35519 N Moyes Rd · Queen Creek, AZ 85144

$874,900

3 bd · 2.5 ba · 2,492 sqft · SingleFamily public records · 19 Days on market

Built 2003 0.88 ac lot Est $792k · 10% over $77/mo HOA · 1% of rent

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Why this score? — see what drove the F 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).

• Appreciation +10.0/10.0
• Cash flow +8.0/30.0
• Livability +3.6/5.0
• ARV discount +2.8/15.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.1/10.0
• Schools +1.8/10.0
• 1% rule +1.4/10.0

Listing remarks MLS

Spectacular home in Goldmine Mountain Equestrian Estates. Beautiful long driveway, 3 car garage, and RV gate and parking! Open entry to the formal living room and office. Dual pane windows installed in 2015 and sound system through out the living areas and Master bedroom! Exquisite hardwood floors lead you into the eat in Kitchen and family room! Kitchen contains granite counter tops, stainless steel appliances, walk-in pantry and custom white cabinets. The Master Bedroom is amazing with a large sitting area! The Master bathroom has dual sinks, separate tub and shower, and large walk-in closet!! The backyard is so amazing with an the extended patio, gated pool, and a spa installed in 2016. Great land and HORSES allowed!! Come enjoy the hiking, biking and horseback riding trails.

Key facts

• 0.88 acre lot
• 3 garage spots
• Pool

Property features AI

Finance

• Other: Property listed by Jason Mitchell Real Estate
• Financial info: Current financing: Conventional
• HOA & community: Has association; Association fee $230 quarterly; Association covers grounds maintenance

Exterior

• Parking: 5 open parking spaces; 3 covered spaces; 3-car garage; RV access and parking with RV gate; Garage door opener; Attached garage cabinets
• Utilities: City water; Septic tank
• Home design: Single family residence; Fee simple ownership; Asphalt road surface
• Construction: Stucco and painted wood frame construction; Tile roof
• Exterior features: Private pool; Shed(s); Desert landscaping in front and back; Synthetic grass front and back; City-maintained road access; Mountain views; Other exterior features

Interior

• Kitchen: Built-in microwave; Refrigerator; Dishwasher; Garbage disposal; Kitchen island; Pantry
• Bedrooms: Up to 5 possible bedrooms
• Flooring: Tile flooring; Wood flooring
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Electric heating; Central air conditioning
• Interior features: Granite counters; Double vanity in bathroom; Breakfast bar; Kitchen island; Pantry; Master bedroom with full bath; Separate shower and tub; Dual-pane windows; Solar panels

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $875k.

Deal economics

• At list price, monthly cash flow is $-881 ($-11k/yr) — negative.
• To cash-flow at today's rent, offer at most $719k (17.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $560k (36.0% below list).
• Recommended offer: $560k (36.0% below list) — sets the bar for 1% rule.
• Cap rate 5.1% vs local median 2.7% in Queen Creek — 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 72/100 on livability (#27 in AZ) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: health & safety C-, commute F, cost of living F.
• Florence Unified School District (4437) (rural): math 16% / reading 24% proficiency, ranked #178 of 249 in AZ (top 72%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: San Tan Heights Elementary (math 15% / reading 20%, grade F, #803 of 1,109 statewide, top 73%, 668 students, 55% FRL); San Tan Foothills High School (math 12% / reading 17%, grade F, #267 of 381 statewide, top 72%, 824 students, 41% FRL) — zoned schools at 48% FRL track the district average.
• Market conditions: 475 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 9,504 units permitted in Pinal County in 2024 (776 in 5+ unit buildings).

Forward outlook

• In year one you build about $94k of equity ($6k loan paydown + $87k appreciation (10.0% local appreciation)).
• By year 2, paydown + projected appreciation supports a ~$150k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 19 days — a 2% lower offer ($862k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 24y 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.
• Current owner paid $440k; list at $875k implies a 99% gain — meaningful room to come down on a strong offer.

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 $559,980 (36.0% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
5. 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?
6. 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.
7. 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.
8. 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: 0.64% ✗
• Cap rate: 5.08%
• Cash-on-cash: -4.32%
• DSCR: 0.81
• GRM: 13.0

CMA / ARV

• ARV (on-the-fly): $792,456
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
26719 S 195th St	0.39mi	4/2.5 (+1)	2,515 (+1%)	10mo	$780,000	$310	67
9425 W Golddust Dr	0.19mi	4/2.0 (+1)	2,298 (-8%)	5mo	$730,000	$318	67
9314 W Prospector Dr	0.09mi	4/2.5 (+1)	2,860 (+15%)	1mo	$810,000	$283	65
19707 E Happy Rd	0.42mi	4/3.0 (+1)	2,387 (-4%)	2mo	$880,000	$369	65
8832 W Golddust Dr	0.24mi	3/2.5	2,860 (+15%)	6mo	$835,000	$292	59
26249 S 197th Way	0.50mi	4/3.0 (+1)	2,669 (+7%)	2mo	$955,000	$358	56
9015 W Prospector Dr	0.11mi	3/2.5	2,861 (+15%)	22mo	$846,500	$296	52
9625 W Prospector Dr	0.30mi	3/2.5	2,861 (+15%)	13mo	$750,000	$262	50
9722 W Prospector Dr	0.34mi	4/2.5 (+1)	2,861 (+15%)	13mo	$875,000	$306	44
7631 W Dove Roost Rd	0.50mi	4/4.0 (+1)	2,168 (-13%)	4mo	$935,000	$431	40
20218 E Palm Beach Dr	0.68mi	4/2.0 (+1)	2,350 (-6%)	17mo	$859,000	$366	38
26621 S 203rd St	0.71mi	4/2.5 (+1)	2,700 (+8%)	21mo	$975,000	$361	30

