823 W Gascon Rd · San Tan Valley, AZ 85143

$175,000

3 bd · 2.0 ba · 1,918 sqft · SingleFamily public records · 8 Days on market

Built 2003 7,867 sqft lot $91/sqft · 54% below area $50/mo HOA · 2% of rent

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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 +28.6/30.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 1% rule +7.4/10.0
• Livability +2.7/5.0
• Condition / age +2.5/5.0
• Rent growth +2.3/5.0
• Schools +1.8/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

WELCOME to this BEAUTIFUL 3bedrm 2bath WITH A DEN/OFFICE! Well maintained and move in ready. The home offers high vaulted ceiling, large windows, and clean neutral color paint!The large windows give the home a very open feel. Enter in to the kitchen where no expense was spared!! The granite counter tops and under cabinet lighting flow very nice with all the stainless steel appliances(ALL APPLIANCES CONVEY)The floors are covered with ''16 tile and new carpet. There is a beautiful fireplace in the living-room with a great mantel- Something you don't see to often!!The Den/Office offers a great extra space and could become a forth bedroom.Walk down the tile covered hallway to the double door master bedroom and full bathroom with an over sized walk-in closet. Must see and so much more to offer!

Key facts

• 7,867 sq ft lot
• 2 garage spots
• Built 2003

Property features AI

Finance

• HOA & community: HOA with $50 monthly fee; HOA covers grounds maintenance; Community playground; Biking/walking paths

Exterior

• Parking: 2 covered parking spaces; 2 open parking spaces; 2-car garage
• Utilities: Private sewer; Private water company
• Home design: Fee simple ownership; Single-family residence
• Construction: Stucco and wood frame construction; Tile roof
• Exterior features: Stucco and painted wood-frame exterior; Block fencing; Tile roof; Desert landscaping in front and back; Mountain views

Interior

• Kitchen: Kitchen island; Pantry; Eat-in kitchen
• Bedrooms: Up to 4 bedrooms
• Flooring: Carpet; Tile; Wood
• Bathrooms: 2 full bathrooms
• Heating & cooling: Natural gas heating; Central air conditioning
• Interior features: Double vanity in bathroom; Eat-in kitchen; Kitchen island; Pantry; Master bathroom with full bath; Separate shower and tub; Solar screens on windows; Dual-pane windows; Fireplace in family room
• Laundry & utility: Laundry inside; Washer/dryer hook-ups

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $175k.

Deal economics

• At list price, monthly cash flow is $577 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $175k).
• Cap rate 10.3% 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+, amenities F, commute 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.
• Zoned schools: Circle Cross K8 Stem Academy (math 26% / reading 32%, grade F, #570 of 1,109 statewide, top 52%, 742 students, 50% FRL); Poston Butte High School (math 15% / reading 22%, grade F, #241 of 381 statewide, top 63%, 1,393 students, 45% FRL) — zoned schools at 47% FRL track the district average.
• Market conditions: Rents soft (-0.9%/yr); 689 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 9,504 units permitted in Pinal County in 2024 (776 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 7 sale attempts since 21y 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.

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 $175,000

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
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: 1.24% ✓
• Cap rate: 10.25%
• Cash-on-cash: 14.14%
• DSCR: 1.63
• GRM: 6.7

CMA / ARV

• ARV (median comp): $380,753
• List price: $175,000
• Delta: -54.04%
• 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
813 W Love Rd	0.10mi	3/2.0	1,757 (-8%)	1mo	$362,000	$206	80
35040 N Jamaica Hope Way	0.20mi	3/2.0	2,026 (+6%)	2mo	$385,000	$190	80
891 W Ayrshire Trl	0.21mi	3/2.0	2,026 (+6%)	1mo	$465,000	$230	80
515 W Love Rd	0.24mi	3/2.0	1,687 (-12%)	2mo	$313,000	$186	67
820 W Burkhalter Dr	0.18mi	3/2.0	1,631 (-15%)	2mo	$350,000	$215	66
312 W Dana Dr	0.36mi	4/2.0 (+1)	1,763 (-8%)	1mo	$345,000	$196	64
803 W Burkhalter Dr	0.21mi	3/2.0	1,630 (-15%)	3mo	$328,000	$201	63
688 W Green Tree Dr	0.59mi	4/2.0 (+1)	2,020 (+5%)	1mo	$364,900	$181	58
367 W Holstein Trl	0.29mi	4/3.0 (+1)	1,712 (-11%)	3mo	$350,000	$204	57
35442 N Barzona Trl	0.58mi	3/2.5	1,756 (-8%)	0mo	$337,500	$192	57
135 W Angus Rd	0.53mi	4/2.0 (+1)	1,636 (-15%)	2mo	$400,000	$244	44
155 W Brangus Way	0.60mi	4/2.5 (+1)	2,185 (+14%)	2mo	$395,000	$181	40

