13765 W Nogales Dr · Sun City West, AZ 85375

$374,900

2 bd · 3.0 ba · 1,351 sqft · SingleFamily public records · 73 Days on market

Built 2006 8,219 sqft lot $277/sqft · 11% below area Est $420k · 11% under $237/mo HOA · 8% 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).

• ARV discount +12.3/15.0
• Cash flow +10.4/30.0
• Rent growth +4.3/5.0
• Schools +3.5/10.0
• Livability +3.2/5.0
• 1% rule +3.1/10.0
• DSCR +3.0/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

ASSUMABLE 3.125% FHA LOAN! Welcome to this move-in ready 2 bd, 2 ba home in the highly sought after community of Corte Bella. As you walk up you'll be greeted by the masterfully crafted landscape complete with palm trees, desert tolerant plants, lighting and irrigation. Inside, the inviting open floor plan sets a warm, comfortable stage, showcasing tile flooring, neutral paint, and plantation shutters throughout. Kitchen includes recessed and pendant lighting, a mosaic tile backsplash, NEW stainless steel appliances and a two-tier center island with a breakfast bar. Perfectly sized primary bedroom offers plush carpet, a private updated ensuite with a large shower and walk-in closet. It would be hard not to spend all your time outdoors in the beautifully crafted backyard. The extended covered patio creates the ideal setting for outdoor dining and relaxation. A rare opportunity you won't want to miss!

Key facts

• Palm trees
• 8,219 sq ft lot
• 2 garage spots

Tags

• MASTERFULLY CRAFTED LANDSCAPE
• PALM TREES
• DESERT TOLERANT PLANTS
• RECESSED AND PENDANT LIGHTING
• MOSAIC TILE BACKSPLASH
• STAINLESS STEEL APPLIANCES

What this means for you Summary

Snapshot

• This is a 2-bed/3.0-bath single-family listed at $375k.

Deal economics

• At list price, monthly cash flow is $-198 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $340k (9.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $302k (19.3% below list).
• Recommended offer: $302k (19.3% below list) — sets the bar for 1% rule.
• Cap rate 5.7% 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: health & safety D, amenities F, commute F.
• Peoria Unified School District (4237) (suburban): math 36% / reading 42% proficiency, ranked #64 of 249 in AZ (top 26%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Zuni Hills Elementary School (math 36% / reading 44%, grade F, #394 of 1,109 statewide, top 36%, 880 students, 19% FRL); Liberty High School (math 36% / reading 37%, grade F, #88 of 381 statewide, top 24%, 2,603 students, 9% FRL) — zoned schools average 14% FRL vs 35% district-wide (21 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents rising fast (+7.0%/yr); 124 active listings in the ZIP; 27 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 41% 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 $3,024/mo this rent would consume 57% 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 $11k 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 73 days — a 6% lower offer ($352k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 19y 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 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $302,367 (19.3% 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 73 days. Have you received any prior offers? Is the seller open to a 19% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.81% ✗
• Cap rate: 5.66%
• Cash-on-cash: -2.26%
• DSCR: 0.90
• GRM: 10.3

CMA / ARV

• ARV (median comp): $419,851
• List price: $374,900
• Delta: -10.71%
• 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
13836 W Via Tercero --	0.22mi	2/2.0	1,371 (+2%)	4mo	$355,000	$259	80
13950 W Rico Dr	0.25mi	2/2.0	1,318 (-2%)	5mo	$340,000	$258	76
22608 N Dusty Trail Blvd	0.39mi	2/2.0	1,320 (-2%)	4mo	$338,754	$257	71
14011 W Black Gold Ln	0.27mi	2/2.0	1,254 (-7%)	4mo	$325,000	$259	68
14032 W Rico Dr	0.35mi	2/2.0	1,254 (-7%)	1mo	$325,000	$259	67
22803 N Wagon Wheel Dr	0.46mi	2/2.0	1,404 (+4%)	3mo	$353,600	$252	66
13827 W Territorial Ln	0.53mi	2/2.0	1,304 (-4%)	4mo	$325,000	$249	62
22510 N Mirage Ln N	0.63mi	2/2.0	1,336 (-1%)	3mo	$330,000	$247	62
13938 W Rico Dr	0.22mi	2/2.0	1,547 (+14%)	2mo	$350,000	$226	60
14113 W Territorial Ln	0.67mi	2/2.0	1,336 (-1%)	4mo	$343,500	$257	60
14138 W Caballero Dr	0.61mi	2/2.0	1,254 (-7%)	1mo	$359,000	$286	55
14207 W Gunsight Dr	0.70mi	2/2.0	1,238 (-8%)	2mo	$345,000	$279	47

