26846 W Mohawk Ln · Buckeye, AZ 85396

$345,000

2 bd · 3.0 ba · 1,375 sqft · SingleFamily public records · 1 Days on market

Built 2007 6,197 sqft lot Est $338k · at est. $180/mo HOA · 7% of rent

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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 +11.3/30.0
• ARV discount +6.6/15.0
• Rent growth +3.4/5.0
• Livability +3.4/5.0
• DSCR +3.3/10.0
• Schools +2.9/10.0
• 1% rule +2.8/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Rarely does a home of this size offer outdoor living like this. The extended patio with pavers and fire pit creates an inviting setting for morning coffee, evening conversations or simply unwinding at day's end. Set above the homes behind and enhanced by mature landscaping, the backyard enjoys a sense of privacy not often found in this price range. Inside, this thoughtfully designed and well-maintained Spirit model features a cozy fireplace, versatile den with closet and a bay window that fills the primary suite with natural light. Additional highlights include garage cabinets and workbench, an insulated garage door, leased solar and a newer A/C compressor. Enjoy the active adult lifestyle

Key facts

• Versatile den
• Bay window
• Fire pit

Tags

• EXTENDED PATIO
• FIRE PIT
• MATURE LANDSCAPING
• COZY FIREPLACE
• VERSATILE DEN
• BAY WINDOW

Property features AI

Finance

• HOA & community: Has association; quarterly fee includes grounds maintenance; Association rules prohibit visible trucks, trailers, RVs, and boats; Community amenities include pool, community spa (heated), golf, pickleball, tennis courts, playground, biking/walking paths, fitness center, and community media room

Exterior

• Parking: 2 open parking spaces; 2 covered parking spaces; 2-car garage with garage door opener, direct access, and attached garage cabinets
• Utilities: City water; Public sewer; Solar panels
• Home design: Single-family residence; Fee simple ownership
• Construction: Stucco and painted wood-frame construction; Tile roof
• Exterior features: Sprinklers front and rear with auto timers; Corner lot; Desert front and back landscaping; No fencing

Interior

• Kitchen: Built-in microwave; Reverse osmosis system; Gas stub for range; Refrigerator; Dishwasher; Disposal; Pantry
• Bedrooms: Up to 3 bedrooms
• Flooring: Tile; Hard/low-nap floors
• Bathrooms: 2 full bathrooms
• Heating & cooling: Natural gas heating; Central air conditioning; Ceiling fans
• Interior features: High-speed internet; Granite counters; Double vanity; Eat-in kitchen; Breakfast bar; No interior steps; Pantry; 3/4 bath in primary bedroom; Low-emissivity dual-pane vinyl-frame windows; Family room gas fireplace; Remote devices and multiple entries/exits; Lever handles; Hard/low-nap flooring; Exterior curb cuts; Tile flooring
• Laundry & utility: Inside laundry

What this means for you Summary

Snapshot

• This is a 2-bed/3.0-bath single-family listed at $345k.

Deal economics

• At list price, monthly cash flow is $-127 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $323k (6.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $268k (22.4% below list).
• Recommended offer: $268k (22.4% below list) — sets the bar for 1% rule.
• Cap rate 5.9% vs local median 3.1% in Buckeye — 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 68/100 on livability (#53 in AZ) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, crime A; Watch: schools D+, amenities F, commute F.
• Wickenburg Unified District (4236) (rural): math 33% / reading 35% proficiency, ranked #92 of 249 in AZ (top 37%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising (+3.4%/yr); 939 active listings in the ZIP; 21 comparable units currently listed for rent nearby; rentals leasing fast (median 5d on market — plan ~1-2 weeks tenant-placement turnaround); high-income renter base; 36,011 units permitted in Maricopa County in 2024 (12,801 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $10k 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

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 5→13/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $267,745 (22.4% 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 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?
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: 0.78% ✗
• Cap rate: 5.85%
• Cash-on-cash: -1.58%
• DSCR: 0.93
• GRM: 10.7

