1718 W Toltec Dr · Coolidge, AZ 85128

$250,000

4 bd · 2.0 ba · 1,720 sqft · SingleFamily public records · 52 Days on market

Built 2022 5,501 sqft lot $145/sqft · 22% below area Est $322k · 22% under $45/mo HOA · 2% of rent

---

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).

• ARV discount +15.0/15.0
• Cash flow +11.0/30.0
• DSCR +3.2/10.0
• Livability +2.9/5.0
• 1% rule +2.7/10.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Schools +1.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

At the heart of the ranch-style Peridot plan is an inviting kitchen with a center island, walk-in pantry and dining area overlooking a spacious great room with an adjacent covered patio. Four generous bedrooms, including a beautiful owner's suite with a private bath and oversized walk-in closet, offer plenty of space for rest and relaxation. Other notable features include a central laundry and a 2- to 3-car garage with ample storage.

Key facts

• Quartz counter-tops
• Desert landscaping
• 5,501 sq ft lot

Tags

• OPEN-CONCEPT FLOOR PLAN
• NEUTRAL TILE FLOORING
• DESERT LANDSCAPING
• STAINLESS STEEL APPLIANCES
• QUARTZ COUNTER-TOPS
• WHITE TILE BACK-SPLASH

Property features AI

Finance

• HOA & community: HOA with monthly fee of $45; HOA covers street maintenance; No visible truck, trailer, RV, or boat allowed

Exterior

• Parking: 2 covered parking spaces; 2 additional open parking spaces; 2-car garage
• Utilities: Private water company service; Public sewer
• Home design: Fee simple ownership; Single-family residence
• Construction: Stucco and wood frame construction; Tile roof
• Exterior features: Block fencing; Desert front yard; Dirt backyard

Interior

• Kitchen: Refrigerator; Dishwasher; Walk-in pantry; Kitchen island; Breakfast bar; Granite counters
• Bedrooms: Up to 4 possible bedrooms
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Heat pump heating (electric); Central air conditioning
• Interior features: High-speed internet; Granite counters; Double vanity in bathroom; Breakfast bar; 9+ foot flat ceilings; Kitchen island; Primary bathroom with separate shower and tub
• Laundry & utility: Indoor laundry with washer/dryer hookups

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $250k.

Deal economics

• At list price, monthly cash flow is $-104 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $232k (7.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $191k (23.5% below list).
• Recommended offer: $191k (23.5% below list) — sets the bar for 1% rule.
• Cap rate 5.8% vs local median 4.5% in Coolidge — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 57/100 on livability (#235 in AZ) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: employment D, amenities F, commute F.
• Coolidge Unified District (4442) (town): math 8% / reading 14% proficiency, ranked #229 of 249 in AZ (top 92%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 68% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Heartland Ranch Elementary School (math 10% / reading 20%, grade F, #871 of 1,109 statewide, top 80%, 525 students, 84% FRL); Coolidge Jr. High School (math 7% / reading 11%, grade F, #200 of 218 statewide, top 93%, 362 students, 80% FRL); Coolidge High School (math 8% / reading 12%, grade F, #343 of 381 statewide, top 93%, 640 students, 68% FRL).
• Market conditions: Rents flat; 272 active listings in the ZIP; 29 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 48% of comp listings sitting > 30 days — soft ceiling on asking rent; 9,504 units permitted in Pinal County in 2024 (776 in 5+ unit buildings).
• This rent runs 35% of the median local income ($65k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 52 days — a 3% lower offer ($242k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 4y 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: major 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 $191,372 (23.5% 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. It's been on market 52 days. Have you received any prior offers? Is the seller open to a 23% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. 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?
7. 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.
8. 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.
9. 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: 0.77% ✗
• Cap rate: 5.79%
• Cash-on-cash: -1.78%
• DSCR: 0.92
• GRM: 10.9

CMA / ARV

• ARV (median comp): $321,522
• List price: $250,000
• Delta: -22.24%
• 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
1395 W Bartolo Dr	0.41mi	4/2.0	1,741 (+1%)	2mo	$279,990	$161	77
1339 W Shannons Way	0.38mi	4/2.5	1,854 (+8%)	1mo	$324,990	$175	66
1438 W Bealey Ave	0.47mi	4/2.0	1,569 (-9%)	1mo	$319,990	$204	62
1420 W Bealey Ave	0.48mi	4/2.5	1,854 (+8%)	1mo	$336,000	$181	62
1402 W Bealey Ave	0.48mi	4/2.5	1,854 (+8%)	1mo	$333,990	$180	62
1421 W Bealey Ave	0.51mi	4/2.0	1,569 (-9%)	1mo	$295,000	$188	61
1337 W Bealey Ave	0.52mi	4/2.0	1,569 (-9%)	1mo	$317,500	$202	60
1712 W Cameron Blvd	0.52mi	4/2.0	1,558 (-9%)	2mo	$285,000	$183	58
572 N 14th Dr	0.56mi	4/2.0	1,569 (-9%)	2mo	$309,990	$198	58
558 N 14th Dr	0.57mi	4/2.5	1,854 (+8%)	2mo	$334,990	$181	57
1726 W Pinkley Ave	0.62mi	4/2.0	1,882 (+9%)	2mo	$261,500	$139	54
1342 N Palomino Way	0.39mi	3/2.0 (-1)	1,470 (-14%)	1mo	$263,123	$179	52