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: -15.6%
• Equity multiple: 0.42×
• Total profit: $-60,530
• Equity at exit: $55,899

10-year hold

• IRR: -1.4%
• Equity multiple: 0.89×
• Total profit: $-11,845
• Equity at exit: $32,415

Cash invested: $104,972 (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 85375

• Rents YoY: 7.0%
• Active inventory: 124
• Price-to-rent: 10.3×

Monthly cashflow live

• Estimated rent: $3,024 high
• Mortgage (P&I): −$1,966
• Tax from tax record: −$227 /mo · $2,724/yr
• Insurance: −$156
• HOA: −$237
• Vacancy / Maint / Mgmt: −$635
• Net cashflow: $-198

Break-even live

Break-even rent $3,274

Max offer price $340,009

Occupancy floor —

Sensitivity live

Price	-10% $15	-5% $-91	+0% $-198	+5% $-304	+10% $-410
Rent	-10% $-436	-5% $-317	+0% $-198	+5% $-78	+10% $41
Rate	-1.0pp $-9	-0.5pp $-102	base $-198	+0.5pp $-295	+1.0pp $-393

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: $93,725
• Closing costs: $11,247
• Reserves months: —
• Total cash needed: —

Rent comps 27 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
13755 W Nogales Dr Sun City West, AZ	2.0	1.5	1660	$4,500	$2.71	45d	1	0.03mi
13758 W Sola Dr Sun City West, AZ	2.0	1.5	1351	$3,950	$2.92	0d	1	0.10mi
13714 W Caballero Dr Sun City West, AZ	2.0	2.0	1794	$2,800	$1.56	0d	1	0.34mi
22816 N Las Positas Dr Sun City West, AZ	2.0	2.0	1351	$4,500	$3.33	0d	1	0.47mi
14113 W Robertson Dr Sun City West, AZ	2.0	1.5	1410	$3,800	$2.70	45d	1	0.50mi
22520 N Via de la Caballa Sun City West, AZ	2.0	2.0	1438	$3,400	$2.36	18d	1	0.62mi
13452 W El Sueno Ct Sun City West, AZ	2.0	2.0	1378	$3,200	$2.32	0d	1	0.63mi
14234 W Via Tercero Sun City West, AZ	2.0	2.0	1653	$2,500	$1.51	45d	1	0.64mi
13428 W El Sueno Ct Sun City West, AZ	2.0	2.0	1812	$2,850	$1.57	0d	1	0.64mi
22212 N Cheyenne Dr Sun City West, AZ	2.0	2.0	1669	$3,500	$2.10	21d	1	0.69mi
14608 W Horizon Dr Sun City West, AZ	2.0	2.0	1778	$2,000	$1.12	45d	1	1.00mi
12910 W Junipero Dr Sun City West, AZ	2.0	2.0	1636	$1,800	$1.10	14d	1	1.13mi
14668 W Soft Wind Dr Surprise, AZ	3.0	2.5	1794	$1,995	$1.11	45d	1	1.17mi
25101 N 141st Ave Surprise, AZ	2.0	2.0	1273	$1,995	$1.57	45d	1	1.24mi
14251 W Buckskin Trl Surprise, AZ	3.0	2.5	1793	$1,850	$1.03	5d	1	1.29mi
14220 W Buckskin Trl Surprise, AZ	3.0	2.5	1639	$2,000	$1.22	45d	1	1.30mi
14759 W Gunsight Dr Sun City West, AZ	2.0	2.0	1348	$1,599	$1.19	23d	1	1.32mi
14759 W Gunsight Dr Sun City West, AZ	2.0	2.0	1348	$1,699	$1.26	45d	1	1.32mi
25202 N 142nd Dr Surprise, AZ	2.0	2.0	1273	$2,100	$1.65	7d	1	1.36mi
25196 N 142nd Dr Surprise, AZ	3.0	2.5	1637	$1,875	$1.15	45d	1	1.36mi
24750 N 145th Ave Surprise, AZ	1.0–2.0	1.0–2.0	821	$2,099	$2.56	0d	53	1.39mi
14231 W Bronco Trl Surprise, AZ	3.0	2.5	1637	$1,850	$1.13	6d	1	1.40mi
14377 W Hackamore Dr Surprise, AZ	3.0	2.0	1700	$2,095	$1.23	45d	1	1.40mi
14236 W Bronco Trl Surprise, AZ	3.0	2.5	1639	$1,849	$1.13	3d	1	1.44mi
13244 W Ranch Gate Rd Peoria, AZ	3.0	2.0	1562	$2,250	$1.44	26d	1	1.46mi
13244 W Ranch Gate Rd Peoria, AZ	3.0	2.0	1562	$2,250	$1.44	45d	1	1.46mi
21601 N 147th Dr Sun City West, AZ	2.0	2.0	1269	$2,695	$2.12	19d	1	1.47mi