CMA / ARV

• ARV (on-the-fly): $338,250
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
20463 N 267th Ln	0.12mi	2/2.0	1,375 (0%)	1mo	$275,000	$200	90
26638 W Irma Ln	0.28mi	3/2.0 (+1)	1,375 (0%)	2mo	$375,000	$273	76
26774 W Firehawk Dr	0.65mi	2/2.0	1,352 (-2%)	3mo	$354,000	$262	60
21107 N 267th Dr	0.37mi	2/2.0	1,525 (+11%)	3mo	$364,000	$239	58
21290 N 270th Ave	0.38mi	2/2.0	1,524 (+11%)	3mo	$325,000	$213	58
27127 W Adam Ave	0.52mi	2/2.0	1,280 (-7%)	3mo	$350,000	$273	58
26996 W Melinda Ln	0.57mi	2/2.0	1,279 (-7%)	1mo	$315,000	$246	57
26821 W Melinda Ln	0.54mi	2/2.0	1,525 (+11%)	1mo	$372,000	$244	52
27072 W Adam Ave	0.53mi	2/2.0	1,526 (+11%)	3mo	$393,990	$258	51
26320 W Potter Dr	0.69mi	2/2.0	1,493 (+9%)	2mo	$325,700	$218	48
21392 N 268th Dr	0.49mi	2/2.0	1,576 (+15%)	1mo	$380,000	$241	48
21343 N 272nd Ln	0.64mi	2/2.0	1,574 (+14%)	3mo	$412,990	$262	40

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 · 3.41% rent growth · sell at horizon

5-year hold

• IRR: -18.5%
• Equity multiple: 0.35×
• Total profit: $-62,922
• Equity at exit: $51,441

10-year hold

• IRR: -10.2%
• Equity multiple: 0.37×
• Total profit: $-60,797
• Equity at exit: $29,829

Cash invested: $96,600 (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 85396

• Home prices YoY: -18.8%
• Rents YoY: 3.4%
• Active inventory: 939
• Price-to-rent: 10.7×

Monthly cashflow live

• Estimated rent: $2,677 high
• Mortgage (P&I): −$1,809
• Tax from tax record: −$109 /mo · $1,309/yr
• Insurance: −$144
• HOA: −$180
• Vacancy / Maint / Mgmt: −$562
• Net cashflow: $-127

Break-even live

Break-even rent $2,838

Max offer price $322,591

Occupancy floor 100%

Sensitivity live

Price	-10% $68	-5% $-29	+0% $-127	+5% $-225	+10% $-322
Rent	-10% $-338	-5% $-233	+0% $-127	+5% $-21	+10% $85
Rate	-1.0pp $47	-0.5pp $-39	base $-127	+0.5pp $-216	+1.0pp $-307

