2804 W Havasu Dr · San Tan Valley, AZ 85144

$414,900

4 bd · 2.0 ba · 1,794 sqft · SingleFamily public records · 118 Days on market

Built 2020 5,521 sqft lot $231/sqft · 12% below area Est $472k · 12% under $158/mo HOA · 7% 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 +13.0/15.0
• Appreciation +10.0/10.0
• Cash flow +5.5/30.0
• Livability +2.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0
• 1% rule +0.4/10.0
• DSCR +0.0/10.0

Listing remarks MLS

Shows like a model home! Move in ready! This impeccably maintained home is a must see! The spacious Arroyo floor plan offers 4 bedrooms and 2 bathrooms, including a generous primary suite thoughtfully positioned for privacy off the main living area. The en-suite bath features a extended walk in shower with dual shower heads and an expansive walk-in closet for added convenience. The gourmet kitchen is designed for both style and function, featuring stainless steel appliances, modern cabinetry with upgraded crown molding, granite countertops, elegant lighting fixtures, and a large walk in pantry. Also includes a buffet/bar area with extra cabinetry for added storage! Step outside to enjoy the extended paver patio and low-maintenance landscaping--perfect for relaxing or entertaining. Experience the perfect blend of comfort, style, and community living with exceptional amenities just moments away!

Key facts

• Walk-in closet
• Gourmet kitchen
• Walk-in shower

Tags

• GOURMET KITCHEN
• WALK-IN SHOWER
• WALK-IN CLOSET
• EXTENDED PAVER PATIO
• LOW-MAINTENANCE LANDSCAPING
• EXCEPTIONAL AMENITIES

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $415k.

Deal economics

• At list price, monthly cash flow is $-886 ($-11k/yr) — negative.
• To cash-flow at today's rent, offer at most $258k (37.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $224k (46.0% below list).
• Recommended offer: $224k (46.0% below list) — sets the bar for 1% rule.

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: 489 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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 $44k of equity ($3k loan paydown + $41k appreciation (10.0% local appreciation)).
• By year 2, paydown + projected appreciation supports a ~$71k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 118 days — a 9% lower offer ($378k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 7y ago; this cycle's ask has dropped $50k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $268k; list at $415k implies a 55% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $223,857 (46.0% 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 118 days. Have you received any prior offers? Is the seller open to a 46% 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: 0.54% ✗
• Cap rate: 3.73%
• Cash-on-cash: -9.15%
• DSCR: 0.59
• GRM: 15.4

CMA / ARV

• ARV (median comp): $472,452
• List price: $414,900
• Delta: -12.18%
• 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
34942 N Hawley Dr	0.38mi	3/2.0 (-1)	1,784 (-1%)	1mo	$452,813	$254	76
3343 W Mary Dr	0.34mi	3/2.5 (-1)	1,808 (+1%)	1mo	$482,926	$267	75
2955 W Bridger Dr	0.40mi	3/2.5 (-1)	1,817 (+1%)	2mo	$400,000	$220	71
3342 W Mary Dr	0.32mi	3/2.0 (-1)	1,687 (-6%)	1mo	$439,900	$261	69
2421 W Arroyo Way	0.43mi	3/2.0 (-1)	1,733 (-3%)	0mo	$384,350	$222	69
2173 W Garland Dr	0.44mi	3/2.0 (-1)	1,733 (-3%)	1mo	$375,000	$216	68
3263 W Molino Rd	0.30mi	3/2.0 (-1)	1,595 (-11%)	1mo	$454,903	$285	62
35084 N Sacramento Wash Rd	0.36mi	3/2.0 (-1)	1,595 (-11%)	0mo	$457,932	$287	59
3655 W Lapis Dr	0.53mi	3/2.0 (-1)	1,672 (-7%)	0mo	$473,000	$283	59
2069 W Kenton Way	0.63mi	3/2.0 (-1)	1,899 (+6%)	0mo	$379,000	$200	56
35353 N Cryolite St	0.61mi	3/2.0 (-1)	1,902 (+6%)	2mo	$785,000	$413	55
2180 W Emrie Ave	0.72mi	3/2.0 (-1)	1,607 (-10%)	2mo	$374,000	$233	43

