2418 W Angel Way · San Tan Valley, AZ 85144

$375,000

3 bd · 2.0 ba · 1,956 sqft · SingleFamily public records · 4 Days on market

Built 2012 7,933 sqft lot $192/sqft · 13% below area Est $433k · 13% under $94/mo HOA · 5% 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 +13.5/15.0
• Appreciation +10.0/10.0
• Cash flow +5.5/30.0
• Livability +2.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0
• 1% rule +0.1/10.0
• DSCR +0.0/10.0

Listing remarks

Move-in ready 3 bed, 2 bath home in desirable San Tan Heights with a spacious open floor plan and 3-car tandem garage. The beautifully updated kitchen features a large island remodeled in 2022 with granite countertops, undermount stainless sink, soft-close cabinets, roll-out shelves, quartz counters, natural stone backsplash, and stainless steel appliances including a GE gas range and high-end range hood. Split primary suite, tile flooring in all the right places, and a private backyard ready for your personal touch. Enjoy community pools, parks, fitness center, and walking paths close to schools and shopping.

Key facts

• Soft-close cabinets
• Private backyard
• Large island

Tags

• UPDATED KITCHEN
• LARGE ISLAND
• GRANITE COUNTERTOPS
• SOFT-CLOSE CABINETS
• PRIVATE BACKYARD
• COMMUNITY POOLS

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $375k.

Deal economics

• At list price, monthly cash flow is $-804 ($-10k/yr) — negative.
• To cash-flow at today's rent, offer at most $233k (37.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $192k (48.7% below list).
• Recommended offer: $192k (48.7% below list) — sets the bar for 1% rule.

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: 475 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 15d 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 $40k of equity ($3k loan paydown + $38k appreciation (10.0% local appreciation)).
• By year 2, paydown + projected appreciation supports a ~$64k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 9y ago; this cycle's ask has dropped $54k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $215k; list at $375k implies a 74% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate 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 $192,387 (48.7% 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. 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.51% ✗
• Cap rate: 3.72%
• Cash-on-cash: -9.19%
• DSCR: 0.59
• GRM: 16.2

CMA / ARV

• ARV (median comp): $432,978
• List price: $375,000
• Delta: -7.64%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
32245 N Cat Hills Ave	0.11mi	3/2.0	1,957 (+0%)	2mo	$431,000	$220	94
2388 W Peggy Dr	0.06mi	4/2.0 (+1)	2,039 (+4%)	4mo	$425,000	$208	82
32310 N Cherry Creek Rd	0.39mi	3/2.5	2,095 (+7%)	2mo	$429,000	$205	66
2803 W Angel Way	0.24mi	4/2.5 (+1)	2,139 (+9%)	1mo	$425,000	$199	66
2391 W Allens Peak Dr	0.66mi	4/2.5 (+1)	2,010 (+3%)	2mo	$355,000	$177	56
32209 N Daylight Dr	0.36mi	4/2.5 (+1)	2,167 (+11%)	3mo	$450,000	$208	56
2810 W Jasper Butte Dr	0.45mi	4/2.0 (+1)	1,731 (-12%)	0mo	$386,900	$224	55
2408 W Allens Peak Dr	0.69mi	4/2.5 (+1)	2,011 (+3%)	2mo	$380,000	$189	54
2330 W Hayden Peak Dr	0.74mi	4/2.5 (+1)	2,011 (+3%)	0mo	$338,000	$168	54
32396 N Daylight Dr	0.46mi	4/2.5 (+1)	2,167 (+11%)	2mo	$465,000	$215	52
1189 W Cutleaf Cir	0.73mi	2/2.0 (-1)	1,897 (-3%)	4mo	$450,000	$237	52
33153 N Cat Hills Ave	0.70mi	3/2.0	1,666 (-15%)	6mo	$337,500	$203	38

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: 17.8%
• Equity multiple: 2.46×
• Total profit: $152,879
• Equity at exit: $337,830

10-year hold

• IRR: 16.7%
• Equity multiple: 5.67×
• Total profit: $490,213
• Equity at exit: $728,543

Cash invested: $105,000 (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: 475
• Price-to-rent: 16.2×