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

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 1.1%
• Equity multiple: 1.04×
• Total profit: $2,046
• Equity at exit: $26,093

10-year hold

• IRR: 7.6%
• Equity multiple: 1.50×
• Total profit: $24,520
• Equity at exit: $15,131

Cash invested: $49,000 (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 85143

• Home prices YoY: -13.1%
• Rents YoY: -0.9%
• Active inventory: 689
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $2,168 high
• Mortgage (P&I): −$918
• Tax from tax record: −$95 /mo · $1,140/yr
• Insurance: −$73
• HOA: −$50
• Vacancy / Maint / Mgmt: −$455
• Net cashflow: $577

Break-even live

Break-even rent $1,437

Max offer price $175,000

Occupancy floor 68%

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
880 W Busa Dr San Tan Valley, AZ	3.0	2.5	1905	$1,869	$0.98	16d	1	0.05mi
880 W Busa Dr San Tan Valley, AZ	3.0	2.5	1905	$1,869	$0.98	15d	1	0.05mi
819 W Dana Dr San Tan Valley, AZ	4.0	3.0	2066	$1,909	$0.92	43d	1	0.13mi
480 W Dexter Way San Tan Valley, AZ	3.0	2.0	1673	$2,106	$1.26	15d	1	0.21mi
515 W Love Rd San Tan Valley, AZ	3.0	2.0	1687	$1,915	$1.14	11d	1	0.22mi
1151 W Dana Dr San Tan Valley, AZ	4.0	2.0	1909	$2,399	$1.26	24d	1	0.26mi
878 W Ayrshire Trl San Tan Valley, AZ	3.0	2.0	2026	$2,385	$1.18	2d	1	0.26mi
1277 W Busa Dr San Tan Valley, AZ	4.0	2.0	2136	$4,000	$1.87	5d	1	0.29mi
1238 W Dana Dr San Tan Valley, AZ	4.0	2.0	1910	$2,150	$1.13	24d	1	0.30mi
284 W Jersey Way San Tan Valley, AZ	3.0	2.5	2185	$1,806	$0.83	5d	1	0.40mi
1177 W Desert Glen Dr San Tan Valley, AZ	4.0	2.0	1988	$2,100	$1.06	43d	1	0.43mi
1042 W Desert Basin Dr San Tan Valley, AZ	4.0	2.5	2343	$1,900	$0.81	12d	1	0.46mi
1278 W Stephanie Ln San Tan Valley, AZ	4.0	3.0	1924	$2,100	$1.09	5d	1	0.46mi
1168 W Desert Basin Dr San Tan Valley, AZ	4.0	3.0	2049	$1,971	$0.96	43d	1	0.49mi
275 W Santa Gertrudis Trl San Tan Valley, AZ	3.0	2.0	1460	$1,795	$1.23	24d	1	0.50mi
35468 N Shorthorn Trl San Tan Valley, AZ	3.0	2.0	1467	$1,840	$1.25	22d	1	0.52mi
35058 N Karan Swiss Cir San Tan Valley, AZ	4.0	2.5	2109	$2,250	$1.07	43d	1	0.59mi
1274 W Jamaica Hope Way San Tan Valley, AZ	3.0	2.0	1629	$1,995	$1.22	24d	1	0.60mi
34527 N Karan Swiss Cir San Tan Valley, AZ	3.0	2.0	1308	$1,669	$1.28	20d	1	0.61mi
34527 N Karan Swiss Cir San Tan Valley, AZ	3.0	2.0	1308	$1,669	$1.28	24d	1	0.61mi
797 W Agrarian Hills Dr San Tan Valley, AZ	4.0	2.0	2020	$2,025	$1.00	24d	1	0.64mi
1345 W Corriente Dr San Tan Valley, AZ	3.0	2.0	1526	$1,795	$1.18	43d	1	0.67mi
1911 W Half Moon Cir San Tan Valley, AZ	3.0	2.0	1345	$1,995	$1.48	43d	1	0.68mi
35244 N Zachary Rd San Tan Valley, AZ	3.0	2.0	1491	$2,275	$1.53	43d	1	0.73mi
763 W Brangus Way San Tan Valley, AZ	3.0	2.0	1780	$1,950	$1.10	24d	1	0.74mi
1154 W Oak Tree Ln San Tan Valley, AZ	4.0	2.0	1650	$1,895	$1.15	43d	1	0.75mi
2049 W Gold Mine Way San Tan Valley, AZ	4.0	2.0	1585	$2,085	$1.32	5d	1	0.76mi
35603 N Gantzel Rd San Tan Valley, AZ	1.0–3.0	1.0–2.0	981	$2,445	$2.49	1d	20	0.83mi
2005 W Aston Dr San Tan Valley, AZ	4.0	1.5	2554	$2,350	$0.92	5d	1	0.83mi
35332 N Sunset Trl Queen Creek, AZ	2.0	2.5	1677	$3,200	$1.91	43d	1	0.88mi
35828 N Zachary Rd San Tan Valley, AZ	4.0	3.0	2256	$1,789	$0.79	24d	1	0.97mi
34437 N Picket Post Dr San Tan Valley, AZ	4.0	3.0	1507	$1,650	$1.09	43d	1	0.98mi
2027 W Kenton Way San Tan Valley, AZ	3.0	2.0	1733	$2,091	$1.21	22d	1	0.99mi
293 W Salali Trl San Tan Valley, AZ	3.0	2.0	1608	$2,250	$1.40	3d	1	0.99mi
1814 W Desert Hills Dr San Tan Valley, AZ	4.0	2.0	1541	$1,895	$1.23	43d	1	1.01mi
900 W Desert Canyon Dr San Tan Valley, AZ	4.0	2.0	1614	$1,955	$1.21	24d	1	1.02mi
36083 N Urika Dr San Tan Valley, AZ	3.0	2.0	2004	$1,975	$0.99	5d	1	1.03mi
36083 N Urika Dr San Tan Valley, AZ	3.0	2.0	2004	$2,045	$1.02	15d	1	1.03mi
33023 N Quarry Hills Dr San Tan Valley, AZ	3.0	2.0	1806	$1,999	$1.11	11d	1	1.03mi
925 W Danish Red Trl San Tan Valley, AZ	3.0	2.0	1992	$1,906	$0.96	24d	1	1.04mi

