11596 W Sierra Dawn Blvd #356 · Surprise, AZ
Flood risk 1/10 · Minimal
- FEMA flood zone
- X (shaded)
- Chance of flooding over 30 yrs
- 0.0%
- Est. flood insurance / yr
- $507 – $1,088
Fire risk 1/10 · Minimal
- Est. fire insurance / yr
- $610 – $1,132
Heat risk 9/10 · Severe
- Hot days now (above 114°F)
- 7 days/yr
- Hot days in 30 yrs
- 16 days/yr
Wind risk 1/10 · Minimal
- Chance of severe wind over 30 yrs
- —
Air-quality risk 2/10 · Minimal
- Unhealthy air days now
- 1 days/yr
- Unhealthy air days in 30 yrs
- 1 days/yr
Risk factors via First Street. Map © Google.
Why this score? — see what drove the B- 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 +30.0/30.0
- 1% rule +10.0/10.0
- DSCR +10.0/10.0
- ARV discount +7.5/15.0
- Appreciation +5.0/10.0
- Condition / age +3.8/5.0
- Livability +3.7/5.0
- Schools +2.5/10.0
- Rent growth +1.1/5.0
- Manufactured-home adj. -5.9
$35,000
11596 W Sierra Dawn Blvd #356 · Surprise, AZ 85378
2 bd · 2.0 ba · 952 sqft · Manufactured
· 45 Days on market
Manufactured home
Built 1982
$37/sqft
· 53% below area
🖨 Deal sheet (PDF) 📄 Offer letter ✓ Due diligence
Listing remarks
A charming 2 bed, 2 bath mobile home in Rose Garden is now for sale! Discover a sizeable living room w/ elegant wood-look flooring and neutral palette throughout, perfect for entertaining. The eat-in kitchen comes equipped w/ ample cabinetry, stone backsplash, and built-in appliances for all your home cooking needs. You'll love the primary suite, boasting a large closet and a private bath w/ a separate tub & shower. Also including carport parking and a quaint covered patio where you can spend a relaxing afternoon, this home is sure to be the one for you! Don't wait any longer, act now!
Key facts
- Wood-look flooring
- Built-in appliances
- Ample cabinetry
Tags
Neighborhood map
Sold within
Property
Rental comp
Retail
Costco
Walmart
Transit
Schools
Stadiums
Fortune 500
· Circle radius: 6.0 mi
Loading POIs…
What this means for you Summary
Snapshot
- This is a 2-bed/2.0-bath manufactured listed at $35k. Condition is rated good.
Deal economics
- At list price, monthly cash flow is $692 ($8k/yr) — positive.
- The deal already cash-flows at list — no discount required.
- Meets the 1% rule at list price ($1k rent vs $35k).
- Recommended offer: $34k (3.0% below list) — sets the bar for market timing.
- Cap rate 30.0% vs local median 3.2% 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.
Location & tenants
- 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: Thompson Ranch Elementary (math 17% / reading 24%, grade F, #729 of 1,109 statewide, top 67%, 716 students, 74% FRL); Valley Vista High School (math 25% / reading 32%, grade F, #133 of 381 statewide, top 35%, 2,464 students, 44% FRL) — zoned schools average 59% FRL vs 41% district-wide (18 pts higher); higher-poverty schools than district average — tighter screening recommended.
- Zoned-school proficiency averages 24% at this address vs 37% district-wide (-12 pts) — the specific schools serving this property underperform the Dysart Unified District (4243) average; the district grade overstates school quality for this exact location.
- Market conditions: Rents falling (-5.5%/yr); 104 active listings in the ZIP; 36 comparable units currently listed for rent nearby; rentals lingering (median 54d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 61% of comp listings sitting > 30 days — soft ceiling on asking rent; 36,011 units permitted in Maricopa County in 2024 (12,801 in 5+ unit buildings).
Forward outlook
- In year one you build about $304 of equity ($242 loan paydown + $62 appreciation (0.2% local appreciation)).
- Maricopa County population projected at +38% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
- At projected returns (0.2% appreciation + 0.0% rent growth), your $10k cash investment doubles in ~2 years — after that, you're playing with house money.
Negotiation context
- It's been on market 45 days — a 3% lower offer ($34k) is reasonable based on typical stale-listing flexibility.
