34463 S Corral Dr · Red Rock, AZ 85145

$209,000

4 bd · 2.0 ba · 1,776 sqft · SingleFamily public records · 112 Days on market

Built 2007 9,136 sqft lot Est $300k · 30% under $89/mo HOA · 5% of rent ↓ 17% since listing

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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 +15.0/15.0
• Cash flow +10.7/30.0
• Appreciation +5.0/10.0
• 1% rule +3.1/10.0
• DSCR +3.1/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0

Listing remarks MLS

Pride of ownership is evident throughout this beautiful Red Rock home. The backyard oasis is a true entertainers paradise and will deliver everlasting, family memories! Enjoy a gorgeous and spacious 4 bedroom, 2 bathroom home with brand new carpet and fresh paint! The owners suite is expansive and offers two individual, large closets. This move-in ready home is perfectly situated in one of the very few oversized lots in the highly desired Red Rock neighborhood which offers amazing amenities such as; an Olympic size swimming pool, athletic facilities, walking paths and a skatepark! Welcome home!

Key facts

• Spacious kitchen
• Covered patio
• Pool

Tags

• SINGLE-STORY HOME
• SPACIOUS KITCHEN
• PRIVATE BACKYARD RETREAT
• COVERED PATIO
• POOL
• EASY ACCESS TO I-10

Property features AI

Finance

• HOA & community: Has association; Quarterly association fee of $267; Association covers grounds maintenance

Exterior

• Parking: 2 covered parking spaces; 2 open parking spaces; Direct access parking; 2-car garage
• Utilities: Private sewer; Private water company
• Home design: Single-family residence; Fee simple ownership; Property listed as fixer
• Construction: Stucco and painted wood frame construction; Tile roof
• Exterior features: Private pool with diving area; Fenced pool; Block fence; Desert landscaping in front; Synthetic grass in back

Interior

• Kitchen: Eat-in kitchen
• Bedrooms: Up to 4 bedrooms
• Flooring: Tile flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating; Central air; Ceiling fans
• Interior features: Eat-in kitchen; Full bath in master bedroom
• Laundry & utility: Laundry inside

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $209k.

Deal economics

• At list price, monthly cash flow is $-100 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $191k (8.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $170k (18.8% below list).
• Recommended offer: $170k (18.8% below list) — sets the bar for 1% rule.
• Cap rate 5.7% 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: amenities F, commute F, health & safety 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.
• Zoned schools: Santa Cruz Valley Union High School (math 15% / reading 24%, grade F, #230 of 381 statewide, top 61%, 340 students, 78% FRL).
• Market conditions: 109 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 19d on market — plan ~3-4 weeks tenant-placement turnaround); 9,504 units permitted in Pinal County in 2024 (776 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($1k loan paydown + $106 appreciation (0.1% local appreciation)).

Negotiation context

• It's been on market 112 days — a 9% lower offer ($190k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 5y ago; this cycle's ask has dropped $31k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: major 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 $169,704 (18.8% 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 112 days. Have you received any prior offers? Is the seller open to a 19% 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: 0.81% ✗
• Cap rate: 5.72%
• Cash-on-cash: -2.04%
• DSCR: 0.91
• GRM: 10.3

