2619 W Cool Water Way · San Tan Valley, AZ 85144

$389,000

4 bd · 2.5 ba · 1,966 sqft · SingleFamily public records · 47 Days on market

Built 2005 6,625 sqft lot $198/sqft · 11% below area Est $439k · 11% under $85/mo HOA · 4% 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 +12.6/15.0
• Appreciation +10.0/10.0
• Cash flow +6.7/30.0
• Livability +2.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0
• DSCR +1.0/10.0
• 1% rule +0.8/10.0

Listing remarks MLS

$4000.00 Flooring allowance and $450.00 for a Home Warranty!!!!Great 4 bedroom home with lots of upgrades and an RV GATE! This home has a front room with room for a dining area AND a family room. Beautiful plantation shutters and blinds throughout and the Kitchen is updated with beautiful GRANITE counters and STAINLESS STEEL appliances. Great tile floors in the kitchen. Recently decorated 1/2 bath down stairs to wow your guests. Laundry room is down stairs. Great back yard and the shed stays. Hurry and make this your home before it is gone. 220 outlet in the garage!

Key facts

• 6,625 sq ft lot
• 2 garage spots
• Built 2005

Property features AI

Finance

• Financial info: Conventional financing available
• HOA & community: Homeowners association with a monthly fee of $85; Association fee includes grounds maintenance and other items

Exterior

• Parking: 2 covered spaces; 2 open parking spaces; 2-car garage
• Utilities: Private sewer; Private water company
• Home design: Single family residence; Fee simple ownership
• Construction: Steel frame construction; Wood frame construction; Painted exterior; Tile roof; Other roof type
• Exterior features: Block fencing; Dirt backyard; Gravel/stone front yard

Interior

• Kitchen: Built-in microwave; Pantry; Built-in electric oven
• Bedrooms: 4 possible bedrooms
• Flooring: Carpet; Wood
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Has heating; Central air; Ceiling fan(s)
• Interior features: Double vanity; Upstairs level; Pantry; Full bathroom in primary bedroom; Built-in electric oven

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $389k.

Deal economics

• At list price, monthly cash flow is $-616 ($-7k/yr) — negative.
• To cash-flow at today's rent, offer at most $280k (28.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $225k (42.2% below list).
• Recommended offer: $225k (42.2% below list) — sets the bar for 1% rule.
• Cap rate 4.4% vs local median 3.2% in San Tan Valley — 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 54/100 on livability (#282 in AZ) — a working-class tenant base; expect higher turnover. Strengths: housing A+, employment B+; Watch: crime D+, amenities F, commute 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: Skyline Ranch Elementary School (math 21% / reading 30%, grade F, #631 of 1,109 statewide, top 57%, 584 students, 49% FRL); Poston Butte High School (math 15% / reading 22%, grade F, #241 of 381 statewide, top 63%, 1,393 students, 45% FRL) — zoned schools at 47% FRL track the district average.
• Market conditions: 489 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 45% 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).

Forward outlook

• In year one you build about $42k of equity ($3k loan paydown + $39k appreciation (10.0% local appreciation)).
• By year 2, paydown + projected appreciation supports a ~$67k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 47 days — a 3% lower offer ($377k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 17y 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 $148k; list at $389k implies a 163% 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 $225,009 (42.2% 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 47 days. Have you received any prior offers? Is the seller open to a 42% 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 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?
6. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 0.58% ✗
• Cap rate: 4.39%
• Cash-on-cash: -6.79%
• DSCR: 0.70
• GRM: 14.4