- 3 sale attempts; this cycle's ask has dropped $15k (30%) from the opening price — seller is motivated, your offer sets the floor, not the list.
Risks & watch-outs
- Climate carrying-cost: extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.
Recommended offer
$33,950
(3.0% below list)
Questions for the listing agent
- It's been on market 45 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
- Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
- 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.
Investment metrics
- 1% rule
- 3.38% ✓
- Cap rate
- 30.00%
- Cash-on-cash
- 84.68%
- DSCR
- 4.77
- GRM
- 2.5
CMA / ARV
- ARV (median comp)
- $74,000
- List price
- $35,000
- Delta
- -52.70%
- Verdict
- UNDERPRICED
- Comps
- 5 within 1.0 mi
Show comp detail 12 sales within ~0.75 mi
| Address | Dist | Beds/Ba | Sqft | Sold | Price | $/sf | Match |
|---|---|---|---|---|---|---|---|
| 11596 W Sierra Dawn Blvd #283 | 0.00mi | 2/2.0 | 1,032 (+8%) | 8mo | $74,000 | $72 | 79 |
| 16940 N Briarwood Dr | 0.31mi | 2/2.0 | 883 (-7%) | 3mo | $200,000 | $227 | 71 |
| 11355 W Crestbrook Dr | 0.29mi | 2/1.0 | 883 (-7%) | 8mo | $310,000 | $351 | 63 |
| 16722 N 114th Dr | 0.19mi | 3/2.0 (+1) | 1,130 (+19%) | 2mo | $325,000 | $288 | 60 |
| 11414 W Pinehollow Dr | 0.23mi | 3/2.0 (+1) | 1,130 (+19%) | 3mo | $322,000 | $285 | 56 |
| 11357 W Amber Trl | 0.25mi | 3/2.0 (+1) | 1,130 (+19%) | 8mo | $299,999 | $265 | 52 |
| 11567 W Mule Deer Ct | 0.43mi | 2/2.0 | 1,078 (+13%) | 8mo | $319,000 | $296 | 52 |
| 12123 W Bell Rd #131 | 0.67mi | 2/1.0 | 808 (-15%) | 1mo | $145,000 | $179 | 39 |
| 16101 N EL Mirage Rd #422 | 0.81mi | 2/2.0 | 1,152 (+21%) | 2mo | $25,000 | $22 | 39 |
| 12544 W Cottonwood St | 1.25mi | 3/1.0 (+1) | 1,064 (+12%) | 1mo | $182,500 | $172 | 36 |
| 15427 N Factory St | 1.27mi | 3/1.0 (+1) | 1,080 (+13%) | 2mo | $140,000 | $130 | 32 |
| 15633 N Greasewood St | 1.25mi | 3/1.0 (+1) | 1,170 (+23%) | 5mo | $305,000 | $261 | 27 |
Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.
Projected returns pro-forma
0.18% appreciation · 0.0% rent growth · sell at horizon
5-year hold
- IRR
- 83.9%
- Equity multiple
- 5.07×
- Total profit
- $39,867
- Equity at exit
- $10,474
10-year hold
- IRR
- 84.5%
- Equity multiple
- 9.47×
- Total profit
- $83,044
- Equity at exit
- $12,840
Cash invested: $9,800 (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.
Buyer's market
Market conditions
within 1.0 mi — comparable homes for sale
Active competition Active MLS
- For sale now
- 6 active · 2 under contract
- Months of supply
- 36.0 mo (3%/mo absorbed)
- Median asking
- $66,750 ($73/sqft)
- Median days on market
- 83 d
- This list price
- lowest-priced of the active set
- ARV vs active asking
- +6.7% vs current asking $/sqft
Closed sales set the value; these active listings set current market conditions and a practical price ceiling.
ZIP-level market 85378
- Home prices YoY
- 0.1%
- Rents YoY
- -5.5%
- Active inventory
- 104
- Price-to-rent
- 2.5×
Monthly cashflow live
↻
- Estimated rent
- $1,182 high interval (Pro) →
- Mortgage (P&I)
- −$184
- Tax est. 1.5%
- −$44 /mo · $525/yr
- Insurance
- −$15
- HOA
- −$0
- Lot rent leased land?
