	$2,275	$1.53	43d	1	0.31mi
1277 W Busa Dr San Tan Valley, AZ	4.0	2.0	2136	$4,000	$1.87	5d	1	0.33mi
1278 W Stephanie Ln San Tan Valley, AZ	4.0	3.0	1924	$2,100	$1.09	5d	1	0.38mi
1238 W Dana Dr San Tan Valley, AZ	4.0	2.0	1910	$2,150	$1.13	24d	1	0.39mi
1151 W Dana Dr San Tan Valley, AZ	4.0	2.0	1909	$2,399	$1.26	24d	1	0.44mi
34437 N Picket Post Dr San Tan Valley, AZ	4.0	3.0	1507	$1,650	$1.09	43d	1	0.44mi
1177 W Desert Glen Dr San Tan Valley, AZ	4.0	2.0	1988	$2,100	$1.06	43d	1	0.50mi
1274 W Jamaica Hope Way San Tan Valley, AZ	3.0	2.0	1629	$1,995	$1.22	24d	1	0.51mi
878 W Ayrshire Trl San Tan Valley, AZ	3.0	2.0	2026	$2,385	$1.18	2d	1	0.53mi
1345 W Corriente Dr San Tan Valley, AZ	3.0	2.0	1526	$1,795	$1.18	43d	1	0.53mi
2574 W Sawtooth Way San Tan Valley, AZ	3.0	2.0	1326	$1,995	$1.50	43d	1	0.54mi
880 W Busa Dr San Tan Valley, AZ	3.0	2.5	1905	$1,869	$0.98	15d	1	0.54mi
880 W Busa Dr San Tan Valley, AZ	3.0	2.5	1905	$1,869	$0.98	16d	1	0.54mi
1168 W Desert Basin Dr San Tan Valley, AZ	4.0	3.0	2049	$1,971	$0.96	43d	1	0.58mi
2027 W Kenton Way San Tan Valley, AZ	3.0	2.0	1733	$2,091	$1.21	21d	1	0.59mi
819 W Dana Dr San Tan Valley, AZ	4.0	3.0	2066	$1,909	$0.92	43d	1	0.61mi
2822 W Blue River Dr San Tan Valley, AZ	3.0	2.0	1609	$2,395	$1.49	43d	1	0.68mi
2828 Patagonia Ct Queen Creek, AZ	3.0	2.5	2230	$2,500	$1.12	43d	1	0.71mi
23074 E Diana Way Queen Creek, AZ	3.0	2.0	1877	$2,195	$1.17	43d	1	0.78mi
480 W Dexter Way San Tan Valley, AZ	3.0	2.0	1673	$2,106	$1.26	15d	1	0.78mi
515 W Love Rd San Tan Valley, AZ	3.0	2.0	1687	$1,915	$1.14	10d	1	0.79mi
1154 W Oak Tree Ln San Tan Valley, AZ	4.0	2.0	1650	$1,895	$1.15	43d	1	0.85mi
35468 N Shorthorn Trl San Tan Valley, AZ	3.0	2.0	1467	$1,840	$1.25	21d	1	0.86mi
1814 W Desert Hills Dr San Tan Valley, AZ	4.0	2.0	1541	$1,895	$1.23	43d	1	0.88mi
33897 N Wash View Rd San Tan Valley, AZ	3.0	2.0	1721	$1,980	$1.15	2d	1	0.88mi
1868 W Desert Seasons Dr San Tan Valley, AZ	4.0	2.0	1678	$1,950	$1.16	20d	1	0.89mi
763 W Brangus Way San Tan Valley, AZ	3.0	2.0	1780	$1,950	$1.10	24d	1	0.90mi
2993 W Dancer Ln San Tan Valley, AZ	3.0	2.0	1290	$1,700	$1.32	43d	1	0.91mi
33856 N Cherry Creek Rd San Tan Valley, AZ	3.0	2.0	1928	$1,850	$0.96	43d	1	0.91mi
797 W Agrarian Hills Dr San Tan Valley, AZ	4.0	2.0	2020	$2,025	$1.00	24d	1	0.92mi
1847 W Desert Seasons Dr San Tan Valley, AZ	4.0	2.0	1679	$1,695	$1.01	21d	1	0.93mi
3047 W Dancer Ln San Tan Valley, AZ	3.0	2.0	1454	$1,915	$1.32	43d	1	0.93mi
284 W Jersey Way San Tan Valley, AZ	3.0	2.5	2185	$1,806	$0.83	5d	1	0.93mi
275 W Santa Gertrudis Trl San Tan Valley, AZ	3.0	2.0	1460	$1,795	$1.23	24d	1	0.97mi
2699 W Camp River Rd San Tan Valley, AZ	3.0	2.0	1766	$1,975	$1.12	43d	1	0.97mi
3102 W Belle Ave San Tan Valley, AZ	4.0	2.0	1909	$1,900	$1.00	12d	1	0.97mi
3102 W Belle Ave San Tan Valley, AZ	4.0	2.0	1909	$1,900	$1.00	15d	1	0.97mi
3439 W Oil Well Rd San Tan Valley, AZ	3.0	2.0	1595	$2,500	$1.57	43d	1	1.05mi