CMA / ARV

• ARV (median comp): $438,693
• List price: $389,000
• Delta: -11.33%
• 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
2069 W Kenton Way	0.42mi	3/2.0 (-1)	1,899 (-3%)	0mo	$379,000	$200	67
2421 W Arroyo Way	0.22mi	3/2.0 (-1)	1,733 (-12%)	0mo	$384,350	$222	63
2173 W Garland Dr	0.26mi	3/2.0 (-1)	1,733 (-12%)	1mo	$375,000	$216	60
3343 W Mary Dr	0.48mi	3/2.5 (-1)	1,808 (-8%)	1mo	$482,926	$267	59
23033 E Diana Way	0.63mi	3/2.0 (-1)	1,877 (-4%)	1mo	$464,000	$247	55
34942 N Hawley Dr	0.53mi	3/2.0 (-1)	1,784 (-9%)	1mo	$452,813	$254	52
1711 W Paisley Dr	0.58mi	4/2.0	2,215 (+13%)	0mo	$395,000	$178	50
22460 E Happy Rd	0.71mi	4/3.0	2,164 (+10%)	1mo	$475,000	$220	47
22475 E Watford Dr	0.73mi	4/3.0	2,164 (+10%)	1mo	$507,999	$235	46
35401 N Thurber Rd	0.68mi	4/2.0	2,215 (+13%)	0mo	$422,000	$191	45
3629 W Lapis Dr	0.63mi	3/2.5 (-1)	2,212 (+12%)	1mo	$610,000	$276	44
3655 W Lapis Dr	0.66mi	3/2.0 (-1)	1,672 (-15%)	0mo	$473,000	$283	37

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: 19.5%
• Equity multiple: 2.58×
• Total profit: $172,454
• Equity at exit: $350,442

10-year hold

• IRR: 17.9%
• Equity multiple: 5.94×
• Total profit: $538,430
• Equity at exit: $755,741

Cash invested: $108,920 (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: 489
• Price-to-rent: 14.4×

Monthly cashflow live

• Estimated rent: $2,250 high
• Mortgage (P&I): −$2,040
• Tax from tax record: −$107 /mo · $1,283/yr
• Insurance: −$162
• HOA: −$85
• Vacancy / Maint / Mgmt: −$473
• Net cashflow: $-616

Break-even live

Break-even rent $3,030

Max offer price $280,112

Occupancy floor —

Sensitivity live

Price	-10% $-396	-5% $-506	+0% $-616	+5% $-726	+10% $-837
Rent	-10% $-794	-5% $-705	+0% $-616	+5% $-528	+10% $-439
Rate	-1.0pp $-420	-0.5pp $-517	base $-616	+0.5pp $-717	+1.0pp $-820