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 · 0.97% rent growth · sell at horizon

5-year hold

• IRR: -21.4%
• Equity multiple: 0.27×
• Total profit: $-50,996
• Equity at exit: $37,276

10-year hold

• IRR: -20.2%
• Equity multiple: 0.03×
• Total profit: $-68,179
• Equity at exit: $21,615

Cash invested: $70,000 (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 85128

• Home prices YoY: -7.9%
• Rents YoY: 1.0%
• Active inventory: 272
• Price-to-rent: 10.9×

Monthly cashflow live

• Estimated rent: $1,914 high
• Mortgage (P&I): −$1,311
• Tax from tax record: −$155 /mo · $1,866/yr
• Insurance: −$104
• HOA: −$45
• Vacancy / Maint / Mgmt: −$402
• Net cashflow: $-104

Break-even live

Break-even rent $2,045

Max offer price $231,655

Occupancy floor —

Sensitivity live

Price	-10% $38	-5% $-33	+0% $-104	+5% $-175	+10% $-245
Rent	-10% $-255	-5% $-179	+0% $-104	+5% $-28	+10% $47
Rate	-1.0pp $22	-0.5pp $-40	base $-104	+0.5pp $-169	+1.0pp $-235

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: $62,500
• Closing costs: $7,500
• Reserves months: —
• Total cash needed: —

Rent comps 29 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1707 W Hopi Dr Coolidge, AZ	3.0	2.0	1720	$2,095	$1.22	45d	1	0.06mi
1653 W Hopi Dr Coolidge, AZ	3.0	2.0	1760	$1,620	$0.92	45d	1	0.08mi
1474 W Inca Dr Coolidge, AZ	3.0	2.0	1168	$1,595	$1.37	45d	1	0.22mi
1436 W Toltec Dr Coolidge, AZ	3.0	2.0	1290	$1,575	$1.22	45d	1	0.25mi
1330 W Hess Ave Coolidge, AZ	4.0	2.0	1787	$1,795	$1.00	45d	1	0.33mi
1330 W Hess Ave Coolidge, AZ	4.0	2.0	1787	$1,795	$1.00	0d	1	0.33mi
1234 N 13th St Coolidge, AZ	3.0	2.0	1252	$1,595	$1.27	12d	1	0.40mi
651 N 13th Pl Coolidge, AZ	4.0	2.5	1858	$2,300	$1.24	6d	1	0.56mi
1304 W Byrd Ave Coolidge, AZ	4.0	2.0	1775	$1,725	$0.97	22d	1	0.59mi
1304 W Byrd Ave Coolidge, AZ	4.0	2.0	1775	$1,725	$0.97	26d	1	0.59mi
961 W Toltec Dr Coolidge, AZ	4.0	2.0	1467	$1,495	$1.02	26d	1	0.71mi
1366 W Pinkley Way Coolidge, AZ	4.0	2.0	1907	$2,050	$1.07	23d	1	0.73mi
1633 W Pinkley Ct Coolidge, AZ	4.0	2.0	1906	$1,800	$0.94	45d	1	0.75mi
1019 W Hess Ave Coolidge, AZ	4.0	2.0	1590	$1,700	$1.07	45d	1	0.76mi
1105 N Cota Ln Coolidge, AZ	3.0	1.5	1321	$2,500	$1.89	45d	1	0.76mi
1451 W Pinkley Ave Coolidge, AZ	3.0	2.0	1490	$1,600	$1.07	19d	1	0.79mi
248 N 20th St Coolidge, AZ	3.0	2.0	1440	$1,575	$1.09	0d	1	0.80mi
1605 W Central Ave Coolidge, AZ	4.0	2.0	1903	$1,749	$0.92	45d	1	0.82mi
1605 W Central Ave Coolidge, AZ	4.0	2.0	1903	$1,699	$0.89	0d	1	0.82mi
203 S 16th St Coolidge, AZ	3.0	2.5	1389	$1,550	$1.12	26d	1	0.87mi
203 S 16th St Coolidge, AZ	3.0	2.5	1389	$1,550	$1.12	0d	1	0.87mi
1759 W Wilson Ave Coolidge, AZ	3.0	2.0	1268	$1,200	$0.95	26d	1	0.95mi
816 W Mid Way St Coolidge, AZ	3.0	2.0	1448	$1,600	$1.10	26d	1	0.98mi
2234 W Central Ave Coolidge, AZ	4.0	2.5	2011	$1,765	$0.88	45d	1	1.00mi
1286 W Roosevelt Ave Coolidge, AZ	4.0	2.0	1604	$1,649	$1.03	22d	1	1.00mi
1211 W Wilson Ave Coolidge, AZ	3.0	2.0	1543	$1,625	$1.05	45d	1	1.15mi
1206 W Prior Ave Coolidge, AZ	4.0	2.0	1938	$1,795	$0.93	45d	1	1.22mi
1204 W Prior Ave Coolidge, AZ	3.0	2.0	1280	$1,595	$1.25	45d	1	1.23mi
1209 W Seagoe Ave Coolidge, AZ	4.0	2.0	1608	$1,695	$1.05	45d	1	1.37mi