- −$0
- Vacancy / Maint / Mgmt
- −$248
- Net cashflow
- $692
Break-even live
Break-even rent
$306
Max offer price
$35,000
Occupancy floor
36%
Sensitivity live
| Price | -10% $716 | -5% $704 | +0% $692 | +5% $679 | +10% $667 |
|---|---|---|---|---|---|
| Rent | -10% $598 | -5% $645 | +0% $692 | +5% $738 | +10% $785 |
| Rate | -1.0pp $709 | -0.5pp $700 | base $692 | +0.5pp $682 | +1.0pp $673 |
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
- $8,750
- Closing costs
- $1,050
- Club membership (one-time)
- —
- Reserves months
- —
- Total cash needed
- —
Loan-product check · same deal, 3 products live
Conventional
25% down · 7.5% · 30yr
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
Personal DTI + credit; lowest rate.
DSCR
20% down · 8.5% · 30yr
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
No personal income docs; deal must DSCR.
Hard money
10% down · 12.0% · 12mo
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
Short-term bridge; refi at stabilization.
Rent comps 36 comps
| Address | Beds | Baths | Sqft | Rent | $/sqft | DOM | Units | Dist |
|---|---|---|---|---|---|---|---|---|
| 17447 Avenue of the Arts Unit 1 Surprise, AZ | 1.0 | 1.0 | 782 | $1,371 | $1.75 | 5d | 1 | 0.57mi |
| 17447 Avenue of the Arts Unit 2 Surprise, AZ | 2.0 | 2.0 | 1078 | $1,649 | $1.53 | 5d | 1 | 0.57mi |
| 17447 N Avenue of the Arts Surprise, AZ | 1.0 | 1.0 | 782 | $1,387 | $1.77 | 5d | 1 | 0.64mi |
| 17447 N Avenue of the Arts Surprise, AZ | 2.0 | 2.0 | 1078 | $1,837 | $1.70 | 94d | 1 | 0.64mi |
| 17447 N Avenue of the Arts Surprise, AZ | 2.0 | 2.0 | 1078 | $1,828 | $1.70 | 79d | 1 | 0.64mi |
| 17447 N Avenue of the Arts Surprise, AZ | 1.0 | 1.0 | 782 | $1,403 | $1.79 | 3d | 1 | 0.64mi |
| 17447 N Avenue of the Arts Surprise, AZ | 2.0 | 2.0 | 1078 | $1,813 | $1.68 | 108d | 1 | 0.64mi |
| 17447 N Avenue of the Arts Surprise, AZ | 1.0 | 1.0 | 782 | $1,399 | $1.79 | 49d | 1 | 0.64mi |
| 17447 N Avenue of the Arts Surprise, AZ | 1.0 | 1.0 | 782 | $1,714 | $2.19 | 110d | 1 | 0.64mi |
| 17447 N Avenue of the Arts Surprise, AZ | 2.0 | 2.0 | 1078 | $1,818 | $1.69 | 19d | 1 | 0.64mi |
| 17447 N Avenue of the Arts Surprise, AZ | 2.0 | 2.0 | 1078 | $1,750 | $1.62 | 10d | 1 | 0.64mi |
| 12123 W Bell Rd Surprise, AZ | 1.0 | 1.0 | 576 | $1,000 | $1.74 | 139d | 4 | 0.74mi |
| 12123 W Bell Rd Surprise, AZ | 1.0 | 1.0 | 573 | $1,050 | $1.83 | 5d | 2 | 0.74mi |
| 12123 W Bell Rd Surprise, AZ | 1.0 | 1.0 | 634 | $900 | $1.42 | 72d | 3 | 0.74mi |
| 12123 W Bell Rd Surprise, AZ | 1.0 | 1.0 | 634 | $962 | $1.52 | 98d | 3 | 0.74mi |
| 12123 W Bell Rd Surprise, AZ | 1.0 | 1.0 | 634 | $1,025 | $1.62 | 120d | 4 | 0.74mi |
| 12123 W Bell Rd Surprise, AZ | 1.0 | 1.0 | 631 | $1,140 | $1.81 | 34d | 4 | 0.74mi |
| 12221 W Bell Rd Surprise, AZ | 1.0 | 1.0 | 568 | $1,124 | $1.98 | 67d | 3 | 0.87mi |
| 12221 W Bell Rd Surprise, AZ | 1.0–2.0 | 1.0–2.0 | 678 | $1,445 | $2.13 | 6d | 4 | 0.87mi |
| 12221 W Bell Rd Surprise, AZ | 1.0 | 1.0 | 567 | $1,175 | $2.07 | 101d | 4 | 0.87mi |
| 12221 W Bell Rd Surprise, AZ | 1.0 | 1.0 | 567 | $1,165 | $2.05 | 78d | 3 | 0.87mi |