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: $97,250
• Closing costs: $11,670
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2541 W Canyon Way San Tan Valley, AZ	4.0	2.5	2485	$2,100	$0.85	20d	1	0.07mi
2521 W Desert Spring Way San Tan Valley, AZ	5.0	2.5	2067	$2,175	$1.05	26d	1	0.12mi
2822 W Blue River Dr San Tan Valley, AZ	3.0	2.0	1609	$2,395	$1.49	45d	1	0.19mi
2005 W Aston Dr San Tan Valley, AZ	4.0	1.5	2554	$2,350	$0.92	7d	1	0.35mi
2027 W Kenton Way San Tan Valley, AZ	3.0	2.0	1733	$2,091	$1.21	23d	1	0.44mi
2574 W Sawtooth Way San Tan Valley, AZ	3.0	2.0	1326	$1,995	$1.50	45d	1	0.45mi
35244 N Zachary Rd San Tan Valley, AZ	3.0	2.0	1491	$2,275	$1.53	45d	1	0.47mi
34437 N Picket Post Dr San Tan Valley, AZ	4.0	3.0	1507	$1,650	$1.09	45d	1	0.50mi
2049 W Gold Mine Way San Tan Valley, AZ	4.0	2.0	1585	$2,085	$1.32	7d	1	0.50mi
2828 Patagonia Ct Queen Creek, AZ	3.0	2.5	2230	$2,500	$1.12	45d	1	0.52mi
35828 N Zachary Rd San Tan Valley, AZ	4.0	3.0	2256	$1,789	$0.79	26d	1	0.61mi
3439 W Oil Well Rd San Tan Valley, AZ	3.0	2.0	1595	$2,500	$1.57	45d	1	0.61mi
1911 W Half Moon Cir San Tan Valley, AZ	3.0	2.0	1345	$1,995	$1.48	45d	1	0.62mi
3541 Dreamy Draw Dr Queen Creek, AZ	4.0	2.5	1918	$2,700	$1.41	26d	1	0.67mi
23074 E Diana Way Queen Creek, AZ	3.0	2.0	1877	$2,195	$1.17	45d	1	0.68mi
35032 N Barrel Rd San Tan Valley, AZ	3.0	2.5	2213	$3,900	$1.76	0d	1	0.73mi
22815 E Watford Dr Queen Creek, AZ	4.0	3.0	2373	$2,800	$1.18	6d	1	0.74mi
22457 E Watford Dr Queen Creek, AZ	4.0	3.0	2164	$2,650	$1.22	45d	1	0.75mi
34973 N Augite Way San Tan Valley, AZ	4.0	2.5	2614	$4,350	$1.66	0d	1	0.76mi
1345 W Corriente Dr San Tan Valley, AZ	3.0	2.0	1526	$1,795	$1.18	45d	1	0.77mi
26358 S 224th Pl Queen Creek, AZ	3.0	2.0	1877	$2,135	$1.14	45d	1	0.77mi
1278 W Stephanie Ln San Tan Valley, AZ	4.0	3.0	1924	$2,100	$1.09	7d	1	0.79mi
2993 W Dancer Ln San Tan Valley, AZ	3.0	2.0	1290	$1,700	$1.32	45d	1	0.80mi
1274 W Jamaica Hope Way San Tan Valley, AZ	3.0	2.0	1629	$1,995	$1.22	26d	1	0.80mi
33897 N Wash View Rd San Tan Valley, AZ	3.0	2.0	1721	$1,980	$1.15	4d	1	0.80mi
3047 W Dancer Ln San Tan Valley, AZ	3.0	2.0	1454	$1,915	$1.32	45d	1	0.81mi
3102 W Belle Ave San Tan Valley, AZ	4.0	2.0	1909	$1,900	$1.00	14d	1	0.84mi
3102 W Belle Ave San Tan Valley, AZ	4.0	2.0	1909	$1,900	$1.00	16d	1	0.84mi
3569 W Morgan Ln San Tan Valley, AZ	4.0	2.0	1700	$1,550	$0.91	26d	1	0.87mi
4001 W Brass Ln San Tan Valley, AZ	4.0	2.5	2432	$2,750	$1.13	45d	1	0.87mi
33856 N Cherry Creek Rd San Tan Valley, AZ	3.0	2.0	1928	$1,850	$0.96	45d	1	0.88mi
33993 N Danja Dr San Tan Valley, AZ	3.0	2.0	1998	$2,450	$1.23	45d	1	0.91mi
1277 W Busa Dr San Tan Valley, AZ	4.0	2.0	2136	$4,000	$1.87	7d	1	0.92mi
34113 N Alison Dr San Tan Valley, AZ	4.0	3.0	2423	$2,089	$0.86	4d	1	0.95mi
1238 W Dana Dr San Tan Valley, AZ	4.0	2.0	1910	$2,100	$1.10	0d	1	0.97mi
3846 W Morgan Ln San Tan Valley, AZ	3.0	3.0	2422	$1,949	$0.80	26d	1	0.98mi
4165 W Monika Ln San Tan Valley, AZ	4.0	3.0	2049	$2,450	$1.20	45d	1	0.98mi
35623 N Seedling St San Tan Valley, AZ	4.0	2.0	1832	$2,000	$1.09	12d	1	0.98mi
35623 N Seedling St San Tan Valley, AZ	4.0	2.0	1838	$2,000	$1.09	0d	1	0.98mi
3194 W Yellow Peak Dr San Tan Valley, AZ	4.0	2.0	1925	$1,908	$0.99	45d	1	1.00mi

HOA detail

• Monthly dues: $85 · $1,020/yr

Listing history 30 events

1. 2026-06-21
   days on market $389,000 Active 47 DOM
2. 2026-06-18
   days on market $389,000 Active 44 DOM
3. 2026-06-17
   days on market $389,000 Active 43 DOM
4. 2026-06-16
   days on market $389,000 Active 42 DOM
5. 2026-06-15
   days on market $389,000 Active 41 DOM
6. 2026-06-13
   days on market $389,000 Active 39 DOM
7. 2026-06-13
   days on market $389,000 Active 38 DOM
8. 2026-06-09
   days on market $389,000 Active 35 DOM
9. 2026-06-08
   days on market $389,000 Active 34 DOM
10. 2026-06-07
    days on market $389,000 Active 33 DOM
11. 2026-06-04
    days on market $389,000 Active 30 DOM
12. 2026-06-03
    days on market $389,000 Active 29 DOM
13. 2026-06-02
    pricedays on market $389,000 Active 28 DOM
14. 2026-06-01
    days on market $399,000 Active 27 DOM
15. 2026-05-31
    days on market $399,000 Active 26 DOM
16. 2026-05-05
    listed $399,000 Active 440-char remark
17. 2013-05-24
    soldstatus $148,000
18. 2013-05-15
    soldstatus $148,000 Closed 580-char remark

