17065 E Peak Ln #282 · Red Rock, AZ 85145

$67,000

1 bd · 1.0 ba · 704 sqft · Manufactured · 9 Days on market

Built 1992 Good condition 2,000 sqft lot ↓ 29% 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
• Appreciation +5.0/10.0
• Condition / age +3.8/5.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Schools +1.9/10.0

Listing remarks

Turnkey 1-Bedroom Home Ready! Discover this spacious 1992 Palm Harbor with 1 bedroom, 1 bath, and 704 sq ft of comfortable living. Fully furnished (except a few personal items), move-in ready, and thoughtfully upgraded with a newer air conditioner, fresh paint inside/out, and a stackable washer/dryer. Enjoy energy-efficient all-electric living, plus a double carport and cozy porch. Your next home awaits!

Key facts

• Turnkey home
• Fresh paint
• Spacious living

Tags

• TURNKEY HOME
• SPACIOUS LIVING
• NEWER AIR CONDITIONER
• FRESH PAINT
• STACKABLE WASHER DRYER
• ENERGY EFFICIENT

Property features AI

Finance

• Other: Tax year 2025
• Financial info: Current financing: Conventional (non-assumable)
• HOA & community: Land lease of $525 monthly; No association fees included; Community pool; Pickleball courts; Community spa; Community media room; Coin-operated laundry; Biking/walking path; Fitness center

Exterior

• Parking: 2 covered spaces; 2 carport spaces
• Security: Security guard; Guarded entry
• Utilities: Private sewer; Private water company; Other utilities
• Home design: Manufactured/mobile home; Leasehold ownership
• Construction: Wood frame construction; Painted exterior; Composition roof; Building area source: builder
• Exterior features: Gravel/stone front and back; Private maintained road; No fencing

Interior

• Kitchen: Refrigerator; Dishwasher; Built-in electric oven; 220 volts in kitchen; Laminate counters
• Bedrooms: 1 possible bedroom
• Flooring: Vinyl
• Bathrooms: 1 full bathroom (total 1)
• Heating & cooling: Electric heating; Central air conditioning; Has heating and cooling
• Interior features: High-speed internet; Eat-in kitchen; Vaulted ceilings; 3/4 bath in master bedroom; Laminate counters
• Laundry & utility: Laundry inside

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath manufactured listed at $67k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $706 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $67k).
• Cap rate 18.9% vs local median 3.8% in Red Rock — 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 60/100 on livability (#173 in AZ) — a middle-class / working-renter tenant base. Strengths: housing A+, cost of living A, crime B; Watch: schools D-, amenities F, commute F.
• Santa Cruz Valley Union High School District (4454) (town): math 11% / reading 30% proficiency, ranked #382 of 501 in AZ (top 76%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 109 active listings in the ZIP; 9,504 units permitted in Pinal County in 2024 (776 in 5+ unit buildings).

Forward outlook

• In year one you build about $497 of equity ($463 loan paydown + $34 appreciation (0.1% local appreciation)).
• At projected returns (0.1% appreciation + 3.0% rent growth), your $19k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 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.

Recommended offer $67,000

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 2.21% ✓
• Cap rate: 18.94%
• Cash-on-cash: 45.16%
• DSCR: 3.01
• GRM: 3.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

0.05% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 46.5%
• Equity multiple: 3.30×
• Total profit: $43,186
• Equity at exit: $19,625

10-year hold

• IRR: 49.2%
• Equity multiple: 6.57×
• Total profit: $104,565
• Equity at exit: $23,727

Cash invested: $18,760 (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 85145

• Home prices YoY: 0.0%
• Active inventory: 109
• Price-to-rent: 3.8×

Monthly cashflow live

• Estimated rent: $1,480 medium
• Mortgage (P&I): −$351
• Tax est. 1.5%: −$84 /mo · $1,005/yr
• Insurance: −$28
• HOA: −$0
• Vacancy / Maint / Mgmt: −$311
• Net cashflow: $706