HOA detail

• Monthly dues: $45 · $540/yr

Listing history 32 events

1. 2026-06-21
   days on market $250,000 Active 52 DOM
2. 2026-06-18
   days on market $250,000 Active 49 DOM
3. 2026-06-17
   days on market $250,000 Active 48 DOM
4. 2026-06-16
   days on market $250,000 Active 47 DOM
5. 2026-06-15
   days on market $250,000 Active 46 DOM
6. 2026-06-13
   days on market $250,000 Active 44 DOM
7. 2026-06-13
   days on market $250,000 Active 43 DOM
8. 2026-06-09
   days on market $250,000 Active 40 DOM
9. 2026-06-08
   days on market $250,000 Active 39 DOM
10. 2026-06-07
    remarks 554-char remark
11. 2026-06-07
    days on market $250,000 Active 38 DOM
12. 2026-06-04
    days on market $250,000 Active 35 DOM
13. 2026-06-03
    days on market $250,000 Active 34 DOM
14. 2026-06-02
    days on market $250,000 Active 33 DOM
15. 2026-06-01
    days on market $250,000 Active 32 DOM
16. 2026-05-31
    days on market $250,000 Active 31 DOM
17. 2026-04-30
    listed $250,000 Active 452-char remark
18. 2024-06-09
    historical $1,995
19. 2024-06-07
    historical $1,995
20. 2024-05-09
    listed $1,995
21. 2024-05-09
    listed $1,995
22. 2023-02-22
    soldstatus $299,995 Closed 437-char remark

    Show marketing remark (437 chars)

    At the heart of the ranch-style Peridot plan is an inviting kitchen with a center island, walk-in pantry and dining area overlooking a spacious great room with an adjacent covered patio. Four generous bedrooms, including a beautiful owner's suite with a private bath and oversized walk-in closet, offer plenty of space for rest and relaxation. Other notable features include a central laundry and a 2- to 3-car garage with ample storage.

23. 2023-01-05
    status Pending 437-char remark

    Show marketing remark (437 chars)

    At the heart of the ranch-style Peridot plan is an inviting kitchen with a center island, walk-in pantry and dining area overlooking a spacious great room with an adjacent covered patio. Four generous bedrooms, including a beautiful owner's suite with a private bath and oversized walk-in closet, offer plenty of space for rest and relaxation. Other notable features include a central laundry and a 2- to 3-car garage with ample storage.

24. 2023-01-05
    listed $315,995 Active 437-char remark

    Show marketing remark (437 chars)

    At the heart of the ranch-style Peridot plan is an inviting kitchen with a center island, walk-in pantry and dining area overlooking a spacious great room with an adjacent covered patio. Four generous bedrooms, including a beautiful owner's suite with a private bath and oversized walk-in closet, offer plenty of space for rest and relaxation. Other notable features include a central laundry and a 2- to 3-car garage with ample storage.

25. 2023-01-03
    soldstatus $299,995 Closed 437-char remark

    Show marketing remark (437 chars)

    At the heart of the ranch-style Peridot plan is an inviting kitchen with a center island, walk-in pantry and dining area overlooking a spacious great room with an adjacent covered patio. Four generous bedrooms, including a beautiful owner's suite with a private bath and oversized walk-in closet, offer plenty of space for rest and relaxation. Other notable features include a central laundry and a 2- to 3-car garage with ample storage.