    Show marketing remark (580 chars)

    $4000.00 Flooring allowance and $450.00 for a Home Warranty!!!!Great 4 bedroom home with lots of upgrades and an RV GATE! This home has a front room with room for a dining area AND a family room. Beautiful plantation shutters and blinds throughout and the Kitchen is updated with beautiful GRANITE counters and STAINLESS STEEL appliances. Great tile floors in the kitchen. Recently decorated 1/2 bath down stairs to wow your guests. Laundry room is down stairs. Great back yard and the shed stays. Hurry and make this your home before it is gone. 220 outlet in the garage!

19. 2013-04-11
    status Pending 580-char remark

    Show marketing remark (580 chars)

    $4000.00 Flooring allowance and $450.00 for a Home Warranty!!!!Great 4 bedroom home with lots of upgrades and an RV GATE! This home has a front room with room for a dining area AND a family room. Beautiful plantation shutters and blinds throughout and the Kitchen is updated with beautiful GRANITE counters and STAINLESS STEEL appliances. Great tile floors in the kitchen. Recently decorated 1/2 bath down stairs to wow your guests. Laundry room is down stairs. Great back yard and the shed stays. Hurry and make this your home before it is gone. 220 outlet in the garage!

20. 2013-04-04
    price $148,000 580-char remark

    Show marketing remark (580 chars)

    $4000.00 Flooring allowance and $450.00 for a Home Warranty!!!!Great 4 bedroom home with lots of upgrades and an RV GATE! This home has a front room with room for a dining area AND a family room. Beautiful plantation shutters and blinds throughout and the Kitchen is updated with beautiful GRANITE counters and STAINLESS STEEL appliances. Great tile floors in the kitchen. Recently decorated 1/2 bath down stairs to wow your guests. Laundry room is down stairs. Great back yard and the shed stays. Hurry and make this your home before it is gone. 220 outlet in the garage!

21. 2013-03-26
    price $147,000 580-char remark

    Show marketing remark (580 chars)

    $4000.00 Flooring allowance and $450.00 for a Home Warranty!!!!Great 4 bedroom home with lots of upgrades and an RV GATE! This home has a front room with room for a dining area AND a family room. Beautiful plantation shutters and blinds throughout and the Kitchen is updated with beautiful GRANITE counters and STAINLESS STEEL appliances. Great tile floors in the kitchen. Recently decorated 1/2 bath down stairs to wow your guests. Laundry room is down stairs. Great back yard and the shed stays. Hurry and make this your home before it is gone. 220 outlet in the garage!

22. 2013-03-04
    price $142,000 580-char remark

    Show marketing remark (580 chars)

    $4000.00 Flooring allowance and $450.00 for a Home Warranty!!!!Great 4 bedroom home with lots of upgrades and an RV GATE! This home has a front room with room for a dining area AND a family room. Beautiful plantation shutters and blinds throughout and the Kitchen is updated with beautiful GRANITE counters and STAINLESS STEEL appliances. Great tile floors in the kitchen. Recently decorated 1/2 bath down stairs to wow your guests. Laundry room is down stairs. Great back yard and the shed stays. Hurry and make this your home before it is gone. 220 outlet in the garage!

23. 2013-02-05
    listed $149,000 Active 580-char remark

    Show marketing remark (580 chars)

    $4000.00 Flooring allowance and $450.00 for a Home Warranty!!!!Great 4 bedroom home with lots of upgrades and an RV GATE! This home has a front room with room for a dining area AND a family room. Beautiful plantation shutters and blinds throughout and the Kitchen is updated with beautiful GRANITE counters and STAINLESS STEEL appliances. Great tile floors in the kitchen. Recently decorated 1/2 bath down stairs to wow your guests. Laundry room is down stairs. Great back yard and the shed stays. Hurry and make this your home before it is gone. 220 outlet in the garage!