HOA detail

• Monthly dues: $50 · $600/yr

Listing history 24 events

1. 2026-05-05
   status Pending 506-char remark
2. 2026-04-27
   listed $175,000 Active 506-char remark
3. 2026-01-02
   historical
4. 2025-12-27
   listed $175,000 Active
5. 2016-09-09
   soldstatus $203,000 Closed

   Show marketing remark (800 chars)

   WELCOME to this BEAUTIFUL 3bedrm 2bath WITH A DEN/OFFICE! Well maintained and move in ready. The home offers high vaulted ceiling, large windows, and clean neutral color paint!The large windows give the home a very open feel. Enter in to the kitchen where no expense was spared!! The granite counter tops and under cabinet lighting flow very nice with all the stainless steel appliances(ALL APPLIANCES CONVEY)The floors are covered with ''16 tile and new carpet. There is a beautiful fireplace in the living-room with a great mantel- Something you don't see to often!!The Den/Office offers a great extra space and could become a forth bedroom.Walk down the tile covered hallway to the double door master bedroom and full bathroom with an over sized walk-in closet. Must see and so much more to offer!

6. 2016-09-09
   soldstatus $203,000

   Show marketing remark (800 chars)

   WELCOME to this BEAUTIFUL 3bedrm 2bath WITH A DEN/OFFICE! Well maintained and move in ready. The home offers high vaulted ceiling, large windows, and clean neutral color paint!The large windows give the home a very open feel. Enter in to the kitchen where no expense was spared!! The granite counter tops and under cabinet lighting flow very nice with all the stainless steel appliances(ALL APPLIANCES CONVEY)The floors are covered with ''16 tile and new carpet. There is a beautiful fireplace in the living-room with a great mantel- Something you don't see to often!!The Den/Office offers a great extra space and could become a forth bedroom.Walk down the tile covered hallway to the double door master bedroom and full bathroom with an over sized walk-in closet. Must see and so much more to offer!