HOA detail

• Monthly dues: $237 · $2,844/yr

Listing history 30 events

1. 2026-06-21
   days on market $374,900 Active 73 DOM
2. 2026-06-18
   days on market $374,900 Active 70 DOM
3. 2026-06-17
   days on market $374,900 Active 69 DOM
4. 2026-06-16
   days on market $374,900 Active 68 DOM
5. 2026-06-15
   days on market $374,900 Active 67 DOM
6. 2026-06-13
   days on market $374,900 Active 65 DOM
7. 2026-06-13
   pricedays on market $374,900 Active 64 DOM
8. 2026-06-09
   days on market $379,900 Active 61 DOM
9. 2026-06-08
   days on market $379,900 Active 60 DOM
10. 2026-06-07
    days on market $379,900 Active 59 DOM
11. 2026-06-04
    days on market $379,900 Active 56 DOM
12. 2026-06-03
    days on market $379,900 Active 55 DOM
13. 2026-06-02
    days on market $379,900 Active 54 DOM
14. 2026-06-01
    days on market $379,900 Active 53 DOM
15. 2026-05-31
    days on market $379,900 Active 52 DOM
16. 2026-04-24
    price $379,900 912-char remark

    Show marketing remark (912 chars)

    ASSUMABLE 3.125% FHA LOAN! Welcome to this move-in ready 2 bd, 2 ba home in the highly sought after community of Corte Bella. As you walk up you'll be greeted by the masterfully crafted landscape complete with palm trees, desert tolerant plants, lighting and irrigation. Inside, the inviting open floor plan sets a warm, comfortable stage, showcasing tile flooring, neutral paint, and plantation shutters throughout. Kitchen includes recessed and pendant lighting, a mosaic tile backsplash, NEW stainless steel appliances and a two-tier center island with a breakfast bar. Perfectly sized primary bedroom offers plush carpet, a private updated ensuite with a large shower and walk-in closet. It would be hard not to spend all your time outdoors in the beautifully crafted backyard. The extended covered patio creates the ideal setting for outdoor dining and relaxation. A rare opportunity you won't want to miss!

17. 2026-03-24
    listed $389,900 Active 912-char remark

    Show marketing remark (912 chars)

    ASSUMABLE 3.125% FHA LOAN! Welcome to this move-in ready 2 bd, 2 ba home in the highly sought after community of Corte Bella. As you walk up you'll be greeted by the masterfully crafted landscape complete with palm trees, desert tolerant plants, lighting and irrigation. Inside, the inviting open floor plan sets a warm, comfortable stage, showcasing tile flooring, neutral paint, and plantation shutters throughout. Kitchen includes recessed and pendant lighting, a mosaic tile backsplash, NEW stainless steel appliances and a two-tier center island with a breakfast bar. Perfectly sized primary bedroom offers plush carpet, a private updated ensuite with a large shower and walk-in closet. It would be hard not to spend all your time outdoors in the beautifully crafted backyard. The extended covered patio creates the ideal setting for outdoor dining and relaxation. A rare opportunity you won't want to miss!