24. 2009-11-23
    soldstatus $94,000

    Show marketing remark (459 chars)

    **** 10/5/2009 NOT ACCEPTING ANY MORE OFFERS AT THIS TIME. *** BANK OWNED - NOT A SHORT SALE. PROPERTY JUST FELL OUT OF BEING IN ESCROW FOR 60 DAYS. (The Previous MLS# did not CLOSE, regardless of what MLS History shows.) This is a great home in Morning Sun Farms. 2 Story home with 1966sqft. 3 Bedroom and 2.5 bath. Good sized yard. Separate Living and Family rooms. Kitchen overlooks Family room. Brand new Stove and Kitchen Sink. AC also just serviced.

25. 2009-10-05
    historical

    Show marketing remark (459 chars)

    **** 10/5/2009 NOT ACCEPTING ANY MORE OFFERS AT THIS TIME. *** BANK OWNED - NOT A SHORT SALE. PROPERTY JUST FELL OUT OF BEING IN ESCROW FOR 60 DAYS. (The Previous MLS# did not CLOSE, regardless of what MLS History shows.) This is a great home in Morning Sun Farms. 2 Story home with 1966sqft. 3 Bedroom and 2.5 bath. Good sized yard. Separate Living and Family rooms. Kitchen overlooks Family room. Brand new Stove and Kitchen Sink. AC also just serviced.

26. 2009-09-11
    listed $89,900

    Show marketing remark (459 chars)

    **** 10/5/2009 NOT ACCEPTING ANY MORE OFFERS AT THIS TIME. *** BANK OWNED - NOT A SHORT SALE. PROPERTY JUST FELL OUT OF BEING IN ESCROW FOR 60 DAYS. (The Previous MLS# did not CLOSE, regardless of what MLS History shows.) This is a great home in Morning Sun Farms. 2 Story home with 1966sqft. 3 Bedroom and 2.5 bath. Good sized yard. Separate Living and Family rooms. Kitchen overlooks Family room. Brand new Stove and Kitchen Sink. AC also just serviced.

27. 2009-07-17
    soldstatus $91,000
28. 2009-06-07
    historical
29. 2009-05-20
    listed $89,900
30. 2004-01-08
    soldstatus $2,243,147

ⓘ 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: $1,283 · $107/mo
• Projected year-2 tax: $2,567 · $214/mo
• Expected delta: +$1,284/yr (+$107/mo · 100.1%)

ⓘ 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 6/10 Major
• 🌡 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 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $27,001
• − Mortgage interest: −$21,790
• − Property taxes: −$1,283
• − Insurance: −$1,945
• − Repairs & maintenance: −$2,160
• − Management: −$2,160
• − HOA: −$1,020
• − Depreciation: −$11,316
• Taxable loss: −$14,674
• Est. tax savings @ 24.0%: +$3,522
• After-tax cash flow: $-3,875/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 — San Tan Valley

• Score: 54/100
• State rank: #282
• US rank: #24192

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: San Tan Valley, 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

-82.7% since first listed

16 events — show timeline

• 2026-06-02 Price Changed $389,000 ARMLS
• 2026-05-05 Listed $399,000 ARMLS
• 2013-05-24 Sold (Public Records) $148,000 Public Records
• 2013-05-15 Sold (MLS) $148,000 ARMLS
• 2013-04-11 Pending — ARMLS
• 2013-04-04 Price Changed $148,000 ARMLS
• 2013-03-26 Price Changed $147,000 ARMLS
• 2013-03-04 Price Changed $142,000 ARMLS
• 2013-02-05 Listed $149,000 ARMLS
• 2009-11-23 Sold (MLS) $94,000 ARMLS
• 2009-10-05 Listing Removed — ARMLS
• 2009-09-11 Listed $89,900 ARMLS
• 2009-07-17 Sold (MLS) $91,000 ARMLS
• 2009-06-07 Listing Removed — ARMLS
• 2009-05-20 Listed $89,900 ARMLS
• 2004-01-08 Sold (Public Records) $2,243,147 Public Records

Property tax history

-0.5%/yr

Latest (2025): $1,283 · +2.0% YoY. Source: county tax records.