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: 17.8%
• Equity multiple: 2.46×
• Total profit: $169,432
• Equity at exit: $373,775

10-year hold

• IRR: 16.7%
• Equity multiple: 5.68×
• Total profit: $543,138
• Equity at exit: $806,059

Cash invested: $116,172 (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: 489
• Price-to-rent: 15.4×

Monthly cashflow live

• Estimated rent: $2,239 high
• Mortgage (P&I): −$2,176
• Tax from tax record: −$148 /mo · $1,775/yr
• Insurance: −$173
• HOA: −$158
• Vacancy / Maint / Mgmt: −$470
• Net cashflow: $-886

Break-even live

Break-even rent $3,360

Max offer price $258,366

Occupancy floor —

Sensitivity live

Price	-10% $-651	-5% $-769	+0% $-886	+5% $-1,004	+10% $-1,121
Rent	-10% $-1,063	-5% $-975	+0% $-886	+5% $-798	+10% $-709
Rate	-1.0pp $-677	-0.5pp $-781	base $-886	+0.5pp $-994	+1.0pp $-1,103

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: $103,725
• Closing costs: $12,447
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2822 W Blue River Dr San Tan Valley, AZ	3.0	2.0	1609	$2,395	$1.49	45d	1	0.03mi
2521 W Desert Spring Way San Tan Valley, AZ	5.0	2.5	2067	$2,175	$1.05	26d	1	0.17mi
2541 W Canyon Way San Tan Valley, AZ	4.0	2.5	2485	$2,100	$0.85	20d	1	0.25mi
2574 W Sawtooth Way San Tan Valley, AZ	3.0	2.0	1326	$1,995	$1.50	45d	1	0.34mi
2828 Patagonia Ct Queen Creek, AZ	3.0	2.5	2230	$2,500	$1.12	45d	1	0.36mi
34437 N Picket Post Dr San Tan Valley, AZ	4.0	3.0	1507	$1,650	$1.09	45d	1	0.42mi
3439 W Oil Well Rd San Tan Valley, AZ	3.0	2.0	1595	$2,500	$1.57	45d	1	0.44mi
2005 W Aston Dr San Tan Valley, AZ	4.0	1.5	2554	$2,350	$0.92	7d	1	0.49mi
3541 Dreamy Draw Dr Queen Creek, AZ	4.0	2.5	1918	$2,700	$1.41	26d	1	0.51mi
2049 W Gold Mine Way San Tan Valley, AZ	4.0	2.0	1585	$2,085	$1.32	7d	1	0.51mi
35244 N Zachary Rd San Tan Valley, AZ	3.0	2.0	1491	$2,275	$1.53	45d	1	0.61mi
35032 N Barrel Rd San Tan Valley, AZ	3.0	2.5	2213	$3,900	$1.76	0d	1	0.61mi
2027 W Kenton Way San Tan Valley, AZ	3.0	2.0	1733	$2,091	$1.21	23d	1	0.61mi
1911 W Half Moon Cir San Tan Valley, AZ	3.0	2.0	1345	$1,995	$1.48	45d	1	0.62mi
34973 N Augite Way San Tan Valley, AZ	4.0	2.5	2614	$4,350	$1.66	0d	1	0.63mi
2993 W Dancer Ln San Tan Valley, AZ	3.0	2.0	1290	$1,700	$1.32	45d	1	0.63mi
3047 W Dancer Ln San Tan Valley, AZ	3.0	2.0	1454	$1,915	$1.32	45d	1	0.64mi
33897 N Wash View Rd San Tan Valley, AZ	3.0	2.0	1721	$1,980	$1.15	4d	1	0.64mi
3102 W Belle Ave San Tan Valley, AZ	4.0	2.0	1909	$1,900	$1.00	16d	1	0.67mi
3102 W Belle Ave San Tan Valley, AZ	4.0	2.0	1909	$1,900	$1.00	14d	1	0.67mi
3569 W Morgan Ln San Tan Valley, AZ	4.0	2.0	1700	$1,550	$0.91	26d	1	0.69mi
33856 N Cherry Creek Rd San Tan Valley, AZ	3.0	2.0	1928	$1,850	$0.96	45d	1	0.72mi
33993 N Danja Dr San Tan Valley, AZ	3.0	2.0	1998	$2,450	$1.23	45d	1	0.73mi
34113 N Alison Dr San Tan Valley, AZ	4.0	3.0	2423	$2,089	$0.86	4d	1	0.77mi
35828 N Zachary Rd San Tan Valley, AZ	4.0	3.0	2256	$1,789	$0.79	26d	1	0.79mi
4001 W Brass Ln San Tan Valley, AZ	4.0	2.5	2432	$2,750	$1.13	45d	1	0.80mi
3846 W Morgan Ln San Tan Valley, AZ	3.0	3.0	2422	$1,949	$0.80	26d	1	0.80mi
3194 W Yellow Peak Dr San Tan Valley, AZ	4.0	2.0	1925	$1,908	$0.99	45d	1	0.83mi
33889 N Barbara Dr San Tan Valley, AZ	4.0	2.0	1868	$1,975	$1.06	7d	1	0.84mi
22457 E Watford Dr Queen Creek, AZ	4.0	3.0	2164	$2,650	$1.22	45d	1	0.86mi
26358 S 224th Pl Queen Creek, AZ	3.0	2.0	1877	$2,135	$1.14	45d	1	0.86mi
23074 E Diana Way Queen Creek, AZ	3.0	2.0	1877	$2,195	$1.17	45d	1	0.86mi
3877 W Naomi Ln San Tan Valley, AZ	4.0	2.5	2010	$1,850	$0.92	7d	1	0.87mi
4165 W Monika Ln San Tan Valley, AZ	4.0	3.0	2049	$2,450	$1.20	45d	1	0.88mi
3369 W Yellow Peak Dr San Tan Valley, AZ	4.0	2.5	2617	$2,715	$1.04	0d	1	0.90mi
22815 E Watford Dr Queen Creek, AZ	4.0	3.0	2373	$2,800	$1.18	6d	1	0.91mi
3792 W Santa Cruz Ave San Tan Valley, AZ	4.0	2.0	1852	$1,795	$0.97	45d	1	0.91mi
1278 W Stephanie Ln San Tan Valley, AZ	4.0	3.0	1924	$2,100	$1.09	7d	1	0.92mi
35623 N Seedling St San Tan Valley, AZ	4.0	2.0	1832	$2,000	$1.09	12d	1	0.92mi
35623 N Seedling St San Tan Valley, AZ	4.0	2.0	1838	$2,000	$1.09	0d	1	0.92mi