CMA / ARV

• ARV (on-the-fly): $300,144
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
21074 E Reunion Rd	0.09mi	4/2.0	1,776 (0%)	1mo	$265,000	$149	95
21727 E Saddle Ave	0.43mi	4/2.0	1,727 (-3%)	1mo	$309,990	$179	75
21524 E Independence Way	0.40mi	3/2.5 (-1)	1,708 (-4%)	2mo	$230,000	$135	66
21344 E Prospector Pl	0.40mi	3/2.0 (-1)	1,909 (+8%)	0mo	$314,000	$164	64
34339 S Incus Rd	0.52mi	3/2.5 (-1)	1,696 (-4%)	1mo	$294,940	$174	60
34354 S Fall Streak Dr	0.56mi	3/2.5 (-1)	1,696 (-4%)	0mo	$287,000	$169	59
34281 S Fallstreak Dr	0.60mi	3/2.5 (-1)	1,696 (-4%)	1mo	$289,940	$171	57
34323 S Fallstreak Dr	0.59mi	3/2.5 (-1)	1,696 (-4%)	1mo	$291,740	$172	57
34353 S Incus Rd	0.52mi	4/2.5	1,981 (+12%)	1mo	$292,940	$148	53
34368 S Fallstreak Dr	0.56mi	4/2.5	1,981 (+12%)	1mo	$294,940	$149	52
34342 S Fallstreak Dr	0.56mi	4/2.5	1,981 (+12%)	2mo	$294,640	$149	51
21998 E Wayward Ln	0.60mi	3/2.0 (-1)	1,540 (-13%)	1mo	$329,900	$214	44

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

Projected returns pro-forma

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

5-year hold

• IRR: -4.3%
• Equity multiple: 0.80×
• Total profit: $-11,942
• Equity at exit: $61,220

10-year hold

• IRR: 1.5%
• Equity multiple: 1.16×
• Total profit: $9,502
• Equity at exit: $74,015

Cash invested: $58,520 (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: 10.3×

Monthly cashflow live

• Estimated rent: $1,697 high
• Mortgage (P&I): −$1,096
• Tax from tax record: −$168 /mo · $2,019/yr
• Insurance: −$87
• HOA: −$89
• Vacancy / Maint / Mgmt: −$356
• Net cashflow: $-100

Break-even live

Break-even rent $1,823

Max offer price $191,383

Occupancy floor —

Sensitivity live

Price	-10% $19	-5% $-41	+0% $-100	+5% $-159	+10% $-218
Rent	-10% $-234	-5% $-167	+0% $-100	+5% $-33	+10% $34
Rate	-1.0pp $6	-0.5pp $-47	base $-100	+0.5pp $-154	+1.0pp $-209

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: $52,250
• Closing costs: $6,270
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
21580 E Reunion Rd Red Rock, AZ	3.0	2.0	1252	$1,595	$1.27	4d	1	0.22mi
21572 E Treasure Rd Red Rock, AZ	3.0	2.0	1246	$1,725	$1.38	21d	1	0.24mi
21572 E Treasure Rd Red Rock, AZ	3.0	2.0	1246	$1,725	$1.38	23d	1	0.24mi
21654 E Frontier Rd Red Rock, AZ	3.0	3.0	1780	$1,725	$0.97	16d	1	0.26mi
35030 S Stargazer Ave Red Rock, AZ	4.0	3.0	2040	$1,795	$0.88	11d	1	0.40mi
34909 S Lasso Ln Red Rock, AZ	3.0	2.0	1230	$1,600	$1.30	19d	1	0.44mi

HOA detail

• Monthly dues: $89 · $1,068/yr
• Likely covers: pool

Listing history 24 events

1. 2026-06-21
   days on market $209,000 Active 112 DOM
2. 2026-06-18
   days on market $209,000 Active 109 DOM
3. 2026-06-17
   price $209,000 Active 108 DOM
4. 2026-06-17
   days on market $219,900 Active 108 DOM
5. 2026-06-16
   days on market $219,900 Active 107 DOM
6. 2026-06-15
   days on market $219,900 Active 106 DOM
7. 2026-06-13
   days on market $219,900 Active 104 DOM
8. 2026-06-13
   days on market $219,900 Active 103 DOM
9. 2026-06-10
   days on market $219,900 Active 101 DOM
10. 2026-06-09
    days on market $219,900 Active 100 DOM
11. 2026-06-08
    days on market $219,900 Active 99 DOM
12. 2026-06-07
    days on market $219,900 Active 98 DOM
13. 2026-06-04
    days on market $219,900 Active 95 DOM
14. 2026-06-03
    days on market $219,900 Active 94 DOM
15. 2026-06-02
    days on market $219,900 Active 93 DOM
16. 2026-06-02
    status $219,900 Active 92 DOM
17. 2026-05-17
    status Pending
18. 2026-04-20
    price $219,900
19. 2026-03-22
    price $230,000
20. 2026-02-13
    listed $240,000 Active
21. 2021-05-19
    soldstatus $277,500 Closed 601-char remark

