18508 W Acapulco Ln

Surprise, AZ 85388

$555,000D

5 bd · 4.0 ba · 3,626 sqft · Built 2005 · SingleFamily · Pending · 24 DOM

Cashflow @ list (25.0% down · 7.5%)

• Estimated rent: $3,413/mo
• Mortgage (P&I): −$2,910
• Tax + insurance: −$413
• HOA: −$70
• Vac / Maint / Mgmt: −$717
• Net cashflow: $-697/mo
• Annual: $-8,365/yr
• Cap rate: 4.79%
• Cash-on-cash: -5.38%
• DSCR: 0.76
• 1% rule: 0.61%
• Cash to close: $155,400

Investor read

• This is a 5-bed/4.0-bath single-family listed at $555k.
• At list price, monthly cash flow is $-697 ($-8k/yr) — negative.
• To cash-flow at today's rent, offer at most $432k (22.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $341k (38.5% below list).
• It's been on market 24 days — a 2% lower offer ($547k) is reasonable based on typical stale-listing flexibility.
• Recommended offer: $341k (38.5% below list) — sets the bar for 1% rule.
• In year one you build about $5k of equity ($4k loan paydown + $2k appreciation (0.3% local appreciation)).
• Location reads 74/100 on livability (#19 in AZ, #4,616 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, housing A+, employment A-; Watch: health & safety D+, amenities D-, commute F.
• Dysart Unified District (4243) (suburban): math 34% / reading 40% proficiency, ranked #73 of 249 in AZ (top 29%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Sunset Hills Elementary (math 37% / reading 48%, grade F, #367 of 1,109 statewide, top 33%, 969 students, 42% FRL); Shadow Ridge High School (math 34% / reading 39%, grade F, #88 of 381 statewide, top 24%, 2,323 students, 21% FRL).
• Market conditions: Rents soft (-0.6%/yr); 389 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 36,011 units permitted in Maricopa County in 2024 (12,801 in 5+ unit buildings).
• Maricopa County population projected at +38% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• 7 sale attempts since 17y 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.
• By year 6, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.
• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 6→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.
• Cap rate 4.8% vs local median 3.3% in Surprise — 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.
• This rent runs 37% of the median local income ($112k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Questions for listing agent

• 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?
• What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
• Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
• 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?
• 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.
• 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.
• 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.