HOA detail

• Monthly dues: $85 · $1,020/yr
• Likely covers: water

Listing history 23 events

1. 2026-06-18
   days on market $347,000 Active 86 DOM
2. 2026-06-17
   days on market $347,000 Active 85 DOM
3. 2026-06-16
   days on market $347,000 Active 84 DOM
4. 2026-06-15
   days on market $347,000 Active 83 DOM
5. 2026-06-13
   days on market $347,000 Active 81 DOM
6. 2026-06-13
   pricedays on market $347,000 Active 80 DOM
7. 2026-06-09
   days on market $354,000 Active 77 DOM
8. 2026-06-08
   days on market $354,000 Active 76 DOM
9. 2026-06-07
   days on market $354,000 Active 75 DOM
10. 2026-06-04
    days on market $354,000 Active 72 DOM
11. 2026-06-03
    days on market $354,000 Active 71 DOM
12. 2026-06-02
    days on market $354,000 Active 70 DOM
13. 2026-06-01
    days on market $354,000 Active 69 DOM
14. 2026-05-31
    days on market $354,000 Active 68 DOM
15. 2026-05-19
    price $354,000 480-char remark

    Show marketing remark (480 chars)

    Great family home with a great price! NEW interior and exterior paint. NEW stove, refrigerator, microwave. NEW counter tops and sink. NEW carpet. Newer water softner and water heater. Nice playhouse or doggie house in grassy back yard with shade trees. Minimal upkeep desert landscaped front yard. Two full baths upstairs and a half bath downstairs. Wired for a hot tub with back yard slab. Very close to Skyline Ranch Marketplace. Check out invoices of recent work in doc tab.

16. 2026-05-19
    status Active 480-char remark

    Show marketing remark (480 chars)

    Great family home with a great price! NEW interior and exterior paint. NEW stove, refrigerator, microwave. NEW counter tops and sink. NEW carpet. Newer water softner and water heater. Nice playhouse or doggie house in grassy back yard with shade trees. Minimal upkeep desert landscaped front yard. Two full baths upstairs and a half bath downstairs. Wired for a hot tub with back yard slab. Very close to Skyline Ranch Marketplace. Check out invoices of recent work in doc tab.

17. 2026-05-14
    status Pending 480-char remark

    Show marketing remark (480 chars)

    Great family home with a great price! NEW interior and exterior paint. NEW stove, refrigerator, microwave. NEW counter tops and sink. NEW carpet. Newer water softner and water heater. Nice playhouse or doggie house in grassy back yard with shade trees. Minimal upkeep desert landscaped front yard. Two full baths upstairs and a half bath downstairs. Wired for a hot tub with back yard slab. Very close to Skyline Ranch Marketplace. Check out invoices of recent work in doc tab.

