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Excellent

4410 N Montezuma Ave, Rimrock, AZ 86335, USA

Score Breakdown
Value37/40
Cash Flow33/35
Location17/25
$
Asking $270k$265,000
%
$265,000 cash at risk up front
$Get up to 100% financingDSCR, hard money, conventional→
87
4410 N Montezuma Ave, Rimrock, AZ 86335, USA
3 bd1 ba1,699 sqft

Excellent

87/100

This is an excellent deal — priced below the local market with healthy equity after repairs. Watch that the rental yield is thin.

Highlights
  • 10% below area price per sqft
  • $65k potential equity (25%)
  • $1,140/mo positive cash flow
  • Strong neighborhood (70/100)
Watch-outs
  • Cap rate only 3.74%

Price vs. Market

Good
Your offer
$156/sqft
Area avg
$173/sqft
10% below market average
You save ~$28,883 vs buying at market rate
Your offer
$265,000
At market rate
$293,927
Listed on Offa for $265,000
This property is currently on Offa's marketplace · ARV $330,000. View the live listing →
This property is live on OffaSee the full listing, photos, and seller detailsView listing
Off-market deals on Offa
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4410 N Montezuma Ave, Rimrock, AZ 86335, USA
25% to ARV
$265,000ARV $330k
4410 N Montezuma Ave, Rimrock, AZ 86335, USA
Single Family3bd1ba1,699 sqft
View on Offa
4410 N Montezuma Ave, Rimrock, AZ 86335, USA
25% to ARV
$265,000ARV $330k
4410 N Montezuma Ave, Rimrock, AZ 86335, USA
Single Family3bd1ba1,699 sqft
View on Offa

ARV Assessment

GoodLive · Offa
ARV Low
$287k
Est. ARV
$330k
ARV High
$360k
Total Investment
$265k
Est. ARV
$330k
Rehab Cost
$7k
Potential Equity
$65k
Comparable Reasoning

Offa lists this property with an After Repair Value of $330k. The subject's 1,699 sqft and 3bd/1ba layout is consistent with that valuation.

2 more details
Condition Assessment

Property presents in turnkey condition. Estimated rehab of $7k covers minor refresh and make-ready.

Methodology

Sales-comparison approach weighted by recency, proximity, and price-per-sqft, adjusted for condition and lot. Confidence: moderate.

High confidenceFrom Offa listing
ARV & comps — see the full analysis on Offa

Rental Income

Needs WorkAI Estimate
Rent Low
$1,380
Est. Rent/mo
$1,500
Rent High
$1,650
Monthly Rent
$1,500
Annual Rent
$18k
Rental Yield
6.8%
Cap Rate
3.7%
Market Assessment

The Lake Montezuma rental market shows soft demand. Median area rent is $1,475/mo with a 7% vacancy rate.

2 more details
Comparable Reasoning

Comparable 3bd units nearby rent for $1,380–$1,650. At $1,500/mo the gross yield is 6.79% of the purchase price.

Methodology

Rent estimated from active and leased comps adjusted for size, condition, and submarket trends.

Rental analysis — see the full analysis on Offa

Financing Calculator

GoodLive rate · Freddie Mac
Using the current 7.32% 30-yr fixed national average (as of 2026-10-22). Adjust below to match your quote.
Price
$265,000
Loan
$0
$265,000
%
%
↓ Monthly Costs
↑ Income Potential
Principal + Interest$0/mo
Estimated Rent$1,500/mo
Taxes + Insurance$360/mo
Cash-on-Cash Return5.16%
Total Payment
$360/mo
Monthly Cash Flow
+$1,140/mo
Positive cash flow: $1,140/mo
Off-market deals on Offa
See all
4410 N Montezuma Ave, Rimrock, AZ 86335, USA
25% to ARV
$265,000ARV $330k
4410 N Montezuma Ave, Rimrock, AZ 86335, USA
Single Family3bd1ba1,699 sqft
View on Offa
4410 N Montezuma Ave, Rimrock, AZ 86335, USA
25% to ARV
$265,000ARV $330k
4410 N Montezuma Ave, Rimrock, AZ 86335, USA
Single Family3bd1ba1,699 sqft
View on Offa

Neighborhood Profile

FairLive Data
CTier
Emerging Neighborhood56/100
Composite socioeconomic score
Median Income
$55k
Median Home
$292k
Median Rent
$1,475/mo
Homeownership
68.24%
Vacancy
6.79%
Population
4,744
Score Breakdown
Income & Wealth
49
Housing Market
61
Education
28
Employment
60
Stability
92
Infrastructure
79
Neighborhood data — see the full analysis on Offa

City Population

Needs WorkLive Data
Lake Montezuma, AZ
10-year population trend
-17.5% / decade
City Population
4,615
Density / sq mi
876
Area (sq mi)
323
Within 1 Mile
254
1-Mile Density
81
Trend Years
2014–2023
Off-market deals on Offa
See all
4410 N Montezuma Ave, Rimrock, AZ 86335, USA
25% to ARV
$265,000ARV $330k
4410 N Montezuma Ave, Rimrock, AZ 86335, USA
Single Family3bd1ba1,699 sqft
View on Offa
4410 N Montezuma Ave, Rimrock, AZ 86335, USA
25% to ARV
$265,000ARV $330k
4410 N Montezuma Ave, Rimrock, AZ 86335, USA
Single Family3bd1ba1,699 sqft
View on Offa

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