    Show marketing remark (601 chars)

    Pride of ownership is evident throughout this beautiful Red Rock home. The backyard oasis is a true entertainers paradise and will deliver everlasting, family memories! Enjoy a gorgeous and spacious 4 bedroom, 2 bathroom home with brand new carpet and fresh paint! The owners suite is expansive and offers two individual, large closets. This move-in ready home is perfectly situated in one of the very few oversized lots in the highly desired Red Rock neighborhood which offers amazing amenities such as; an Olympic size swimming pool, athletic facilities, walking paths and a skatepark! Welcome home!

22. 2021-05-19
    soldstatus $277,500

    Show marketing remark (601 chars)

    Pride of ownership is evident throughout this beautiful Red Rock home. The backyard oasis is a true entertainers paradise and will deliver everlasting, family memories! Enjoy a gorgeous and spacious 4 bedroom, 2 bathroom home with brand new carpet and fresh paint! The owners suite is expansive and offers two individual, large closets. This move-in ready home is perfectly situated in one of the very few oversized lots in the highly desired Red Rock neighborhood which offers amazing amenities such as; an Olympic size swimming pool, athletic facilities, walking paths and a skatepark! Welcome home!

23. 2021-04-09
    historical Active Contingent 601-char remark

    Show marketing remark (601 chars)

    Pride of ownership is evident throughout this beautiful Red Rock home. The backyard oasis is a true entertainers paradise and will deliver everlasting, family memories! Enjoy a gorgeous and spacious 4 bedroom, 2 bathroom home with brand new carpet and fresh paint! The owners suite is expansive and offers two individual, large closets. This move-in ready home is perfectly situated in one of the very few oversized lots in the highly desired Red Rock neighborhood which offers amazing amenities such as; an Olympic size swimming pool, athletic facilities, walking paths and a skatepark! Welcome home!

24. 2021-04-07
    listed $265,000 Active 601-char remark

    Show marketing remark (601 chars)

    Pride of ownership is evident throughout this beautiful Red Rock home. The backyard oasis is a true entertainers paradise and will deliver everlasting, family memories! Enjoy a gorgeous and spacious 4 bedroom, 2 bathroom home with brand new carpet and fresh paint! The owners suite is expansive and offers two individual, large closets. This move-in ready home is perfectly situated in one of the very few oversized lots in the highly desired Red Rock neighborhood which offers amazing amenities such as; an Olympic size swimming pool, athletic facilities, walking paths and a skatepark! Welcome home!

ⓘ 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: $2,019 · $168/mo
• Projected year-2 tax: $2,019 · $168/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 6/10 Major
• 🌡 Heat 8/10 Severe 7 d/yr ≥111°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: $20,364
• − Mortgage interest: −$11,707
• − Property taxes: −$2,019
• − Insurance: −$1,045
• − Repairs & maintenance: −$1,629
• − Management: −$1,629
• − HOA: −$1,068
• − Depreciation: −$6,080
• Taxable loss: −$4,813
• Est. tax savings @ 24.0%: +$1,155
• After-tax cash flow: $-41/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: 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

• Census place: Red Rock, AZ
• 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

-17.0% since first listed

8 events — show timeline

• 2026-05-17 Pending — ARMLS
• 2026-04-20 Price Changed $219,900 ARMLS
• 2026-03-22 Price Changed $230,000 ARMLS
• 2026-02-13 Listed $240,000 ARMLS
• 2021-05-19 Sold (Public Records) $277,500 Public Records
• 2021-05-19 Sold (MLS) $277,500 MLSSAZ
• 2021-04-09 Contingent — MLSSAZ
• 2021-04-07 Listed $265,000 MLSSAZ

Property tax history

-0.8%/yr

Latest (2025): $2,019 · +6.1% YoY. Source: county tax records.