26. 2022-12-16
    status Pending 437-char remark

    Show marketing remark (437 chars)

    At the heart of the ranch-style Peridot plan is an inviting kitchen with a center island, walk-in pantry and dining area overlooking a spacious great room with an adjacent covered patio. Four generous bedrooms, including a beautiful owner's suite with a private bath and oversized walk-in closet, offer plenty of space for rest and relaxation. Other notable features include a central laundry and a 2- to 3-car garage with ample storage.

27. 2022-11-23
    price $315,995 437-char remark

    Show marketing remark (437 chars)

    At the heart of the ranch-style Peridot plan is an inviting kitchen with a center island, walk-in pantry and dining area overlooking a spacious great room with an adjacent covered patio. Four generous bedrooms, including a beautiful owner's suite with a private bath and oversized walk-in closet, offer plenty of space for rest and relaxation. Other notable features include a central laundry and a 2- to 3-car garage with ample storage.

28. 2022-11-11
    listed $349,995 Active 437-char remark

    Show marketing remark (437 chars)

    At the heart of the ranch-style Peridot plan is an inviting kitchen with a center island, walk-in pantry and dining area overlooking a spacious great room with an adjacent covered patio. Four generous bedrooms, including a beautiful owner's suite with a private bath and oversized walk-in closet, offer plenty of space for rest and relaxation. Other notable features include a central laundry and a 2- to 3-car garage with ample storage.

29. 2021-01-19
    soldstatus $16,022,850
30. 2020-01-15
    soldstatus $5,000,000
31. 2009-08-25
    soldstatus $2,132,617
32. 2006-01-04
    soldstatus $5,907,500

ⓘ 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: $1,866 · $155/mo
• Projected year-2 tax: $1,866 · $155/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 Heat 9/10 Extreme 7 d/yr ≥114°F today · 19 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,965
• − Mortgage interest: −$14,004
• − Property taxes: −$1,866
• − Insurance: −$1,250
• − Repairs & maintenance: −$1,837
• − Management: −$1,837
• − HOA: −$540
• − Depreciation: −$7,273
• Taxable loss: −$5,642
• Est. tax savings @ 24.0%: +$1,354
• After-tax cash flow: $108/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: Coolidge Unified District (4442)
• NCES district ID: 0402320
• Math proficiency: 8% ▼ -6.00%
• Reading proficiency: 14% ▼ -2.00%
• Median HH income: $49,182
• Composite: 10.35/100
• National rank: #9787
• State rank: #229 of 249 in AZ

Livability — Coolidge

• Score: 57/100
• State rank: #235
• US rank: #22344

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Coolidge, AZ
• County: Pinal County · 399,947 people
• City population: 19,487
• Metro: Phoenix-Mesa-Chandler, AZ
• Population (ZIP): 19,487
• Household income: $65,477
• Rent vs Own: 26.0% rent · 74.0% own
• Severe rent burden: 264.0

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: Diverse neighborhood (Simpson 0.64)
• Race & ethnicity: Hispanic / Latino 52% White 29% Two or more races 22% Native American 17% Black 4%
• Hispanic origin (detail): Mexican 49%
• Common ancestry: Lithuanian 1% Portuguese 1% Serbian 1%
• Foreign-born: 9% · Canada
• Languages at home: 71% English-only · Spanish 25% Other Indo-European 1%

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: ▼ -23.95%
• Current HPI: 280.3422
• Rent YoY: ▲ 0.97%
• 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

-95.8% since first listed

16 events — show timeline

• 2026-04-30 Listed $250,000 ARMLS
• 2024-06-09 Rental Removed $1,995 RENT.
• 2024-06-07 Rental Removed $1,995 RENTFEEDER
• 2024-05-09 Listed for Rent $1,995 RENT.
• 2024-05-09 Listed for Rent $1,995 RENTFEEDER
• 2023-02-22 Sold (MLS) $299,995 ARMLS
• 2023-01-05 Pending — ARMLS
• 2023-01-05 Listed $315,995 ARMLS
• 2023-01-03 Sold (MLS) $299,995 ARMLS
• 2022-12-16 Pending — ARMLS
• 2022-11-23 Price Changed $315,995 ARMLS
• 2022-11-11 Listed $349,995 ARMLS
• 2021-01-19 Sold (Public Records) $16,022,850 Public Records
• 2020-01-15 Sold (Public Records) $5,000,000 Public Records
• 2009-08-25 Sold (Public Records) $2,132,617 Public Records
• 2006-01-04 Sold (Public Records) $5,907,500 Public Records

Property tax history

+41.1%/yr

Latest (2025): $1,866 · +5.0% YoY. Source: county tax records.