7. 2016-08-09
   historical Under Contract Accepting Backups

   Show marketing remark (800 chars)

   WELCOME to this BEAUTIFUL 3bedrm 2bath WITH A DEN/OFFICE! Well maintained and move in ready. The home offers high vaulted ceiling, large windows, and clean neutral color paint!The large windows give the home a very open feel. Enter in to the kitchen where no expense was spared!! The granite counter tops and under cabinet lighting flow very nice with all the stainless steel appliances(ALL APPLIANCES CONVEY)The floors are covered with ''16 tile and new carpet. There is a beautiful fireplace in the living-room with a great mantel- Something you don't see to often!!The Den/Office offers a great extra space and could become a forth bedroom.Walk down the tile covered hallway to the double door master bedroom and full bathroom with an over sized walk-in closet. Must see and so much more to offer!

8. 2016-08-04
   price $202,989

   Show marketing remark (800 chars)

   WELCOME to this BEAUTIFUL 3bedrm 2bath WITH A DEN/OFFICE! Well maintained and move in ready. The home offers high vaulted ceiling, large windows, and clean neutral color paint!The large windows give the home a very open feel. Enter in to the kitchen where no expense was spared!! The granite counter tops and under cabinet lighting flow very nice with all the stainless steel appliances(ALL APPLIANCES CONVEY)The floors are covered with ''16 tile and new carpet. There is a beautiful fireplace in the living-room with a great mantel- Something you don't see to often!!The Den/Office offers a great extra space and could become a forth bedroom.Walk down the tile covered hallway to the double door master bedroom and full bathroom with an over sized walk-in closet. Must see and so much more to offer!

9. 2016-08-01
   status Active

   Show marketing remark (800 chars)

   WELCOME to this BEAUTIFUL 3bedrm 2bath WITH A DEN/OFFICE! Well maintained and move in ready. The home offers high vaulted ceiling, large windows, and clean neutral color paint!The large windows give the home a very open feel. Enter in to the kitchen where no expense was spared!! The granite counter tops and under cabinet lighting flow very nice with all the stainless steel appliances(ALL APPLIANCES CONVEY)The floors are covered with ''16 tile and new carpet. There is a beautiful fireplace in the living-room with a great mantel- Something you don't see to often!!The Den/Office offers a great extra space and could become a forth bedroom.Walk down the tile covered hallway to the double door master bedroom and full bathroom with an over sized walk-in closet. Must see and so much more to offer!

10. 2016-07-29
    historical Under Contract Accepting Backups

    Show marketing remark (800 chars)

    WELCOME to this BEAUTIFUL 3bedrm 2bath WITH A DEN/OFFICE! Well maintained and move in ready. The home offers high vaulted ceiling, large windows, and clean neutral color paint!The large windows give the home a very open feel. Enter in to the kitchen where no expense was spared!! The granite counter tops and under cabinet lighting flow very nice with all the stainless steel appliances(ALL APPLIANCES CONVEY)The floors are covered with ''16 tile and new carpet. There is a beautiful fireplace in the living-room with a great mantel- Something you don't see to often!!The Den/Office offers a great extra space and could become a forth bedroom.Walk down the tile covered hallway to the double door master bedroom and full bathroom with an over sized walk-in closet. Must see and so much more to offer!

11. 2016-07-28
    price $202,999

    Show marketing remark (800 chars)

    WELCOME to this BEAUTIFUL 3bedrm 2bath WITH A DEN/OFFICE! Well maintained and move in ready. The home offers high vaulted ceiling, large windows, and clean neutral color paint!The large windows give the home a very open feel. Enter in to the kitchen where no expense was spared!! The granite counter tops and under cabinet lighting flow very nice with all the stainless steel appliances(ALL APPLIANCES CONVEY)The floors are covered with ''16 tile and new carpet. There is a beautiful fireplace in the living-room with a great mantel- Something you don't see to often!!The Den/Office offers a great extra space and could become a forth bedroom.Walk down the tile covered hallway to the double door master bedroom and full bathroom with an over sized walk-in closet. Must see and so much more to offer!

12. 2016-07-28
    price $202,989

    Show marketing remark (800 chars)

    WELCOME to this BEAUTIFUL 3bedrm 2bath WITH A DEN/OFFICE! Well maintained and move in ready. The home offers high vaulted ceiling, large windows, and clean neutral color paint!The large windows give the home a very open feel. Enter in to the kitchen where no expense was spared!! The granite counter tops and under cabinet lighting flow very nice with all the stainless steel appliances(ALL APPLIANCES CONVEY)The floors are covered with ''16 tile and new carpet. There is a beautiful fireplace in the living-room with a great mantel- Something you don't see to often!!The Den/Office offers a great extra space and could become a forth bedroom.Walk down the tile covered hallway to the double door master bedroom and full bathroom with an over sized walk-in closet. Must see and so much more to offer!