HOA detail

• Monthly dues: $158 · $1,896/yr
• Likely covers: landscaping

Listing history 27 events

1. 2026-06-21
   days on market $414,900 Active 118 DOM
2. 2026-06-18
   days on market $414,900 Active 115 DOM
3. 2026-06-18
   price $414,900 Active 114 DOM
4. 2026-06-17
   days on market $415,900 Active 114 DOM
5. 2026-06-16
   days on market $415,900 Active 113 DOM
6. 2026-06-15
   days on market $415,900 Active 112 DOM
7. 2026-06-13
   days on market $415,900 Active 110 DOM
8. 2026-06-13
   days on market $415,900 Active 109 DOM
9. 2026-06-09
   days on market $415,900 Active 106 DOM
10. 2026-06-08
    days on market $415,900 Active 105 DOM
11. 2026-06-07
    pricedays on market $415,900 Active 104 DOM
12. 2026-06-04
    days on market $419,900 Active 101 DOM
13. 2026-06-03
    days on market $419,900 Active 100 DOM
14. 2026-06-02
    days on market $419,900 Active 99 DOM
15. 2026-06-01
    days on market $419,900 Active 98 DOM
16. 2026-05-31
    days on market $419,900 Active 97 DOM
17. 2026-05-19
    status Pending 909-char remark

    Show marketing remark (909 chars)

    Shows like a model home! Move in ready! This impeccably maintained home is a must see! The spacious Arroyo floor plan offers 4 bedrooms and 2 bathrooms, including a generous primary suite thoughtfully positioned for privacy off the main living area. The en-suite bath features a extended walk in shower with dual shower heads and an expansive walk-in closet for added convenience. The gourmet kitchen is designed for both style and function, featuring stainless steel appliances, modern cabinetry with upgraded crown molding, granite countertops, elegant lighting fixtures, and a large walk in pantry. Also includes a buffet/bar area with extra cabinetry for added storage! Step outside to enjoy the extended paver patio and low-maintenance landscaping--perfect for relaxing or entertaining. Experience the perfect blend of comfort, style, and community living with exceptional amenities just moments away!

