2075 W Bennett Way · San Tan Valley, AZ 85144

$450,000

4 bd · 2.5 ba · 2,991 sqft · SingleFamily public records · 324 Days on market

Built 2017 6,711 sqft lot $150/sqft · 20% below area Est $565k · 20% under $85/mo HOA · 3% of rent ↓ 13% since listing

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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 +15.0/15.0
• Appreciation +10.0/10.0
• Cash flow +6.0/30.0
• Livability +2.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0
• 1% rule +0.5/10.0
• DSCR +0.3/10.0

Listing remarks MLS

This spacious 4-bedroom, 2.5-bath home is perfectly situated on a desirable corner lot that backs to a peaceful common area and park—offering both added privacy and scenic views. Inside, you'll love the expansive open floor plan featuring a separate dining area, oversized bedrooms, a versatile loft, and a convenient downstairs den—ideal for a home office or guest space. The large kitchen is designed for both function and entertaining, with granite countertops, abundant cabinet space, ample counters, and a huge walk-in pantry. All bedrooms are generously sized—something that's hard to find these days—and each includes ceiling fans for added comfort. The guest bathroom features granite countertops and a privacy door separating the vanity from the tub/shower area. The spacious primary suite offers a relaxing garden tub, separate shower, and a walk-in closet. With plenty of living space, thoughtful upgrades, and a fantastic layout, this home combines comfort, style, and practicality.

Key facts

• 6,711 sq ft lot
• 2 garage spots
• Built 2017

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $450k.

Deal economics

• At list price, monthly cash flow is $-864 ($-10k/yr) — negative.
• To cash-flow at today's rent, offer at most $297k (33.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $246k (45.4% below list).
• Recommended offer: $246k (45.4% below list) — sets the bar for 1% rule.
• Cap rate 4.0% vs local median 3.2% in San Tan Valley — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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+, schools D, amenities 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.
• 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); 9,504 units permitted in Pinal County in 2024 (776 in 5+ unit buildings).

Forward outlook

• In year one you build about $48k of equity ($3k loan paydown + $45k appreciation (10.0% local appreciation)).
• By year 2, paydown + projected appreciation supports a ~$77k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 324 days — a 12% lower offer ($396k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $245,796 (45.4% 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. It's been on market 324 days. Have you received any prior offers? Is the seller open to a 45% 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. 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?
8. 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?
9. 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.
10. 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.
11. 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: 0.55% ✗
• Cap rate: 3.99%
• Cash-on-cash: -8.23%
• DSCR: 0.63
• GRM: 15.3

CMA / ARV

• ARV (median comp): $564,630
• List price: $450,000
• Delta: -20.30%
• 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
22865 E Diana Way	0.51mi	4/2.5	2,918 (-2%)	1mo	$599,999	$206	71
22825 E Diana Way	0.52mi	4/2.5	2,918 (-2%)	1mo	$599,000	$205	70
34969 N Spur Cir	0.34mi	3/2.5 (-1)	2,789 (-7%)	1mo	$395,000	$142	67
22700 E Diana Way	0.58mi	4/3.5	2,965 (-1%)	1mo	$644,999	$218	67
22833 E Diana Way	0.52mi	5/3.0 (+1)	2,918 (-2%)	1mo	$575,000	$197	64
22666 E Firestone Dr	0.71mi	4/3.5	2,956 (-1%)	2mo	$625,000	$211	59
35665 N Donovan Dr	0.34mi	4/2.5	2,553 (-15%)	1mo	$540,000	$212	59
22829 E Starflower Dr	0.57mi	4/3.5	2,694 (-10%)	1mo	$579,999	$215	52
22812 E Starflower Dr	0.61mi	4/3.5	2,694 (-10%)	1mo	$572,000	$212	50
22655 E Starflower Dr	0.64mi	3/3.0 (-1)	2,546 (-15%)	1mo	$599,999	$236	38
22686 E Starflower Dr	0.64mi	3/3.0 (-1)	2,546 (-15%)	1mo	$515,000	$202	37
22674 E Starflower Dr	0.65mi	3/3.0 (-1)	2,546 (-15%)	1mo	$574,199	$226	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: 18.5%
• Equity multiple: 2.51×
• Total profit: $189,874
• Equity at exit: $405,396

10-year hold

• IRR: 17.2%
• Equity multiple: 5.78×
• Total profit: $602,148
• Equity at exit: $874,251

Cash invested: $126,000 (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 85144