13. 2016-07-22
    listed $202,999 Active

    Show marketing remark (800 chars)

    WELCOME to this BEAUTIFUL 3bedrm 2bath WITH A DEN/OFFICE! Well maintained and move in ready. The home offers high vaulted ceiling, large windows, and clean neutral color paint!The large windows give the home a very open feel. Enter in to the kitchen where no expense was spared!! The granite counter tops and under cabinet lighting flow very nice with all the stainless steel appliances(ALL APPLIANCES CONVEY)The floors are covered with ''16 tile and new carpet. There is a beautiful fireplace in the living-room with a great mantel- Something you don't see to often!!The Den/Office offers a great extra space and could become a forth bedroom.Walk down the tile covered hallway to the double door master bedroom and full bathroom with an over sized walk-in closet. Must see and so much more to offer!

14. 2013-01-17
    soldstatus $135,000 Closed
15. 2012-11-28
    status Pending
16. 2012-11-24
    status Active
17. 2012-11-08
    status Pending
18. 2012-11-08
    price $126,900
19. 2012-09-28
    listed $141,000 Active
20. 2005-05-09
    soldstatus $240,000
21. 2005-05-06
    soldstatus $240,000
22. 2005-03-27
    historical
23. 2005-03-24
    listed $240,000
24. 2004-06-08
    soldstatus $163,207

ⓘ 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: $1,140 · $95/mo
• Projected year-2 tax: $1,155 · $96/mo
• Expected delta: +$15/yr (+$1/mo · 1.4%)

ⓘ 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: $26,019
• − Mortgage interest: −$9,803
• − Property taxes: −$1,140
• − Insurance: −$875
• − Repairs & maintenance: −$2,082
• − Management: −$2,082
• − HOA: −$600
• − Depreciation: −$5,091
• Taxable income: $4,348
• Est. tax owed @ 24.0%: −$1,043
• After-tax cash flow: $5,884/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
• County: Pinal County · 399,947 people
• City population: 95,704
• Metro: Phoenix-Mesa-Chandler, AZ
• Population (ZIP): 44,444
• Household income: $93,707
• Rent vs Own: 19.9% rent · 80.1% own
• Severe rent burden: 351.0

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 (65%)
• Race & ethnicity: White 65% Hispanic / Latino 24% Two or more races 14% Black 4% Asian 2% Native American 2%
• Hispanic origin (detail): Mexican 22%
• Common ancestry: Lithuanian 3% Portuguese 3% Slovak 2%
• Foreign-born: 8% · Canada, South Korea, Vietnam
• Languages at home: 84% 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: ▼ -35.12%
• Current HPI: 232.6253
• Rent YoY: ▼ -0.93%
• Metro: Phoenix-Mesa-Chandler, AZ
• 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

+7.2% since first listed

24 events — show timeline

• 2026-05-05 Pending — ARMLS
• 2026-04-27 Listed $175,000 ARMLS
• 2026-01-02 Listing Removed — ARMLS
• 2025-12-27 Listed $175,000 ARMLS
• 2016-09-09 Sold (Public Records) $203,000 Public Records
• 2016-09-09 Sold (MLS) $203,000 ARMLS
• 2016-08-09 Contingent — ARMLS
• 2016-08-04 Price Changed $202,989 ARMLS
• 2016-08-01 Relisted — ARMLS
• 2016-07-29 Contingent — ARMLS
• 2016-07-28 Price Changed $202,999 ARMLS
• 2016-07-28 Price Changed $202,989 ARMLS
• 2016-07-22 Listed $202,999 ARMLS
• 2013-01-17 Sold (MLS) $135,000 ARMLS
• 2012-11-28 Pending — ARMLS
• 2012-11-24 Relisted — ARMLS
• 2012-11-08 Pending — ARMLS
• 2012-11-08 Price Changed $126,900 ARMLS
• 2012-09-28 Listed $141,000 ARMLS
• 2005-05-09 Sold (Public Records) $240,000 Public Records
• 2005-05-06 Sold (MLS) $240,000 ARMLS
• 2005-03-27 Listing Removed — ARMLS
• 2005-03-24 Listed $240,000 ARMLS
• 2004-06-08 Sold (Public Records) $163,207 Public Records

Property tax history

-2.2%/yr

Latest (2025): $1,140 · +2.0% YoY. Source: county tax records.