18. 2021-04-23
    soldstatus $346,000
19. 2019-01-30
    soldstatus $265,000 Closed 807-char remark

    Show marketing remark (807 chars)

    This home does NOT show it's age! You can barely tell it's ever been lived in! Welcoming front foyer makes this home feel larger then it is. Split bedrooms & open great room. Light color 18'' tile laid on the diagonal everywhere but the bedrooms. Ceiling fans t/o. Plantation shutters allow for the perfect amount of light. Black appliances in the kitchen & white Corian counters. There's plenty outdoor living space to enjoy the sun & shade on the extended covered patio. Neighboring homes are a good distance away. Cabinets in the 2 car garage. Front security screen door too! Corte Bella residents enjoy social activities, tennis, pickle ball, a heated pool & spa, locker rooms & fitness center. Close to the 303 and lots of golf & shopping nearby. This one won't last l

20. 2018-12-27
    status Pending 807-char remark

    Show marketing remark (807 chars)

    This home does NOT show it's age! You can barely tell it's ever been lived in! Welcoming front foyer makes this home feel larger then it is. Split bedrooms & open great room. Light color 18'' tile laid on the diagonal everywhere but the bedrooms. Ceiling fans t/o. Plantation shutters allow for the perfect amount of light. Black appliances in the kitchen & white Corian counters. There's plenty outdoor living space to enjoy the sun & shade on the extended covered patio. Neighboring homes are a good distance away. Cabinets in the 2 car garage. Front security screen door too! Corte Bella residents enjoy social activities, tennis, pickle ball, a heated pool & spa, locker rooms & fitness center. Close to the 303 and lots of golf & shopping nearby. This one won't last l

21. 2018-12-06
    listed $265,000 Active 807-char remark

    Show marketing remark (807 chars)

    This home does NOT show it's age! You can barely tell it's ever been lived in! Welcoming front foyer makes this home feel larger then it is. Split bedrooms & open great room. Light color 18'' tile laid on the diagonal everywhere but the bedrooms. Ceiling fans t/o. Plantation shutters allow for the perfect amount of light. Black appliances in the kitchen & white Corian counters. There's plenty outdoor living space to enjoy the sun & shade on the extended covered patio. Neighboring homes are a good distance away. Cabinets in the 2 car garage. Front security screen door too! Corte Bella residents enjoy social activities, tennis, pickle ball, a heated pool & spa, locker rooms & fitness center. Close to the 303 and lots of golf & shopping nearby. This one won't last l

22. 2010-05-10
    soldstatus $175,000 Closed
23. 2010-05-10
    soldstatus $175,000
24. 2010-04-18
    status Pending
25. 2010-03-22
    price $180,000
26. 2009-10-28
    listed $189,000 Active
27. 2009-07-13
    historical
28. 2009-02-03
    listed $199,000
29. 2009-02-03
    historical
30. 2007-10-24
    listed $234,900

ⓘ 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: $2,724 · $227/mo
• Projected year-2 tax: $2,724 · $227/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 (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥113°F today · 18 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: $36,284
• − Mortgage interest: −$21,000
• − Property taxes: −$2,724
• − Insurance: −$1,874
• − Repairs & maintenance: −$2,903
• − Management: −$2,903
• − HOA: −$2,844
• − Depreciation: −$10,906
• Taxable loss: −$8,870
• Est. tax savings @ 24.0%: +$2,129
• After-tax cash flow: $-241/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: Peoria Unified School District (4237)
• NCES district ID: 0406250
• Math proficiency: 36% ▼ -14.00%
• Reading proficiency: 42% ▼ -8.00%
• Median HH income: $60,171
• Composite: 34.62/100
• National rank: #5152
• State rank: #64 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

+61.7% since first listed

15 events — show timeline

• 2026-04-24 Price Changed $379,900 ARMLS
• 2026-03-24 Listed $389,900 ARMLS
• 2021-04-23 Sold (Public Records) $346,000 Public Records
• 2019-01-30 Sold (MLS) $265,000 ARMLS
• 2018-12-27 Pending — ARMLS
• 2018-12-06 Listed $265,000 ARMLS
• 2010-05-10 Sold (Public Records) $175,000 Public Records
• 2010-05-10 Sold (MLS) $175,000 ARMLS
• 2010-04-18 Pending — ARMLS
• 2010-03-22 Price Changed $180,000 ARMLS
• 2009-10-28 Listed $189,000 ARMLS
• 2009-07-13 Listing Removed — ARMLS
• 2009-02-03 Listing Removed — ARMLS
• 2009-02-03 Listed $199,000 ARMLS
• 2007-10-24 Listed $234,900 ARMLS

Property tax history

+3.8%/yr

Latest (2025): $2,724 · +5.1% YoY. Source: county tax records.