18. 2026-04-29
    price $424,900 909-char remark

    Show marketing remark (909 chars)

    Shows like a model home! Move in ready! This impeccably maintained home is a must see! The spacious Arroyo floor plan offers 4 bedrooms and 2 bathrooms, including a generous primary suite thoughtfully positioned for privacy off the main living area. The en-suite bath features a extended walk in shower with dual shower heads and an expansive walk-in closet for added convenience. The gourmet kitchen is designed for both style and function, featuring stainless steel appliances, modern cabinetry with upgraded crown molding, granite countertops, elegant lighting fixtures, and a large walk in pantry. Also includes a buffet/bar area with extra cabinetry for added storage! Step outside to enjoy the extended paver patio and low-maintenance landscaping--perfect for relaxing or entertaining. Experience the perfect blend of comfort, style, and community living with exceptional amenities just moments away!

19. 2026-04-24
    price $435,000 909-char remark

    Show marketing remark (909 chars)

    Shows like a model home! Move in ready! This impeccably maintained home is a must see! The spacious Arroyo floor plan offers 4 bedrooms and 2 bathrooms, including a generous primary suite thoughtfully positioned for privacy off the main living area. The en-suite bath features a extended walk in shower with dual shower heads and an expansive walk-in closet for added convenience. The gourmet kitchen is designed for both style and function, featuring stainless steel appliances, modern cabinetry with upgraded crown molding, granite countertops, elegant lighting fixtures, and a large walk in pantry. Also includes a buffet/bar area with extra cabinetry for added storage! Step outside to enjoy the extended paver patio and low-maintenance landscaping--perfect for relaxing or entertaining. Experience the perfect blend of comfort, style, and community living with exceptional amenities just moments away!

20. 2026-04-11
    price $439,000 909-char remark

    Show marketing remark (909 chars)

    Shows like a model home! Move in ready! This impeccably maintained home is a must see! The spacious Arroyo floor plan offers 4 bedrooms and 2 bathrooms, including a generous primary suite thoughtfully positioned for privacy off the main living area. The en-suite bath features a extended walk in shower with dual shower heads and an expansive walk-in closet for added convenience. The gourmet kitchen is designed for both style and function, featuring stainless steel appliances, modern cabinetry with upgraded crown molding, granite countertops, elegant lighting fixtures, and a large walk in pantry. Also includes a buffet/bar area with extra cabinetry for added storage! Step outside to enjoy the extended paver patio and low-maintenance landscaping--perfect for relaxing or entertaining. Experience the perfect blend of comfort, style, and community living with exceptional amenities just moments away!

21. 2026-03-26
    price $449,999 909-char remark

    Show marketing remark (909 chars)

    Shows like a model home! Move in ready! This impeccably maintained home is a must see! The spacious Arroyo floor plan offers 4 bedrooms and 2 bathrooms, including a generous primary suite thoughtfully positioned for privacy off the main living area. The en-suite bath features a extended walk in shower with dual shower heads and an expansive walk-in closet for added convenience. The gourmet kitchen is designed for both style and function, featuring stainless steel appliances, modern cabinetry with upgraded crown molding, granite countertops, elegant lighting fixtures, and a large walk in pantry. Also includes a buffet/bar area with extra cabinetry for added storage! Step outside to enjoy the extended paver patio and low-maintenance landscaping--perfect for relaxing or entertaining. Experience the perfect blend of comfort, style, and community living with exceptional amenities just moments away!

22. 2026-03-05
    price $459,999 909-char remark

    Show marketing remark (909 chars)

    Shows like a model home! Move in ready! This impeccably maintained home is a must see! The spacious Arroyo floor plan offers 4 bedrooms and 2 bathrooms, including a generous primary suite thoughtfully positioned for privacy off the main living area. The en-suite bath features a extended walk in shower with dual shower heads and an expansive walk-in closet for added convenience. The gourmet kitchen is designed for both style and function, featuring stainless steel appliances, modern cabinetry with upgraded crown molding, granite countertops, elegant lighting fixtures, and a large walk in pantry. Also includes a buffet/bar area with extra cabinetry for added storage! Step outside to enjoy the extended paver patio and low-maintenance landscaping--perfect for relaxing or entertaining. Experience the perfect blend of comfort, style, and community living with exceptional amenities just moments away!