18. 2026-05-14
    price $356,000 480-char remark

    Show marketing remark (480 chars)

    Great family home with a great price! NEW interior and exterior paint. NEW stove, refrigerator, microwave. NEW counter tops and sink. NEW carpet. Newer water softner and water heater. Nice playhouse or doggie house in grassy back yard with shade trees. Minimal upkeep desert landscaped front yard. Two full baths upstairs and a half bath downstairs. Wired for a hot tub with back yard slab. Very close to Skyline Ranch Marketplace. Check out invoices of recent work in doc tab.

19. 2026-04-16
    price $335,000 480-char remark

    Show marketing remark (480 chars)

    Great family home with a great price! NEW interior and exterior paint. NEW stove, refrigerator, microwave. NEW counter tops and sink. NEW carpet. Newer water softner and water heater. Nice playhouse or doggie house in grassy back yard with shade trees. Minimal upkeep desert landscaped front yard. Two full baths upstairs and a half bath downstairs. Wired for a hot tub with back yard slab. Very close to Skyline Ranch Marketplace. Check out invoices of recent work in doc tab.

20. 2026-03-19
    listed $338,000 Active 480-char remark

    Show marketing remark (480 chars)

    Great family home with a great price! NEW interior and exterior paint. NEW stove, refrigerator, microwave. NEW counter tops and sink. NEW carpet. Newer water softner and water heater. Nice playhouse or doggie house in grassy back yard with shade trees. Minimal upkeep desert landscaped front yard. Two full baths upstairs and a half bath downstairs. Wired for a hot tub with back yard slab. Very close to Skyline Ranch Marketplace. Check out invoices of recent work in doc tab.

21. 2021-05-26
    soldstatus $225,000
22. 2007-06-13
    soldstatus $68,139
23. 2005-01-31
    soldstatus $2,888,187

ⓘ 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: $1,268 · $106/mo
• Projected year-2 tax: $2,290 · $191/mo
• Expected delta: +$1,022/yr (+$85/mo · 80.6%)

ⓘ 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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 9/10 Extreme 7 d/yr ≥111°F today · 19 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: $25,149
• − Mortgage interest: −$19,437
• − Property taxes: −$1,268
• − Insurance: −$1,735
• − Repairs & maintenance: −$2,012
• − Management: −$2,012
• − HOA: −$1,020
• − Depreciation: −$10,095
• Taxable loss: −$12,430
• Est. tax savings @ 24.0%: +$2,983
• After-tax cash flow: $-3,009/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: Florence Unified School District (4437)
• NCES district ID: 0402920
• Math proficiency: 16% ▼ -11.00%
• Reading proficiency: 24% ▼ -7.00%
• Median HH income: $54,426
• Composite: 18.31/100
• National rank: #8950
• State rank: #178 of 249 in AZ

Livability — San Tan Valley

• Score: 54/100
• State rank: #282
• US rank: #24192

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: San Tan Valley, AZ

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%

Not yet ingested

• Political lean: —
• Race & ethnicity: —
• Common origin: —
• Civics: —

Market trends

• HPI YoY: ▲ 24.94%
• Current HPI: 372.52
• 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

-87.7% since first listed

9 events — show timeline

• 2026-05-19 Price Changed $354,000 ARMLS
• 2026-05-19 Relisted — ARMLS
• 2026-05-14 Pending — ARMLS
• 2026-05-14 Price Changed $356,000 ARMLS
• 2026-04-16 Price Changed $335,000 ARMLS
• 2026-03-19 Listed $338,000 ARMLS
• 2021-05-26 Sold (Public Records) $225,000 Public Records
• 2007-06-13 Sold (Public Records) $68,139 Public Records
• 2005-01-31 Sold (Public Records) $2,888,187 Public Records

Property tax history

+0.3%/yr

Latest (2025): $1,268 · +2.1% YoY. Source: county tax records.