| 12221 W Bell Rd Surprise, AZ | 1.0 | 1.0 | 568 | $1,100 | $1.94 | 44d | 3 | 0.87mi |
| 12221 W Bell Rd Surprise, AZ | 1.0 | 1.0 | 567 | $1,100 | $1.94 | 114d | 4 | 0.87mi |
| 12221 W Bell Rd Surprise, AZ | 1.0 | 1.0 | 567 | $1,100 | $1.94 | 113d | 4 | 0.87mi |
| 12221 W Bell Rd Surprise, AZ | 1.0–2.0 | 1.0–2.0 | 678 | $1,445 | $2.13 | 3d | 3 | 0.87mi |
| 12221 W Bell Rd Surprise, AZ | 1.0 | 1.0 | 568 | $1,099 | $1.93 | 24d | 3 | 0.87mi |
| 12221 W Bell Rd Unit 231 1 Surprise, AZ | 1.0 | 1.0 | 560 | $1,260 | $2.25 | 19d | 1 | 0.89mi |
| 16222 N 123rd Dr Surprise, AZ | 3.0 | 2.0 | 879 | $1,700 | $1.93 | 44d | 1 | 0.97mi |
| 15427 N Jerry St Surprise, AZ | 2.0 | 1.5 | 920 | $1,450 | $1.58 | 80d | 1 | 1.21mi |
| 15427 N Jerry St Surprise, AZ | 2.0 | 1.5 | 920 | $1,450 | $1.58 | 70d | 1 | 1.21mi |
| 10831 W Tropicana Cir Sun City, AZ | 2.0 | 1.0 | 995 | $2,800 | $2.81 | 115d | 1 | 1.35mi |
| 15606 N Verde St Surprise, AZ | 2.0 | 2.0 | 900 | $1,575 | $1.75 | 19d | 1 | 1.36mi |
| 10814 W El Capitan Cir Sun City, AZ | 2.0 | 1.0 | 995 | $3,000 | $3.02 | 110d | 1 | 1.38mi |
| 12731 W Tasha Dr Surprise, AZ | 2.0 | 1.0 | 646 | $1,395 | $2.16 | 10d | 1 | 1.46mi |
| 12741 W Tasha Dr Surprise, AZ | 2.0 | 1.0 | 750 | $1,250 | $1.67 | 54d | 1 | 1.47mi |
| 11755 W Thompson Ranch Rd El Mirage, AZ | 1.0–3.0 | 1.0–2.0 | 936 | $1,921 | $2.05 | 0d | 1 | 1.48mi |
Property features AI
Finance
- Other
- Building area source: owner
- HOA & community
- Community poolPickleball courtsGated communityCommunity spa (heated)Community media roomCoin-operated laundryBiking/walking pathsFitness centerAssociation covers sewer, grounds maintenance, trash and waterNo visible truck/trailer/RV/boat allowed
Exterior
- Parking
- Attached carportCovered parking for 2
- Utilities
- City waterPublic sewer
- Home design
- Manufactured/mobile homeFee simple ownership
- Construction
- Stucco and painted wood frame constructionComposition roof
- Exterior features
- Gravel/stone front and backPrivate maintained roadAsphalt road surface
Interior
- Kitchen
- Built-in microwaveLaminate countersDisposalElectric rangeRefrigerator
- Bedrooms
- 2 possible bedrooms
- Flooring
- VinylTile
- Bathrooms
- 2 full bathrooms
- Heating & cooling
- Electric heatingCentral airCeiling fans
- Interior features
- High speed internetEat-in kitchenNo interior stepsFull bathroom in primary bedroomSeparate shower and tubDual pane windows
- Laundry & utility
- Inside laundryWasherDryerStacked washer/dryer
Listing history 50 events
-
2026-09-24days on market $35,000 Active 45 DOM
-
2026-09-23days on market $35,000 Active 44 DOM
-
2026-09-22days on market $35,000 Active 43 DOM
-
2026-09-21days on market $35,000 Active 42 DOM
-
2026-09-20days on market $35,000 Active 41 DOM
-
2026-09-19days on market $35,000 Active 40 DOM
-
2026-09-18days on market $35,000 Active 39 DOM
-
2026-09-17days on market $35,000 Active 38 DOM
-
2026-09-16days on market $35,000 Active 37 DOM
-
2026-09-15days on market $35,000 Active 36 DOM
-