• Home prices YoY: 7.2%
• Active inventory: 489
• Price-to-rent: 15.3×

Monthly cashflow live

• Estimated rent: $2,458 high
• Mortgage (P&I): −$2,360
• Tax from tax record: −$174 /mo · $2,087/yr
• Insurance: −$188
• HOA: −$85
• Vacancy / Maint / Mgmt: −$516
• Net cashflow: $-864

Break-even live

Break-even rent $3,552

Max offer price $297,289

Occupancy floor —

Sensitivity live

Price	-10% $-610	-5% $-737	+0% $-864	+5% $-992	+10% $-1,119
Rent	-10% $-1,059	-5% $-962	+0% $-864	+5% $-767	+10% $-670
Rate	-1.0pp $-638	-0.5pp $-750	base $-864	+0.5pp $-981	+1.0pp $-1,100

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: $112,500
• Closing costs: $13,500
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2005 W Aston Dr San Tan Valley, AZ	4.0	1.5	2554	$2,350	$0.92	7d	1	0.10mi
2521 W Desert Spring Way San Tan Valley, AZ	5.0	2.5	2067	$2,175	$1.05	26d	1	0.24mi
2541 W Canyon Way San Tan Valley, AZ	4.0	2.5	2485	$2,100	$0.85	20d	1	0.29mi
35828 N Zachary Rd San Tan Valley, AZ	4.0	3.0	2256	$1,789	$0.79	26d	1	0.49mi
1278 W Stephanie Ln San Tan Valley, AZ	4.0	3.0	1924	$2,100	$1.09	7d	1	0.51mi
22813 E Starflower Dr Queen Creek, AZ	4.0	3.5	2694	$2,999	$1.11	7d	1	0.60mi
2828 Patagonia Ct Queen Creek, AZ	3.0	2.5	2230	$2,500	$1.12	45d	1	0.61mi
1277 W Busa Dr San Tan Valley, AZ	4.0	2.0	2136	$4,000	$1.87	7d	1	0.64mi
1094 W Jamaica Hope Way San Tan Valley, AZ	4.0	3.0	2640	$2,100	$0.80	45d	1	0.64mi
878 W Ayrshire Trl San Tan Valley, AZ	3.0	2.0	2026	$2,315	$1.14	0d	1	0.73mi
22815 E Watford Dr Queen Creek, AZ	4.0	3.0	2373	$2,800	$1.18	6d	1	0.78mi
1177 W Desert Glen Dr San Tan Valley, AZ	4.0	2.0	1988	$2,100	$1.06	45d	1	0.81mi
1168 W Desert Basin Dr San Tan Valley, AZ	4.0	3.0	2049	$1,971	$0.96	45d	1	0.88mi
26175 S 229th Pl Queen Creek, AZ	5.0	3.5	2875	$3,595	$1.25	0d	1	0.90mi
819 W Dana Dr San Tan Valley, AZ	4.0	3.0	2066	$1,909	$0.92	45d	1	0.91mi
33856 N Cherry Creek Rd San Tan Valley, AZ	3.0	2.0	1928	$1,850	$0.96	45d	1	0.92mi
1042 W Desert Basin Dr San Tan Valley, AZ	4.0	2.5	2343	$1,900	$0.81	14d	1	0.93mi
22457 E Watford Dr Queen Creek, AZ	4.0	3.0	2164	$2,650	$1.22	45d	1	0.95mi
23059 E Pegasus Pkwy Queen Creek, AZ	4.0	3.0	1947	$2,498	$1.28	23d	1	0.97mi
23059 E Pegasus Pkwy Queen Creek, AZ	4.0	3.0	1951	$2,398	$1.23	22d	1	0.97mi
35032 N Barrel Rd San Tan Valley, AZ	3.0	2.5	2213	$3,900	$1.76	0d	1	1.02mi
34973 N Augite Way San Tan Valley, AZ	4.0	2.5	2614	$4,350	$1.66	0d	1	1.04mi
33993 N Danja Dr San Tan Valley, AZ	3.0	2.0	1998	$2,450	$1.23	45d	1	1.05mi
925 W Danish Red Trl San Tan Valley, AZ	3.0	2.0	1992	$1,906	$0.96	26d	1	1.08mi
33412 N Windmill Run San Tan Valley, AZ	3.0	2.5	2764	$2,595	$0.94	7d	1	1.08mi
3194 W Yellow Peak Dr San Tan Valley, AZ	4.0	2.0	1925	$1,908	$0.99	45d	1	1.09mi
34113 N Alison Dr San Tan Valley, AZ	4.0	3.0	2423	$2,089	$0.86	4d	1	1.13mi
1818 W Desert Seasons Dr San Tan Valley, AZ	4.0	2.5	2321	$2,090	$0.90	16d	1	1.14mi
1817 W Desert Seasons Dr San Tan Valley, AZ	4.0	2.5	2470	$1,207	$0.49	21d	1	1.16mi
284 W Jersey Way San Tan Valley, AZ	3.0	2.5	2185	$1,806	$0.83	7d	1	1.16mi
4001 W Brass Ln San Tan Valley, AZ	4.0	2.5	2432	$2,750	$1.13	45d	1	1.17mi
3369 W Yellow Peak Dr San Tan Valley, AZ	4.0	2.5	2617	$2,715	$1.04	0d	1	1.17mi
3846 W Morgan Ln San Tan Valley, AZ	3.0	3.0	2422	$1,949	$0.80	26d	1	1.19mi
25713 S 226th Pl Queen Creek, AZ	5.0	4.5	3183	$4,545	$1.43	26d	1	1.21mi
797 W Agrarian Hills Dr San Tan Valley, AZ	4.0	2.0	2020	$2,025	$1.00	26d	1	1.22mi
3877 W Naomi Ln San Tan Valley, AZ	4.0	2.5	2010	$1,850	$0.92	7d	1	1.24mi
4165 W Monika Ln San Tan Valley, AZ	4.0	3.0	2049	$2,450	$1.20	45d	1	1.27mi
25796 S 224th Pl Queen Creek, AZ	4.0	3.0	2085	$2,700	$1.29	26d	1	1.28mi
36825 N Yellowstone Dr San Tan Valley, AZ	3.0	3.0	1939	$2,295	$1.18	26d	1	1.32mi
22654 E Lawndale Pl Queen Creek, AZ	4.0	2.5	2561	$2,850	$1.11	45d	1	1.35mi

