13712 W Via Tercero -- · Sun City West, AZ 85375

$385,000

2 bd · 3.0 ba · 1,653 sqft · SingleFamily public records · 21 Days on market

Built 1995 7,761 sqft lot Est $407k · 5% under

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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).

• Cash flow +13.2/30.0
• ARV discount +9.9/15.0
• Rent growth +4.3/5.0
• DSCR +4.0/10.0
• Schools +3.3/10.0
• Livability +3.2/5.0
• 1% rule +2.8/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Bring your decorating ideas to this well cared for by original owners Safford model. You can't beat the location for this gorgeous lot - located near Palm Ridge Rec Center and Deer Valley Golf Course. This 2BR/2BA with an office space behind the large eat-in kitchen, backs to the Javelina Trail - Corte Bella hidden behind you! Separate inside laundry. Enjoy sitting in your lovely screened in patio with saltillo tile. Desert landscaping front and back for minimal care. Don't miss this popular Safford model!

Key facts

• Office space
• Large eat-in kitchen
• No rear neighbors

Tags

• NEW ROOF
• NEW AC
• NO REAR NEIGHBORS
• PRIME LOCATION
• OFFICE SPACE
• LARGE EAT-IN KITCHEN

Property features AI

Finance

• HOA & community: No association fees; Community amenities include pool, racquetball, golf, heated community spa, community media room, tennis courts, biking/walking paths, and fitness center

Exterior

• Parking: 2 covered parking spaces; 2 open parking spaces; 2-car garage
• Utilities: Private water company; Public sewer
• Home design: Single-family residence; Fee simple ownership
• Construction: Stucco and wood-frame construction; Tile roof
• Exterior features: Screened-in patio(s); Desert front and back landscaping; Gravel/stone front and back; Partial block fencing; County maintained road; Asphalt road

Interior

• Kitchen: Built-in microwave; Laminate counters; Refrigerator; Dishwasher; Garbage disposal
• Bedrooms: 2 bedrooms (possible)
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Natural gas heating; Central air; Ceiling fans; ENERGY STAR qualified cooling equipment
• Interior features: Double vanity; Eat-in kitchen; Breakfast bar; Pantry; Full bath in primary bedroom; Dual-pane windows
• Laundry & utility: Inside laundry

What this means for you Summary

Snapshot

• This is a 2-bed/3.0-bath single-family listed at $385k.

Deal economics

• At list price, monthly cash flow is $-8 ($-98/yr) — negative.
• To cash-flow at today's rent, offer at most $384k (0.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $301k (21.9% below list).
• Recommended offer: $301k (21.9% below list) — sets the bar for 1% rule.
• Cap rate 6.3% vs local median 4.1% in Sun City West — 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 63/100 on livability (#106 in AZ) — a middle-class / working-renter tenant base. Strengths: housing A+, crime B, cost of living B; Watch: schools D+, health & safety D, amenities 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.
• Market conditions: Rents rising fast (+7.0%/yr); 125 active listings in the ZIP; 24 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 42% 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).
• At $3,006/mo this rent would consume 56% of the median local household income ($64k/yr) (locally 691% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $12k of value loss. Plan a longer hold.
• Maricopa County population projected at +38% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 21 days — a 2% lower offer ($379k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y 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: extreme-heat days projected 6→14/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $300,610 (21.9% 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. 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. 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?
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: 0.78% ✗
• Cap rate: 6.27%
• Cash-on-cash: -0.09%
• DSCR: 1.00
• GRM: 10.7