2026-09-14days on market $35,000 Active 35 DOM
-
2026-09-13days on market $35,000 Active 34 DOM
-
2026-09-13price $35,000 Active 33 DOM
-
2026-09-12days on market $45,000 Active 33 DOM
-
2026-09-11days on market $45,000 Active 32 DOM
-
2026-09-05days on market $45,000 Active 26 DOM
-
2026-09-04days on market $45,000 Active 25 DOM
-
2026-09-03days on market $45,000 Active 24 DOM
-
2026-08-31days on market $45,000 Active 21 DOM
-
2026-08-30days on market $45,000 Active 20 DOM
-
2026-08-29days on market $45,000 Active 19 DOM
-
2026-08-28days on market $45,000 Active 18 DOM
-
2026-08-27days on market $45,000 Active 17 DOM
-
2026-08-26days on market $45,000 Active 16 DOM
-
2026-08-25days on market $45,000 Active 15 DOM
-
2026-08-24days on market $45,000 Active 14 DOM
-
2026-08-23days on market $45,000 Active 13 DOM
-
2026-08-22days on market $45,000 Active 12 DOM
-
2026-08-21days on market $45,000 Active 11 DOM
-
2026-08-20days on market $45,000 Active 10 DOM
-
2026-08-19days on market $45,000 Active 9 DOM
-
2026-08-18days on market $45,000 Active 8 DOM
-
2026-08-17days on market $45,000 Active 7 DOM
-
2026-08-16days on market $45,000 Active 6 DOM
-
2026-08-15days on market $45,000 Active 5 DOM
-
2026-08-14days on market $45,000 Active 4 DOM
-
2026-08-13days on market $45,000 Active 3 DOM
-
2026-08-12days on market $45,000 Active 2 DOM
-
2026-08-11price $45,000 Active 1 DOM
-
2026-08-10remarks 594-char remark
-
2026-08-10pricedays on market $50,000 Active 1 DOM
-
2026-06-30days on market $49,500 Active 82 DOM
-
2026-06-29days on market $49,500 Active 81 DOM
-
2026-06-28days on market $49,500 Active 80 DOM
-
2026-06-27days on market $49,500 Active 79 DOM
-
2026-06-26days on market $49,500 Active 78 DOM
-
2026-06-24days on market $49,500 Active 76 DOM
-
2026-06-22days on market $49,500 Active 74 DOM
-
2026-06-21days on market $49,500 Active 73 DOM
-
2026-06-18remarks 587-char remark
ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot
backfill from property_details.listing_events for pre-trigger history.
Climate risk First Street
- Flood 1/10 Low FEMA zone X (shaded) · 0% chance over 30 yrs
- Wildfire 1/10 Low
- Heat 9/10 Extreme 7 d/yr ≥114°F today · 16 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
Nearby sold comps map
Loading sold comps map…
Walkable amenities ~0.75 mi
Loading nearby amenities…
Taxation est. · year 1
- Rental income
- $14,178
- − Mortgage interest
- −$1,961
- − Property taxes
- −$525
- − Insurance
- −$175
- − Repairs & maintenance
- −$1,134
- − Management
- −$1,134
- − Depreciation
- −$1,018
- Taxable income
- $8,231
combined federal + state — saved on this device
- Est. tax owed @ 24.0%
- −$1,975
- After-tax cash flow
- $6,323/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.
Condition & rehab AI · 7 photos
75/100
Cosmetic rehab
Est. rehab $4,760–$14,280 screening
This cozy manufactured home in Rose Garden offers a good condition with minor repairs needed in the kitchen and flooring. Paint and updates to the kitchen would significantly enhance its resale and rental value.