HOA detail

• Monthly dues: $85 · $1,020/yr

Listing history 20 events

1. 2026-06-21
   days on market $450,000 Active 324 DOM
2. 2026-06-18
   days on market $450,000 Active 321 DOM
3. 2026-06-17
   days on market $450,000 Active 320 DOM
4. 2026-06-16
   days on market $450,000 Active 319 DOM
5. 2026-06-15
   days on market $450,000 Active 318 DOM
6. 2026-06-13
   days on market $450,000 Active 316 DOM
7. 2026-06-13
   days on market $450,000 Active 315 DOM
8. 2026-06-09
   days on market $450,000 Active 312 DOM
9. 2026-06-08
   days on market $450,000 Active 311 DOM
10. 2026-06-07
    days on market $450,000 Active 310 DOM
11. 2026-06-04
    days on market $450,000 Active 307 DOM
12. 2026-06-03
    days on market $450,000 Active 306 DOM
13. 2026-06-02
    days on market $450,000 Active 305 DOM
14. 2026-06-01
    days on market $450,000 Active 304 DOM
15. 2026-05-31
    days on market $450,000 Active 303 DOM
16. 2026-02-26
    price $450,000 1020-char remark

    Show marketing remark (1020 chars)

    This spacious 4-bedroom, 2.5-bath home is perfectly situated on a desirable corner lot that backs to a peaceful common area and park—offering both added privacy and scenic views. Inside, you'll love the expansive open floor plan featuring a separate dining area, oversized bedrooms, a versatile loft, and a convenient downstairs den—ideal for a home office or guest space. The large kitchen is designed for both function and entertaining, with granite countertops, abundant cabinet space, ample counters, and a huge walk-in pantry. All bedrooms are generously sized—something that's hard to find these days—and each includes ceiling fans for added comfort. The guest bathroom features granite countertops and a privacy door separating the vanity from the tub/shower area. The spacious primary suite offers a relaxing garden tub, separate shower, and a walk-in closet. With plenty of living space, thoughtful upgrades, and a fantastic layout, this home combines comfort, style, and practicality.