CMA / ARV

• ARV (on-the-fly): $406,638
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
13734 W Via Tercero --	0.08mi	2/2.0	1,669 (+1%)	2mo	$458,000	$274	89
22811 N Wagon Wheel Dr	0.28mi	2/2.0	1,653 (0%)	1mo	$449,000	$272	82
13766 W Junipero Dr	0.27mi	3/3.0 (+1)	1,625 (-2%)	2mo	$405,000	$249	78
13706 W Caballero Dr	0.16mi	2/2.0	1,794 (+8%)	0mo	$350,000	$195	74
13729 W Robertson Dr	0.15mi	2/2.5	1,825 (+10%)	2mo	$395,000	$216	72
13938 W Rico Dr	0.31mi	2/2.0	1,547 (-6%)	2mo	$350,000	$226	70
13747 W Nogales Dr	0.19mi	2/2.0	1,837 (+11%)	2mo	$451,000	$246	67
22603 N Las Lomas Ln	0.28mi	2/2.0	1,808 (+9%)	1mo	$419,000	$232	67
22703 N Las Brizas Ln	0.73mi	2/2.0	1,669 (+1%)	2mo	$399,000	$239	59
13430 W Chapala Ct	0.43mi	2/2.0	1,837 (+11%)	1mo	$480,000	$261	57
14121 W Pecos Ln	0.75mi	2/2.5	1,825 (+10%)	0mo	$400,000	$219	46
22011 N Dusty Trail Blvd	0.60mi	3/2.5 (+1)	1,881 (+14%)	1mo	$510,000	$271	42

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 · 7.03% rent growth · sell at horizon

5-year hold

• IRR: -12.5%
• Equity multiple: 0.53×
• Total profit: $-50,349
• Equity at exit: $57,405

10-year hold

• IRR: 1.3%
• Equity multiple: 1.11×
• Total profit: $11,537
• Equity at exit: $33,288

Cash invested: $107,800 (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.

Methodology + full state rankings →

ZIP-level market 85375

• Rents YoY: 7.0%
• Active inventory: 125
• Price-to-rent: 10.7×

Monthly cashflow live

• Estimated rent: $3,006 high
• Mortgage (P&I): −$2,019
• Tax from tax record: −$204 /mo · $2,443/yr
• Insurance: −$160
• HOA: −$0
• Vacancy / Maint / Mgmt: −$631
• Net cashflow: $-8

Break-even live

Break-even rent $3,016

Max offer price $383,559

Occupancy floor 95%

Sensitivity live

Price	-10% $210	-5% $101	+0% $-8	+5% $-117	+10% $-226
Rent	-10% $-246	-5% $-127	+0% $-8	+5% $111	+10% $229
Rate	-1.0pp $186	-0.5pp $90	base $-8	+0.5pp $-108	+1.0pp $-209

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: $96,250
• Closing costs: $11,550
• Reserves months: —
• Total cash needed: —

Rent comps 24 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
13758 W Sola Dr Sun City West, AZ	2.0	1.5	1351	$3,950	$2.92	1d	1	0.10mi
13755 W Nogales Dr Sun City West, AZ	2.0	1.5	1660	$4,500	$2.71	44d	1	0.18mi
13714 W Caballero Dr Sun City West, AZ	2.0	2.0	1794	$2,800	$1.56	1d	1	0.19mi
22816 N Las Positas Dr Sun City West, AZ	2.0	2.0	1351	$4,500	$3.33	1d	1	0.31mi
13452 W El Sueno Ct Sun City West, AZ	2.0	2.0	1378	$3,200	$2.32	1d	1	0.45mi
13428 W El Sueno Ct Sun City West, AZ	2.0	2.0	1812	$2,850	$1.57	1d	1	0.47mi
22212 N Cheyenne Dr Sun City West, AZ	2.0	2.0	1669	$3,500	$2.10	19d	1	0.51mi
14113 W Robertson Dr Sun City West, AZ	2.0	1.5	1410	$3,800	$2.70	44d	1	0.53mi
22520 N Via de la Caballa Sun City West, AZ	2.0	2.0	1438	$3,400	$2.36	17d	1	0.65mi
13706 W Parada Dr Sun City West, AZ	3.0	2.0	2147	$3,600	$1.68	44d	1	0.71mi
14234 W Via Tercero Sun City West, AZ	2.0	2.0	1653	$2,500	$1.51	44d	1	0.74mi
12944 W Quinto Dr Sun City West, AZ	3.0	2.0	2095	$3,200	$1.53	44d	1	0.89mi
12910 W Junipero Dr Sun City West, AZ	2.0	2.0	1636	$1,800	$1.10	13d	1	1.04mi
12835 W Chapala Ct Sun City West, AZ	2.0	2.0	2095	$4,000	$1.91	24d	1	1.11mi
14608 W Horizon Dr Sun City West, AZ	2.0	2.0	1778	$2,000	$1.12	44d	1	1.12mi
14668 W Soft Wind Dr Surprise, AZ	3.0	2.5	1794	$1,995	$1.11	44d	1	1.34mi
23134 N 126th Dr Sun City West, AZ	3.0	3.0	1878	$2,131	$1.13	5d	1	1.36mi
14759 W Gunsight Dr Sun City West, AZ	2.0	2.0	1348	$1,699	$1.26	44d	1	1.37mi
14759 W Gunsight Dr Sun City West, AZ	2.0	2.0	1348	$1,599	$1.19	22d	1	1.37mi
25101 N 141st Ave Surprise, AZ	2.0	2.0	1273	$1,995	$1.57	44d	1	1.40mi
25148 N 133rd Ave Peoria, AZ	3.0	2.0	1958	$2,095	$1.07	22d	1	1.45mi
14251 W Buckskin Trl Surprise, AZ	3.0	2.5	1793	$1,850	$1.03	4d	1	1.46mi
14220 W Buckskin Trl Surprise, AZ	3.0	2.5	1639	$2,000	$1.22	44d	1	1.47mi
21601 N 147th Dr Sun City West, AZ	2.0	2.0	1269	$2,695	$2.12	18d	1	1.48mi