Repairs flagged
- Minor kitchen cabinets — Worn appearance
- Minor kitchen countertops — Need cleaning
Value-add opportunities
- Resale Paint kitchen cabinets — Fresh paint enhances curb appeal ↑
- Resale Replace kitchen countertops — New countertops improve functionality and aesthetics ↑
- Both Replace worn hardwood flooring — New flooring enhances both appearance and value ↑
- Resale Paint interior walls — Fresh paint enhances curb appeal ↑
- Resale Replace worn kitchen cabinets — Fresh cabinets improve curb appeal and functionality ↑
ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.
F
Composite school gradezoned avg 24/100
Zoned Schools
Elementary
Thompson Ranch Elementary
F
AZ #729/1,109
Nat'l #33,158/41,679
High
Valley Vista High School
F
AZ #133/381
Nat'l #11,681/17,239
Schools (NCES district)
- District
- Dysart Unified District (4243)
- NCES district ID
- 0402690
- Math proficiency
- 34% ▼ -10.00%
- Reading proficiency
- 40% ▼ -5.00%
- Median HH income
- $58,033
- Composite
- 32.76/100
- National rank
- #5634
- State rank
- #73 of 249 in AZ
B
Composite livability gradescore 74/100
Livability — Surprise
- Score
- 74/100
- State rank
- #19
- US rank
- #4616
Category grades
Amenities D-
Commute F
Cost of living C
Crime A+
Employment A-
Housing A+
Health & safety D+
User ratings C+
Schools grade is shown separately in the Schools card above.
Census & demographics
- Census place
- Surprise, AZ
- County
- Maricopa County · 4,979,203 people
- City population
- 160,031
- Metro
- Phoenix-Mesa-Chandler, AZ
- Population (ZIP)
- 9,765
- Household income
- $56,444
- Rent vs Own
- Severe rent burden
- 9% of renters
Population outlook (Maricopa County) Hauer SSP2
- Today (2025)
- 4,979,203 people
- By 2030
- 5,378,229 · +8.0%
- By 2040
- 6,156,598 · +23.6%
- By 2050
- 6,872,376 · +38.0%
- By 2075
- 8,401,270 · +68.7%
- By 2100
- 9,247,439 · +85.7%
Race, ethnicity, and origin ACS 2023
- Neighborhood character
- Diverse neighborhood (Simpson 0.56)
- Race & ethnicity
- White 54% Hispanic / Latino 38% Two or more races 17% Black 4% Native American 1%
- Hispanic origin (detail)
- Mexican 31% Cuban 3%
- Common ancestry
- Romanian 2% Portuguese 2% Lithuanian 1%
- Foreign-born
- 9% · Canada, Guatemala
- Languages at home
- 73% English-only · Spanish 22% Arabic 2% Russian/Polish/Slavic 1%
Political lean MEDSL · Maricopa
- 2024 margin
- Toss-up / Even · D 47.7% · R 51.2% · Other 1.1%
- 2008→2024 swing
- +7.1pp toward D · 2008: -10.6pp · 2024: -3.5pp
- All cycles
- 2024: R+3.5 2020: D+2.2 2016: R+3.5 2012: R+12.0 2008: R+10.6
Not yet ingested
- Civics
- —
Market trends
- HPI YoY
- ▲ 0.18%
- Current HPI
- 287.1228
- Rent YoY
- ▼ -5.53%
- 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 |
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| Mining / Metals | 1 | $23B |
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| Environmental Services | 1 | $16B |
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| Metals / Steel | 1 | $14B |
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| Technology Distribution | 1 | $9B |
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| Homebuilding | 1 | $8B |
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Price history
+19.0% since first listed7 events — show timeline
- 2026-08-03 Listed $50,000 ARMLS
- 2026-06-29 Listing Removed — ARMLS
- 2026-06-18 Price Changed $49,500 ARMLS
- 2026-06-11 Relisted — ARMLS
- 2026-06-08 Contingent — ARMLS
- 2026-05-30 Price Changed $35,000 ARMLS
- 2026-04-08 Listed $42,000 ARMLS
Cash-flow waterfall
monthlySold comps — $/sqft
last 12 mo · ≤1 miLoading sold comps…