17065 E Peak Ln #329 · Red Rock, AZ 85145

$169,500

2 bd · 2.0 ba · 1,093 sqft · Manufactured · 25 Days on market

Built 2024 Good condition ↓ 16% 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 +19.1/30.0
• ARV discount +7.5/15.0
• DSCR +6.0/10.0
• 1% rule +5.1/10.0
• Appreciation +5.0/10.0
• Condition / age +4.0/5.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Schools +1.9/10.0

Listing remarks

This 2 bedroom/2 bath home is move-in ready and offers you 1093 square feet of living space located at the beautiful Picacho Peak RV Resort. Where the views are spectacular, and the people are as warm as the Arizona sun. Built by Clayton Homes in Buckeye, AZ, this manufactured home features eBuilt by Clayton which includes 2 x 6 outer walls with R-21 insulation, Smart Comfort HVAC Heat Pump, Argon Gas Low-E Windows, Ecobee Thermostat, Samsung Energy Star Kitchen Appliances, Water Saving Bathroom Fixtures, LED Lighting and is a DOE Certified Zero Energy Ready Home. The home also includes a large kitchen island, a mud room with space for a washer & dryer and a 12' x 44' concrete slab wi

Key facts

• R-21 insulation
• Led lighting
• Ecobee thermostat

Tags

• R-21 INSULATION
• SMART COMFORT HVAC HEAT PUMP
• ARGON GAS LOW-E WINDOWS
• ECOBEE THERMOSTAT
• WATER SAVING BATHROOM FIXTURES
• LED LIGHTING

Property features AI

Finance

• Other: Directions: Exit 219 off I-10 and follow the frontage road to park
• Financial info: Current financing is non-assumable
• HOA & community: Land lease of $550 per month; No association fees included; Community pool; Community spa; Pickleball courts; Racquetball; Community media room; Coin-operated laundry; Biking/walking path; Fitness center

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; Building area per builder
• Exterior features: Desert front yard; Gravel/stone backyard; Private maintained road

Interior

• Kitchen: Refrigerator; Dishwasher; 220-volt outlet available in kitchen; Kitchen island
• Bedrooms: 2 potential 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 hookup only

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $170k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $181 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $170k).
• Recommended offer: $167k (1.5% below list) — sets the bar for market timing.
• Cap rate 7.6% 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 + $86 appreciation (0.1% local appreciation)).
• At projected returns (0.1% appreciation + 3.0% rent growth), your $47k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 25 days — a 2% lower offer ($167k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.

Recommended offer $166,957 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 1.01% ✓
• Cap rate: 7.58%
• Cash-on-cash: 4.59%
• DSCR: 1.20
• GRM: 8.2

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: 3.1%
• Equity multiple: 1.15×
• Total profit: $7,025
• Equity at exit: $49,649

10-year hold

• IRR: 8.4%
• Equity multiple: 1.92×
• Total profit: $43,792
• Equity at exit: $60,027

Cash invested: $47,460 (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: 8.2×

Monthly cashflow live

• Estimated rent: $1,712 medium
• Mortgage (P&I): −$889
• Tax est. 1.5%: −$212 /mo · $2,542/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$360
• Net cashflow: $181

Break-even live

Break-even rent $1,483

Max offer price $169,500

Occupancy floor 84%

Sensitivity live

Price	-10% $299	-5% $240	+0% $181	+5% $123	+10% $64
Rent	-10% $46	-5% $114	+0% $181	+5% $249	+10% $317
Rate	-1.0pp $267	-0.5pp $224	base $181	+0.5pp $137	+1.0pp $93

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: $42,375
• Closing costs: $5,085
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-21
   days on market $169,500 Active 25 DOM
2. 2026-06-18
   days on market $169,500 Active 22 DOM
3. 2026-06-17
   days on market $169,500 Active 21 DOM
4. 2026-06-16
   days on market $169,500 Active 20 DOM
5. 2026-06-15
   days on market $169,500 Active 19 DOM
6. 2026-06-13
   days on market $169,500 Active 17 DOM
7. 2026-06-13
   days on market $169,500 Active 16 DOM
8. 2026-06-09
   days on market $169,500 Active 13 DOM
9. 2026-06-08
   days on market $169,500 Active 12 DOM
10. 2026-06-07
    days on market $169,500 Active 11 DOM
11. 2026-06-04
    days on market $169,500 Active 8 DOM
12. 2026-06-03
    days on market $169,500 Active 7 DOM
13. 2026-06-02
    days on market $169,500 Active 6 DOM
14. 2026-06-01
    days on market $169,500 Active 5 DOM
15. 2026-05-31
    days on market $169,500 Active 4 DOM
16. 2026-05-27
    listed $169,500 Active
17. 2025-12-31
    historical
18. 2025-05-27
    listed $201,500 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: $20,548
• − Mortgage interest: −$9,495
• − Property taxes: −$2,542
• − Insurance: −$848
• − Repairs & maintenance: −$1,644
• − Management: −$1,644
• − Depreciation: −$4,931
• Taxable loss: −$555
• Est. tax savings @ 24.0%: +$133
• After-tax cash flow: $2,310/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 · 8 photos

Good 80/100 Cosmetic rehab

This move-in ready manufactured home is in good condition with modern amenities and a well-maintained exterior. It offers a good return on investment with minor updates that can further enhance its value.

Value-add opportunities

• Both Painting exterior and interior walls — Enhances curb appeal and interior aesthetics
• Both Landscaping improvements — Enhances curb appeal and adds value
• Both Add a small garden or planter box — Enhances curb appeal and adds value

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior and interior walls — Enhances curb appeal and interior aesthetics ↑
• Both Landscaping improvements — Enhances curb appeal and adds value ↑
• Both Add a small garden or planter box — Enhances curb appeal and adds value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

-15.9% since first listed

3 events — show timeline

• 2026-05-27 Listed $169,500 ARMLS
• 2025-12-31 Listing Removed — ARMLS
• 2025-05-27 Listed $201,500 ARMLS