Monthly cashflow live

• Estimated rent: $1,924 high
• Mortgage (P&I): −$1,967
• Tax from tax record: −$107 /mo · $1,287/yr
• Insurance: −$156
• HOA: −$94
• Vacancy / Maint / Mgmt: −$404
• Net cashflow: $-804

Break-even live

Break-even rent $2,942

Max offer price $232,932

Occupancy floor —

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: $93,750
• Closing costs: $11,250
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2306 W Kristina Ave San Tan Valley, AZ	4.0	2.0	1464	$1,650	$1.13	24d	1	0.16mi
2683 W Kristina Ave San Tan Valley, AZ	3.0	2.0	1410	$1,850	$1.31	43d	1	0.27mi
2906 W Angel Way San Tan Valley, AZ	4.0	2.0	2604	$1,580	$0.61	15d	1	0.31mi
2125 W Goldmine Mountain Dr Unit 1546392P San Tan Valley, AZ	3.0	2.0	1593	$3,899	$2.45	12d	1	0.32mi
32209 N Daylight Dr San Tan Valley, AZ	4.0	3.0	2167	$2,200	$1.02	43d	1	0.35mi
2060 W Goldmine Mountain Dr San Tan Valley, AZ	4.0	2.0	1869	$2,181	$1.17	24d	1	0.37mi
1533 W Sabel Ct San Tan Valley, AZ	4.0	2.0	1870	$2,145	$1.15	5d	1	0.50mi
32449 N Gary Rd San Tan Valley, AZ	1.0–3.0	1.0–2.0	1072	$2,465	$2.30	1d	72	0.57mi
2899 W White Canyon Rd San Tan Valley, AZ	3.0	2.0	1981	$1,950	$0.98	2d	1	0.58mi
33053 N North Butte Dr San Tan Valley, AZ	4.0	2.0	1520	$1,985	$1.31	3d	1	0.59mi
33082 N Cat Hills Ave San Tan Valley, AZ	3.0	2.0	1704	$1,795	$1.05	18d	1	0.61mi
33082 N Cat Hills Ave San Tan Valley, AZ	3.0	2.0	1703	$1,695	$1.00	5d	1	0.61mi
2029 W Allens Peak Dr San Tan Valley, AZ	4.0	2.0	1685	$1,980	$1.18	2d	1	0.61mi
2460 W Tanner Ranch Rd San Tan Valley, AZ	4.0	2.0	1520	$1,980	$1.30	2d	1	0.62mi
2053 W Hayden Peak Dr San Tan Valley, AZ	4.0	3.0	1914	$2,045	$1.07	2d	1	0.65mi
1817 W Desert Seasons Dr San Tan Valley, AZ	4.0	2.5	2470	$1,207	$0.49	20d	1	0.78mi
1847 W Desert Seasons Dr San Tan Valley, AZ	4.0	2.0	1679	$1,695	$1.01	22d	1	0.79mi
1818 W Desert Seasons Dr San Tan Valley, AZ	4.0	2.5	2321	$2,090	$0.90	15d	1	0.81mi
1868 W Desert Seasons Dr San Tan Valley, AZ	4.0	2.0	1678	$1,950	$1.16	20d	1	0.83mi
3162 W Sunshine Butte Dr San Tan Valley, AZ	4.0	2.0	1600	$1,850	$1.16	22d	1	0.83mi
2924 W Allens Peak Dr San Tan Valley, AZ	3.0	2.0	1765	$1,880	$1.07	2d	1	0.84mi
2924 W Allens Peak Dr San Tan Valley, AZ	3.0	2.0	1765	$1,955	$1.11	11d	1	0.84mi
33024 N Madison Way Dr San Tan Valley, AZ	3.0	2.0	1500	$1,700	$1.13	15d	1	0.86mi
1814 W Desert Hills Dr San Tan Valley, AZ	4.0	2.0	1541	$1,895	$1.23	43d	1	0.86mi
2699 W Camp River Rd San Tan Valley, AZ	3.0	2.0	1766	$1,975	$1.12	43d	1	0.88mi
3560 W Mesquite Ave San Tan Valley, AZ	3.0	2.0	1453	$1,750	$1.20	11d	1	0.95mi
3849 W South Butte Rd San Tan Valley, AZ	4.0	2.0	1884	$1,846	$0.98	43d	1	1.02mi
900 W Desert Canyon Dr San Tan Valley, AZ	4.0	2.0	1614	$1,955	$1.21	24d	1	1.09mi
3194 W Yellow Peak Dr San Tan Valley, AZ	4.0	2.0	1925	$1,908	$0.99	43d	1	1.11mi
33856 N Cherry Creek Rd San Tan Valley, AZ	3.0	2.0	1928	$1,850	$0.96	43d	1	1.11mi
33023 N Quarry Hills Dr San Tan Valley, AZ	3.0	2.0	1806	$1,999	$1.11	11d	1	1.11mi
1469 W Virgil Dr San Tan Valley, AZ	3.0	2.0	1360	$2,145	$1.58	20d	1	1.12mi
1469 W Virgil Dr San Tan Valley, AZ	3.0	2.0	1360	$2,145	$1.58	1d	1	1.12mi
3369 W Yellow Peak Dr San Tan Valley, AZ	4.0	2.5	2617	$2,795	$1.07	4d	1	1.14mi
1154 W Oak Tree Ln San Tan Valley, AZ	4.0	2.0	1650	$1,895	$1.15	43d	1	1.14mi
33897 N Wash View Rd San Tan Valley, AZ	3.0	2.0	1721	$1,980	$1.15	2d	1	1.20mi
654 W Desert Mountain Dr San Tan Valley, AZ	4.0	2.0	2315	$2,095	$0.90	5d	1	1.20mi
654 W Desert Mountain Dr San Tan Valley, AZ	4.0	2.0	2315	$2,195	$0.95	24d	1	1.20mi
2993 W Dancer Ln San Tan Valley, AZ	3.0	2.0	1290	$1,700	$1.32	43d	1	1.23mi
3102 W Belle Ave San Tan Valley, AZ	4.0	2.0	1909	$1,900	$1.00	12d	1	1.23mi