Listing history 21 events

1. 2026-06-18
   days on market $385,000 Active 21 DOM
2. 2026-06-17
   days on market $385,000 Active 20 DOM
3. 2026-06-16
   days on market $385,000 Active 19 DOM
4. 2026-06-15
   days on market $385,000 Active 18 DOM
5. 2026-06-13
   days on market $385,000 Active 16 DOM
6. 2026-06-09
   days on market $385,000 Active 12 DOM
7. 2026-06-08
   days on market $385,000 Active 11 DOM
8. 2026-06-07
   days on market $385,000 Active 10 DOM
9. 2026-06-04
   days on market $385,000 Active 7 DOM
10. 2026-06-03
    days on market $385,000 Active 6 DOM
11. 2026-06-02
    days on market $385,000 Active 5 DOM
12. 2026-06-01
    days on market $385,000 Active 4 DOM
13. 2026-05-31
    days on market $385,000 Active 3 DOM
14. 2026-05-28
    listed $385,000 Active
15. 2024-12-27
    soldstatus $338,000 Closed 511-char remark

    Show marketing remark (511 chars)

    Bring your decorating ideas to this well cared for by original owners Safford model. You can't beat the location for this gorgeous lot - located near Palm Ridge Rec Center and Deer Valley Golf Course. This 2BR/2BA with an office space behind the large eat-in kitchen, backs to the Javelina Trail - Corte Bella hidden behind you! Separate inside laundry. Enjoy sitting in your lovely screened in patio with saltillo tile. Desert landscaping front and back for minimal care. Don't miss this popular Safford model!

16. 2024-12-27
    soldstatus $345,000

    Show marketing remark (511 chars)

    Bring your decorating ideas to this well cared for by original owners Safford model. You can't beat the location for this gorgeous lot - located near Palm Ridge Rec Center and Deer Valley Golf Course. This 2BR/2BA with an office space behind the large eat-in kitchen, backs to the Javelina Trail - Corte Bella hidden behind you! Separate inside laundry. Enjoy sitting in your lovely screened in patio with saltillo tile. Desert landscaping front and back for minimal care. Don't miss this popular Safford model!

17. 2024-12-13
    historical Contract Contingent on Buyer Sale 511-char remark

    Show marketing remark (511 chars)

    Bring your decorating ideas to this well cared for by original owners Safford model. You can't beat the location for this gorgeous lot - located near Palm Ridge Rec Center and Deer Valley Golf Course. This 2BR/2BA with an office space behind the large eat-in kitchen, backs to the Javelina Trail - Corte Bella hidden behind you! Separate inside laundry. Enjoy sitting in your lovely screened in patio with saltillo tile. Desert landscaping front and back for minimal care. Don't miss this popular Safford model!