23. 2026-02-20
    listed $465,000 Active 909-char remark

    Show marketing remark (909 chars)

    Shows like a model home! Move in ready! This impeccably maintained home is a must see! The spacious Arroyo floor plan offers 4 bedrooms and 2 bathrooms, including a generous primary suite thoughtfully positioned for privacy off the main living area. The en-suite bath features a extended walk in shower with dual shower heads and an expansive walk-in closet for added convenience. The gourmet kitchen is designed for both style and function, featuring stainless steel appliances, modern cabinetry with upgraded crown molding, granite countertops, elegant lighting fixtures, and a large walk in pantry. Also includes a buffet/bar area with extra cabinetry for added storage! Step outside to enjoy the extended paver patio and low-maintenance landscaping--perfect for relaxing or entertaining. Experience the perfect blend of comfort, style, and community living with exceptional amenities just moments away!

24. 2020-07-15
    soldstatus $268,000 Closed 351-char remark

    Show marketing remark (351 chars)

    Pre-Grand Opening Pricing available now! First in gets the best possible value! Features a large selection of new home designs ranging in size from 1595 sq. ft. to over 4700 sq. ft.. The community is rich in amenities with an Aquatic center, sports park, multiple tot lots, sand volleyball, corn hole courts, basketball, pickleball and much much more.

25. 2020-01-13
    status Pending 351-char remark

    Show marketing remark (351 chars)

    Pre-Grand Opening Pricing available now! First in gets the best possible value! Features a large selection of new home designs ranging in size from 1595 sq. ft. to over 4700 sq. ft.. The community is rich in amenities with an Aquatic center, sports park, multiple tot lots, sand volleyball, corn hole courts, basketball, pickleball and much much more.

26. 2019-12-28
    price $273,000 351-char remark

    Show marketing remark (351 chars)

    Pre-Grand Opening Pricing available now! First in gets the best possible value! Features a large selection of new home designs ranging in size from 1595 sq. ft. to over 4700 sq. ft.. The community is rich in amenities with an Aquatic center, sports park, multiple tot lots, sand volleyball, corn hole courts, basketball, pickleball and much much more.

27. 2019-12-05
    listed $272,000 Active 351-char remark

    Show marketing remark (351 chars)

    Pre-Grand Opening Pricing available now! First in gets the best possible value! Features a large selection of new home designs ranging in size from 1595 sq. ft. to over 4700 sq. ft.. The community is rich in amenities with an Aquatic center, sports park, multiple tot lots, sand volleyball, corn hole courts, basketball, pickleball and much much more.

ⓘ 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: $1,775 · $148/mo
• Projected year-2 tax: $2,738 · $228/mo
• Expected delta: +$963/yr (+$80/mo · 54.3%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥111°F today · 20 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: $26,863
• − Mortgage interest: −$23,241
• − Property taxes: −$1,775
• − Insurance: −$2,074
• − Repairs & maintenance: −$2,149
• − Management: −$2,149
• − HOA: −$1,896
• − Depreciation: −$12,070
• Taxable loss: −$18,491
• Est. tax savings @ 24.0%: +$4,438
• After-tax cash flow: $-6,195/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

+56.2% since first listed

11 events — show timeline

• 2026-05-19 Pending — ARMLS
• 2026-04-29 Price Changed $424,900 ARMLS
• 2026-04-24 Price Changed $435,000 ARMLS
• 2026-04-11 Price Changed $439,000 ARMLS
• 2026-03-26 Price Changed $449,999 ARMLS
• 2026-03-05 Price Changed $459,999 ARMLS
• 2026-02-20 Listed $465,000 ARMLS
• 2020-07-15 Sold (MLS) $268,000 ARMLS
• 2020-01-13 Pending — ARMLS
• 2019-12-28 Price Changed $273,000 ARMLS
• 2019-12-05 Listed $272,000 ARMLS

Property tax history

+85.2%/yr

Latest (2025): $1,775 · +6.4% YoY. Source: county tax records.