HOA detail

• Monthly dues: $94 · $1,128/yr
• Likely covers: gaspoolgym

Listing history 14 events

1. 2026-05-10
   historical
2. 2026-03-30
   price $399,900
3. 2026-03-13
   price $419,900
4. 2026-03-02
   listed $429,000 Active
5. 2026-01-12
   historical
6. 2025-11-20
   listed $429,000 Active
7. 2017-11-14
   soldstatus $215,000 Closed
8. 2017-11-14
   soldstatus $215,000
9. 2017-10-19
   status Pending
10. 2017-09-26
    price $229,900
11. 2017-06-14
    listed $235,900 Active
12. 2010-11-03
    soldstatus $702,000
13. 2010-01-04
    soldstatus $228,368
14. 2004-09-17
    soldstatus $5,440,500

ⓘ 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: $1,287 · $107/mo
• Projected year-2 tax: $2,475 · $206/mo
• Expected delta: +$1,188/yr (+$99/mo · 92.3%)

ⓘ 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 · 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: $23,086
• − Mortgage interest: −$21,006
• − Property taxes: −$1,287
• − Insurance: −$1,875
• − Repairs & maintenance: −$1,847
• − Management: −$1,847
• − HOA: −$1,128
• − Depreciation: −$10,909
• Taxable loss: −$16,813
• Est. tax savings @ 24.0%: +$4,035
• After-tax cash flow: $-5,616/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

-92.6% since first listed

14 events — show timeline

• 2026-05-10 Listing Removed — ARMLS
• 2026-03-30 Price Changed $399,900 ARMLS
• 2026-03-13 Price Changed $419,900 ARMLS
• 2026-03-02 Listed $429,000 ARMLS
• 2026-01-12 Listing Removed — ARMLS
• 2025-11-20 Listed $429,000 ARMLS
• 2017-11-14 Sold (Public Records) $215,000 Public Records
• 2017-11-14 Sold (MLS) $215,000 ARMLS
• 2017-10-19 Pending — ARMLS
• 2017-09-26 Price Changed $229,900 ARMLS
• 2017-06-14 Listed $235,900 ARMLS
• 2010-11-03 Sold (Public Records) $702,000 Public Records
• 2010-01-04 Sold (Public Records) $228,368 Public Records
• 2004-09-17 Sold (Public Records) $5,440,500 Public Records

Property tax history

+8.0%/yr

Latest (2025): $1,287 · +2.0% YoY. Source: county tax records.