18. 2024-12-11
    price $349,500 511-char remark

    Show marketing remark (511 chars)

    Bring your decorating ideas to this well cared for by original owners Safford model. You can't beat the location for this gorgeous lot - located near Palm Ridge Rec Center and Deer Valley Golf Course. This 2BR/2BA with an office space behind the large eat-in kitchen, backs to the Javelina Trail - Corte Bella hidden behind you! Separate inside laundry. Enjoy sitting in your lovely screened in patio with saltillo tile. Desert landscaping front and back for minimal care. Don't miss this popular Safford model!

19. 2024-11-13
    price $359,000 511-char remark

    Show marketing remark (511 chars)

    Bring your decorating ideas to this well cared for by original owners Safford model. You can't beat the location for this gorgeous lot - located near Palm Ridge Rec Center and Deer Valley Golf Course. This 2BR/2BA with an office space behind the large eat-in kitchen, backs to the Javelina Trail - Corte Bella hidden behind you! Separate inside laundry. Enjoy sitting in your lovely screened in patio with saltillo tile. Desert landscaping front and back for minimal care. Don't miss this popular Safford model!

20. 2024-10-10
    listed $365,000 Active 511-char remark

    Show marketing remark (511 chars)

    Bring your decorating ideas to this well cared for by original owners Safford model. You can't beat the location for this gorgeous lot - located near Palm Ridge Rec Center and Deer Valley Golf Course. This 2BR/2BA with an office space behind the large eat-in kitchen, backs to the Javelina Trail - Corte Bella hidden behind you! Separate inside laundry. Enjoy sitting in your lovely screened in patio with saltillo tile. Desert landscaping front and back for minimal care. Don't miss this popular Safford model!

21. 1995-06-29
    soldstatus $131,243

ⓘ 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: $2,443 · $204/mo
• Projected year-2 tax: $2,541 · $212/mo
• Expected delta: +$98/yr (+$8/mo · 4.0%)

ⓘ 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 (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 9/10 Extreme 6 d/yr ≥113°F today · 14 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: $36,073
• − Mortgage interest: −$21,566
• − Property taxes: −$2,443
• − Insurance: −$1,925
• − Repairs & maintenance: −$2,886
• − Management: −$2,886
• − Depreciation: −$11,200
• Taxable loss: −$6,832
• Est. tax savings @ 24.0%: +$1,640
• After-tax cash flow: $1,542/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: 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

Livability — Sun City West

• Score: 63/100
• State rank: #106
• US rank: #14878

Category grades

Amenities F Commute F Cost of living B Crime B Employment B- Housing A+ Health & safety D User ratings C-

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Sun City West, AZ
• County: Maricopa County · 4,537,380 people
• City population: 27,680
• Metro: Phoenix-Mesa-Chandler, AZ
• Population (ZIP): 27,680
• Household income: $63,928
• Rent vs Own: 11.9% rent · 88.1% own
• Severe rent burden: 691.0

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: Predominantly White (94%)
• Race & ethnicity: White 94% Two or more races 2% Hispanic / Latino 1% Asian 1%
• Common ancestry: Romanian 5% Portuguese 5% Lithuanian 4%
• Foreign-born: 4% · Canada
• Languages at home: 96% English-only · Spanish 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: ▼ -140.20%
• Current HPI: 239.3422
• Rent YoY: ▲ 7.03%
• 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

+193.3% since first listed

8 events — show timeline

• 2026-05-28 Listed $385,000 ARMLS
• 2024-12-27 Sold (Public Records) $345,000 Public Records
• 2024-12-27 Sold (MLS) $338,000 ARMLS
• 2024-12-13 Contingent — ARMLS
• 2024-12-11 Price Changed $349,500 ARMLS
• 2024-11-13 Price Changed $359,000 ARMLS
• 2024-10-10 Listed $365,000 ARMLS
• 1995-06-29 Sold (Public Records) $131,243 Public Records

Property tax history

+2.8%/yr

Latest (2025): $2,443 · +2.1% YoY. Source: county tax records.