Break-even live

Break-even rent $586

Max offer price $67,000

Occupancy floor 47%

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: $16,750
• Closing costs: $2,010
• Reserves months: —
• Total cash needed: —

Listing history 8 events

1. 2026-06-18
   days on market $67,000 Active 9 DOM
2. 2026-06-17
   days on market $67,000 Active 8 DOM
3. 2026-06-16
   days on market $67,000 Active 7 DOM
4. 2026-06-15
   days on market $67,000 Active 6 DOM
5. 2026-06-13
   days on market $67,000 Active 4 DOM
6. 2026-06-13
   days on market $67,000 Active 3 DOM
7. 2026-06-10
   remarks 408-char remark
8. 2026-06-10
   listed $67,000 Active 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $17,757
• − Mortgage interest: −$3,753
• − Property taxes: −$1,005
• − Insurance: −$335
• − Repairs & maintenance: −$1,421
• − Management: −$1,421
• − Depreciation: −$1,949
• Taxable income: $7,874
• Est. tax owed @ 24.0%: −$1,890
• After-tax cash flow: $6,582/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.

Condition & rehab AI · 12 photos

Good 75/100 Cosmetic rehab

This turnkey 1-bedroom home is move-in ready with good condition and minimal repairs needed. It offers a good investment opportunity with potential for value increase through cosmetic updates.

Value-add opportunities

• Both Painting the exterior — Fresh paint can enhance curb appeal and value.
• Resale Upgrading the kitchen appliances — Modern appliances can attract more buyers.
• Both Updating the flooring — New flooring can improve both appearance and comfort.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior — Fresh paint can enhance curb appeal and value. ↑
• Resale Upgrading the kitchen appliances — Modern appliances can attract more buyers. ↑
• Both Updating the flooring — New flooring can improve both appearance and comfort. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Santa Cruz Valley Union High School District (4454)
• NCES district ID: 0407530
• Math proficiency: 11% ▲ 1.00%
• Reading proficiency: 30% ▲ 15.00%
• Median HH income: $24,927
• Composite: 19.12/100
• National rank: #13971
• State rank: #382 of 501 in AZ

Livability — Red Rock

• Score: 60/100
• State rank: #173
• US rank: #18651

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 3,243
• Population (ZIP): 3,243

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%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (70%)
• Race & ethnicity: White 70% Hispanic / Latino 20% Two or more races 15% Asian 2%
• Hispanic origin (detail): Mexican 18%
• Common ancestry: Slovak 6% Lithuanian 3% Scandinavian 1%
• Foreign-born: 6% · Canada, Vietnam
• Languages at home: 87% English-only · Spanish 12%

Political lean MEDSL · Pinal

• 2024 margin: Strong R (+22.1) · D 38.5% · R 60.6%
• 2008→2024 swing: -7.6pp toward R · 2008: -14.5pp · 2024: -22.1pp
• All cycles: 2024: R+22.1 2020: R+17.3 2016: R+19.3 2012: R+17.1 2008: R+14.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 0.05%
• Current HPI: 233.3526
• 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

-29.5% since first listed

14 events — show timeline

• 2026-06-09 Listed $67,000 ARMLS
• 2024-03-26 Listing Removed — ARMLS
• 2023-11-07 Listed $75,000 ARMLS
• 2023-04-13 Listing Removed — MLSSAZ
• 2023-03-01 Price Changed $75,000 MLSSAZ
• 2023-01-26 Listed $86,900 MLSSAZ
• 2023-01-18 Listing Removed — MLSSAZ
• 2023-01-05 Price Changed $86,900 MLSSAZ
• 2022-10-25 Listed $89,000 MLSSAZ
• 2022-10-19 Listing Removed — MLSSAZ
• 2022-09-27 Price Changed $89,000 MLSSAZ
• 2022-08-21 Price Changed $92,000 MLSSAZ
• 2022-08-21 Price Changed $85,000 MLSSAZ
• 2022-07-18 Listed $95,000 MLSSAZ