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: $86,250
• Closing costs: $10,350
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
26766 W Mohawk Ln Buckeye, AZ	2.0	2.0	1375	$2,500	$1.82	5d	1	0.10mi
27013 W Potter Dr Buckeye, AZ	2.0	2.0	1612	$4,200	$2.61	44d	1	0.23mi
26731 W Pontiac Dr Buckeye, AZ	2.0	2.0	1373	$1,475	$1.07	3d	1	0.25mi
20669 N 266th Ave Buckeye, AZ	3.0	2.0	1612	$4,200	$2.61	24d	1	0.34mi
20311 N 271st Ave Buckeye, AZ	2.0	2.0	1612	$3,000	$1.86	1d	1	0.36mi
26477 W Ross Ave Buckeye, AZ	3.0	2.0	1375	$1,500	$1.09	44d	1	0.47mi
27244 W Potter Dr Buckeye, AZ	2.0	2.0	1612	$3,500	$2.17	44d	1	0.51mi
26781 W Oraibi Dr Buckeye, AZ	2.0	2.0	1561	$2,000	$1.28	19d	1	0.62mi
20602 N 274th Ave Buckeye, AZ	2.0	2.0	1561	$3,500	$2.24	15d	1	0.69mi
26881 W Utopia Rd Buckeye, AZ	2.0	2.0	1705	$3,500	$2.05	1d	1	0.70mi
26237 W Matthew Dr Buckeye, AZ	2.0	2.0	1646	$3,500	$2.13	1d	1	0.79mi
27389 W Wahalla Ln Buckeye, AZ	2.0	2.5	1717	$3,500	$2.04	1d	1	0.82mi
26182 W Tonto Ln Buckeye, AZ	3.0	2.0	1625	$1,695	$1.04	3d	1	0.96mi
26087 W Tonto Ln Buckeye, AZ	2.0	2.0	1625	$2,300	$1.42	44d	1	1.09mi
26197 W Vista North Dr Buckeye, AZ	2.0	2.0	1375	$2,850	$2.07	10d	1	1.10mi
26197 W Vista North Dr Buckeye, AZ	2.0	2.0	1375	$2,900	$2.11	1d	1	1.10mi
21605 N 261st Ave Buckeye, AZ	2.0	2.0	1115	$2,000	$1.79	1d	1	1.11mi
26170 W Vista North Dr Buckeye, AZ	2.0	2.0	1115	$3,300	$2.96	1d	1	1.14mi
26195 W Via del Sol Dr Buckeye, AZ	2.0	2.0	1493	$3,300	$2.21	1d	1	1.14mi
18675 N 268th Ave Buckeye, AZ	2.0	2.0	1865	$1,799	$0.96	44d	1	1.15mi
26208 W Tina Ln Buckeye, AZ	2.0	2.0	1612	$1,999	$1.24	13d	1	1.17mi

HOA detail

• Monthly dues: $180 · $2,160/yr
• Likely covers: landscaping

Listing history 2 events

1. 2026-06-17
   remarks 699-char remark
2. 2026-06-17
   listed $345,000 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: $1,309 · $109/mo
• Projected year-2 tax: $2,277 · $190/mo
• Expected delta: +$968/yr (+$81/mo · 74.0%)

ⓘ 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 5/10 Major
• 🌡 Heat 8/10 Severe 5 d/yr ≥111°F today · 13 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: $32,129
• − Mortgage interest: −$19,325
• − Property taxes: −$1,309
• − Insurance: −$1,725
• − Repairs & maintenance: −$2,570
• − Management: −$2,570
• − HOA: −$2,160
• − Depreciation: −$10,036
• Taxable loss: −$7,567
• Est. tax savings @ 24.0%: +$1,816
• After-tax cash flow: $294/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: Wickenburg Unified District (4236)
• NCES district ID: 0409190
• Math proficiency: 33% ▼ -10.00%
• Reading proficiency: 35% ▼ -7.00%
• Median HH income: $47,369
• Composite: 29.27/100
• National rank: #6560
• State rank: #92 of 249 in AZ

Livability — Buckeye

• Score: 68/100
• State rank: #53
• US rank: #9428

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Buckeye, AZ
• County: Maricopa County · 4,537,380 people
• City population: 117,540
• Metro: Phoenix-Mesa-Chandler, AZ
• Population (ZIP): 42,181
• Household income: $114,056
• Rent vs Own: 7.3% rent · 92.7% own
• Severe rent burden: 156.0

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: Diverse neighborhood (Simpson 0.56)
• Race & ethnicity: White 59% Hispanic / Latino 31% Two or more races 18% Black 4% Asian 2% Native American 1%
• Hispanic origin (detail): Mexican 25%
• Common ancestry: Slovak 4% Portuguese 2% Italian 2%
• Foreign-born: 8% · Canada, Vietnam
• Languages at home: 85% English-only · Spanish 12% German/W. Germanic 1% Other Indo-European 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: ▼ -56.97%
• Current HPI: 246.4705
• Rent YoY: ▲ 3.41%
• 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

1 event — show timeline

• 2026-06-17 Listed $345,000 ARMLS

Property tax history

+0.2%/yr

Latest (2025): $1,309 · +3.2% YoY. Source: county tax records.