17. 2026-01-07
    price $475,000 1020-char remark

    Show marketing remark (1020 chars)

    This spacious 4-bedroom, 2.5-bath home is perfectly situated on a desirable corner lot that backs to a peaceful common area and park—offering both added privacy and scenic views. Inside, you'll love the expansive open floor plan featuring a separate dining area, oversized bedrooms, a versatile loft, and a convenient downstairs den—ideal for a home office or guest space. The large kitchen is designed for both function and entertaining, with granite countertops, abundant cabinet space, ample counters, and a huge walk-in pantry. All bedrooms are generously sized—something that's hard to find these days—and each includes ceiling fans for added comfort. The guest bathroom features granite countertops and a privacy door separating the vanity from the tub/shower area. The spacious primary suite offers a relaxing garden tub, separate shower, and a walk-in closet. With plenty of living space, thoughtful upgrades, and a fantastic layout, this home combines comfort, style, and practicality.

18. 2025-10-16
    price $495,000 1020-char remark

    Show marketing remark (1020 chars)

    This spacious 4-bedroom, 2.5-bath home is perfectly situated on a desirable corner lot that backs to a peaceful common area and park—offering both added privacy and scenic views. Inside, you'll love the expansive open floor plan featuring a separate dining area, oversized bedrooms, a versatile loft, and a convenient downstairs den—ideal for a home office or guest space. The large kitchen is designed for both function and entertaining, with granite countertops, abundant cabinet space, ample counters, and a huge walk-in pantry. All bedrooms are generously sized—something that's hard to find these days—and each includes ceiling fans for added comfort. The guest bathroom features granite countertops and a privacy door separating the vanity from the tub/shower area. The spacious primary suite offers a relaxing garden tub, separate shower, and a walk-in closet. With plenty of living space, thoughtful upgrades, and a fantastic layout, this home combines comfort, style, and practicality.

19. 2025-08-14
    price $499,999 1020-char remark

    Show marketing remark (1020 chars)

    This spacious 4-bedroom, 2.5-bath home is perfectly situated on a desirable corner lot that backs to a peaceful common area and park—offering both added privacy and scenic views. Inside, you'll love the expansive open floor plan featuring a separate dining area, oversized bedrooms, a versatile loft, and a convenient downstairs den—ideal for a home office or guest space. The large kitchen is designed for both function and entertaining, with granite countertops, abundant cabinet space, ample counters, and a huge walk-in pantry. All bedrooms are generously sized—something that's hard to find these days—and each includes ceiling fans for added comfort. The guest bathroom features granite countertops and a privacy door separating the vanity from the tub/shower area. The spacious primary suite offers a relaxing garden tub, separate shower, and a walk-in closet. With plenty of living space, thoughtful upgrades, and a fantastic layout, this home combines comfort, style, and practicality.

20. 2025-08-01
    listed $515,000 Active 1020-char remark

    Show marketing remark (1020 chars)

    This spacious 4-bedroom, 2.5-bath home is perfectly situated on a desirable corner lot that backs to a peaceful common area and park—offering both added privacy and scenic views. Inside, you'll love the expansive open floor plan featuring a separate dining area, oversized bedrooms, a versatile loft, and a convenient downstairs den—ideal for a home office or guest space. The large kitchen is designed for both function and entertaining, with granite countertops, abundant cabinet space, ample counters, and a huge walk-in pantry. All bedrooms are generously sized—something that's hard to find these days—and each includes ceiling fans for added comfort. The guest bathroom features granite countertops and a privacy door separating the vanity from the tub/shower area. The spacious primary suite offers a relaxing garden tub, separate shower, and a walk-in closet. With plenty of living space, thoughtful upgrades, and a fantastic layout, this home combines comfort, style, and practicality.

ⓘ 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: $2,087 · $174/mo
• Projected year-2 tax: $2,970 · $248/mo
• Expected delta: +$883/yr (+$74/mo · 42.3%)

ⓘ 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 5/10 Major
• 🌡 Heat 9/10 Extreme 7 d/yr ≥111°F today · 20 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: $29,496
• − Mortgage interest: −$25,207
• − Property taxes: −$2,087
• − Insurance: −$2,250
• − Repairs & maintenance: −$2,360
• − Management: −$2,360
• − HOA: −$1,020
• − Depreciation: −$13,091
• Taxable loss: −$18,879
• Est. tax savings @ 24.0%: +$4,531
• After-tax cash flow: $-5,843/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

-12.6% since first listed

5 events — show timeline

• 2026-02-26 Price Changed $450,000 ARMLS
• 2026-01-07 Price Changed $475,000 ARMLS
• 2025-10-16 Price Changed $495,000 ARMLS
• 2025-08-14 Price Changed $499,999 ARMLS
• 2025-08-01 Listed $515,000 ARMLS

Property tax history

+50.1%/yr

Latest (2025): $2,087 · +20.8% YoY. Source: county tax records.