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 21.2%
• Equity multiple: 2.71×
• Total profit: $419,991
• Equity at exit: $788,179

10-year hold

• IRR: 19.2%
• Equity multiple: 6.23×
• Total profit: $1,280,209
• Equity at exit: $1,699,738

Cash invested: $244,972 (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 85144

• Home prices YoY: 7.2%
• Active inventory: 475
• Price-to-rent: 13.0×

Monthly cashflow live

• Estimated rent: $5,600 medium
• Mortgage (P&I): −$4,588
• Tax from tax record: −$276 /mo · $3,307/yr
• Insurance: −$365
• HOA: −$77
• Vacancy / Maint / Mgmt: −$1,176
• Net cashflow: $-881

Break-even live

Break-even rent $6,715

Max offer price $719,212

Occupancy floor —

Sensitivity live

Price	-10% $-386	-5% $-634	+0% $-881	+5% $-1,129	+10% $-1,377
Rent	-10% $-1,324	-5% $-1,103	+0% $-881	+5% $-660	+10% $-439
Rate	-1.0pp $-441	-0.5pp $-659	base $-881	+0.5pp $-1,108	+1.0pp $-1,339

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: $218,725
• Closing costs: $26,247
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
20319 E Orchard Ln Queen Creek, AZ	4.0	2.5	2474	$7,500	$3.03	44d	1	1.01mi
18910 E San Tan Blvd Queen Creek, AZ	3.0	3.0	2900	$2,700	$0.93	2d	1	1.33mi

HOA detail

• Monthly dues: $77 · $924/yr
• Likely covers: poolsecurity

Listing history 15 events

1. 2026-06-18
   days on market $874,900 Active 19 DOM
2. 2026-06-17
   days on market $874,900 Active 18 DOM
3. 2026-06-16
   days on market $874,900 Active 17 DOM
4. 2026-06-15
   days on market $874,900 Active 16 DOM
5. 2026-06-13
   days on market $874,900 Active 14 DOM
6. 2026-06-13
   days on market $874,900 Active 13 DOM
7. 2026-06-09
   days on market $874,900 Active 10 DOM
8. 2026-06-08
   days on market $874,900 Active 9 DOM
9. 2026-06-07
   days on market $874,900 Active 8 DOM
10. 2026-06-04
    days on market $874,900 Active 5 DOM
11. 2026-06-03
    days on market $874,900 Active 4 DOM
12. 2026-06-02
    remarks 699-char remark
13. 2026-06-02
    days on market $874,900 Active 3 DOM
14. 2026-06-01
    days on market $874,900 Active 2 DOM
15. 2026-05-31
    listed $874,900 Active 1 DOM

ⓘ 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: $3,307 · $276/mo
• Projected year-2 tax: $5,774 · $481/mo
• Expected delta: +$2,468/yr (+$206/mo · 74.6%)

ⓘ 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 ≥111°F today · 19 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $67,198
• − Mortgage interest: −$49,008
• − Property taxes: −$3,307
• − Insurance: −$4,374
• − Repairs & maintenance: −$5,376
• − Management: −$5,376
• − HOA: −$924
• − Depreciation: −$25,452
• Taxable loss: −$26,619
• Est. tax savings @ 24.0%: +$6,388
• After-tax cash flow: $-4,187/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: Florence Unified School District (4437)
• NCES district ID: 0402920
• Math proficiency: 16% ▼ -11.00%
• Reading proficiency: 24% ▼ -7.00%
• Median HH income: $54,426
• Composite: 18.31/100
• National rank: #8950
• State rank: #178 of 249 in AZ

Livability — Queen Creek

• Score: 72/100
• State rank: #27
• US rank: #5874

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Queen Creek, AZ

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%

Not yet ingested

• Political lean: —
• Race & ethnicity: —
• Common origin: —
• Civics: —

Market trends

• HPI YoY: ▲ 24.94%
• Current HPI: 372.52
• 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

+297.7% since first listed

17 events — show timeline

• 2026-05-31 Price Changed $874,900 ARMLS
• 2026-05-30 Listed $849,900 ARMLS
• 2018-03-29 Sold (MLS) $439,900 ARMLS
• 2018-03-28 Sold (Public Records) $439,900 Public Records
• 2018-02-15 Pending — ARMLS
• 2018-02-01 Listed $439,900 ARMLS
• 2015-07-17 Sold (MLS) $357,500 ARMLS
• 2015-07-16 Sold (Public Records) $357,500 Public Records
• 2015-07-09 Contingent — ARMLS
• 2015-07-08 Listed $365,000 ARMLS
• 2015-07-06 Sold (MLS) $357,500 ARMLS
• 2015-05-29 Contingent — ARMLS
• 2015-05-20 Listed $365,000 ARMLS
• 2003-08-07 Listing Removed — ARMLS
• 2002-07-01 Listed $219,990 ARMLS
• 2002-05-16 Listing Removed — ARMLS
• 2002-05-01 Listed $219,990 ARMLS

Property tax history

-0.4%/yr

Latest (2025): $3,307 · +1.7% YoY. Source: county tax records.