17065 E Peak Ln #326 · Red Rock, AZ 85145

$160,900

2 bd · 2.0 ba · 1,041 sqft · Manufactured · 172 Days on market

Built 2025 ↓ 13% since listing

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Why this score? — see what drove the C 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 +21.0/30.0
• ARV discount +7.5/15.0
• DSCR +6.7/10.0
• 1% rule +5.5/10.0
• Appreciation +5.0/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0

Listing remarks

Move-in Ready home has 1041 sq ft in an open floorplan design with 9' ceilings throughout. The front room features 80'' windows which offer a beautiful scenic display of Picacho Peak. The kitchen features plentiful cabinet storage with new stainless-steel appliances. Floorplan features include Living Room Dining Area, Kitchen, 2 Bedrooms; the primary bedroom has a large walk-in closet, 2 Baths, and a Laundry Room. The concrete carport spans the full depth of home and includes a 10' x 10' shed. Independent heat pump HVAC, hybrid 50-gallon water heater, LED lights throughout, Low-E argon filled glass windows. Beautiful landscaping and irrigation system complete this stunning home. This home i

Key facts

• 80 inch windows
• Large walk-in closet
• Concrete carport

Tags

• OPEN FLOORPLAN DESIGN
• 80 INCH WINDOWS
• PLENTIFUL CABINET STORAGE
• NEW STAINLESS STEEL APPLIANCES
• LARGE WALK-IN CLOSET
• CONCRETE CARPORT

Property features AI

Finance

• Other: Building area source: Builder
• Financial info: Current financing is non-assumable
• HOA & community: Land lease of $550 per month; No association fees included; Community pool; Community spa; Fitness center; Pickleball and racquetball courts; Community media room; Coin-operated laundry; Biking/walking paths

Exterior

• Parking: 2 covered parking spaces; 2 open parking spaces; 2 carport spaces
• Security: Security guard; Guarded entry
• Utilities: Private water company; Private sewer; Other utilities
• Home design: Manufactured/mobile home; Leasehold ownership
• Construction: Wood frame construction; Painted exterior; Composition roof
• Exterior features: Desert front landscaping; Gravel/stone in the backyard; Private maintained road

Interior

• Kitchen: Refrigerator; Dishwasher; 220 volts available in the kitchen; Kitchen island
• Bedrooms: 2 possible bedrooms
• Flooring: Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating; Central air; Ceiling fans
• Interior features: High-speed internet; Eat-in kitchen; 9+ foot flat ceilings; Kitchen island; Full bathroom in primary bedroom; Dual-pane, ENERGY STAR qualified windows
• Laundry & utility: Washer/dryer hookups only

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $161k.

Deal economics

• At list price, monthly cash flow is $226 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $161k).
• Recommended offer: $142k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.0% 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; 9,504 units permitted in Pinal County in 2024 (776 in 5+ unit buildings).

Forward outlook

• In year one you build about $1k of equity ($1k loan paydown + $82 appreciation (0.1% local appreciation)).
• At projected returns (0.1% appreciation + 3.0% rent growth), your $45k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 172 days — a 12% lower offer ($142k) is reasonable based on typical stale-listing flexibility.

Recommended offer $141,592 (12.0% below list)

Questions for the listing agent

1. It's been on market 172 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 1.05% ✓
• Cap rate: 7.98%
• Cash-on-cash: 6.01%
• DSCR: 1.27
• GRM: 7.9

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: 4.7%
• Equity multiple: 1.22×
• Total profit: $10,075
• Equity at exit: $47,130

10-year hold

• IRR: 9.9%
• Equity multiple: 2.09×
• Total profit: $48,927
• Equity at exit: $56,981

Cash invested: $45,052 (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: 7.9×

Monthly cashflow live

• Estimated rent: $1,693 medium
• Mortgage (P&I): −$844
• Tax est. 1.5%: −$201 /mo · $2,414/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$356
• Net cashflow: $226

Break-even live

Break-even rent $1,408

Max offer price $160,900

Occupancy floor 82%

Sensitivity live

Price	-10% $337	-5% $281	+0% $226	+5% $170	+10% $114
Rent	-10% $92	-5% $159	+0% $226	+5% $293	+10% $359
Rate	-1.0pp $307	-0.5pp $267	base $226	+0.5pp $184	+1.0pp $142

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: $40,225
• Closing costs: $4,827
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-21
   days on market $160,900 Active 172 DOM
2. 2026-06-18
   days on market $160,900 Active 169 DOM
3. 2026-06-17
   days on market $160,900 Active 168 DOM
4. 2026-06-16
   days on market $160,900 Active 167 DOM
5. 2026-06-15
   days on market $160,900 Active 166 DOM
6. 2026-06-13
   days on market $160,900 Active 164 DOM
7. 2026-06-13
   days on market $160,900 Active 163 DOM
8. 2026-06-09
   days on market $160,900 Active 160 DOM
9. 2026-06-08
   days on market $160,900 Active 159 DOM
10. 2026-06-07
    days on market $160,900 Active 158 DOM
11. 2026-06-04
    days on market $160,900 Active 155 DOM
12. 2026-06-03
    days on market $160,900 Active 154 DOM
13. 2026-06-02
    days on market $160,900 Active 153 DOM
14. 2026-06-01
    days on market $160,900 Active 152 DOM
15. 2026-05-31
    days on market $160,900 Active 151 DOM
16. 2026-05-19
    price $160,900
17. 2025-12-31
    listed $183,900 Active

ⓘ 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: $20,318
• − Mortgage interest: −$9,013
• − Property taxes: −$2,414
• − Insurance: −$804
• − Repairs & maintenance: −$1,625
• − Management: −$1,625
• − Depreciation: −$4,681
• Taxable income: $155
• Est. tax owed @ 24.0%: −$37
• After-tax cash flow: $2,670/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

• 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

-12.5% since first listed

2 events — show timeline

• 2026-05-19 Price Changed $160,900 ARMLS
• 2025-12-31 Listed $183,900 ARMLS