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Fair

4410 N Montezuma Ave, Rimrock, AZ 86335, USA

Score Breakdown
Value40/40
Cash Flow10/35
Location17/25
$
Asking $270k$245,000
%
$49,000 cash at risk up front
$Get up to 100% financingDSCR, hard money, conventional→
67
4410 N Montezuma Ave, Rimrock, AZ 86335, USA
3 bd1 ba1,699 sqft

Fair

67/100

This deal is workable — priced below the local market with healthy equity after repairs. Watch that monthly cash flow is negative the rental yield is thin.

Highlights
  • 17% below area price per sqft
  • $85k potential equity (35%)
  • Strong neighborhood (70/100)
Watch-outs
  • $206/mo negative cash flow
  • Cap rate only 4.04%

Price vs. Market

Good
Your offer
$144/sqft
Area avg
$173/sqft
17% below market average
You save ~$49,271 vs buying at market rate
Your offer
$245,000
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
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

ARV Assessment

GoodLive · Offa
ARV Low
$287k
Est. ARV
$330k
ARV High
$360k
Total Investment
$245k
Est. ARV
$330k
Rehab Cost
$7k
Potential Equity
$85k
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

FairAI Estimate
Rent Low
$1,380
Est. Rent/mo
$1,500
Rent High
$1,650
Monthly Rent
$1,500
Annual Rent
$18k
Rental Yield
7.3%
Cap Rate
4.0%
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 7.35% 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

Needs WorkLive 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
$245,000
Loan
$196,000
$49,000
%
%
↓ Monthly Costs
↑ Income Potential
Principal + Interest$1,346/mo
Estimated Rent$1,500/mo
Taxes + Insurance$360/mo
Cash-on-Cash Return-5.04%
Total Payment
$1,706/mo
Monthly Cash Flow
$-206/mo
Negative cash flow: $206/mo
Monthly expenses exceed rental income. Consider a lower offer, larger down payment, or higher rent.
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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