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    13691 E Pocketknife Drive Vail, AZ 85641

    View on Map
    For Sale
    Under Contract
    $579,000

    MULTI_FAMILY - Contemporary - Vail, AZ

    Property size:
    2,342 SF
    Lot size:
    1.00 Acre
    Added:
    Feb 17, 2026
    Days on Market:
    47
    Last Refresh:
    Apr 5 at 11:06 am

    Property Features for 13691 E Pocketknife Drive

    General Information

    Property type
    Residential Multi Family
    Property subtype
    Other
    Zoning
    Pima County - GR1
    Parking
    2
    Patio and Porch features
    Patio
    Interior features
    Breakfast Bar
    Appliances
    Electric Range, Dishwasher, Disposal, Refrigerator
    Standard status
    Active Under Contract
    APN
    205-87-061C
    Size
    2,342 SF
    Lot size
    1.00 Acre

    Taxes and HOA fees

    Tax Year
    2025
    Tax Description
    E132.62' N2 Se4 Nw4 Nw4 1.00 Ac Sec 34-15-16

    Utilities

    Heating system
    Heat Pump (Heating)
    Cooling system
    Ceiling Fan(s), Central Air

    Building Details

    Year built
    2024
    Number of units
    2
    Flooring type
    Tile - Ceramic
    Building materials
    Frame, Frame - Stucco, Stucco
    Roof type
    Built-Up, Rolled Hot Mop
    Architectural style
    Contemporary

    We can help!

    Listing Contact
    Anthony T Payne
    Anthony T Payne

    Listing agent Anthony T Payne

    Listing office OMNI Homes International 7445 N Oracle Rd Ste 201, Tucson, AZ

    Listing date Feb 17, 2026

    MLS# 22604482 Listing URL

    Copyright © 2026 Multiple Listing Service of Southern Arizona. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.

    Overview

    Vail Dual-Residence Income Potential

    This property features a rare dual-residence opportunity in Vail, Arizona. Constructed in 2024, the main residence spans 1,522 square feet and includes 3 bedrooms, 2 bathrooms, and a 2-car garage. The design incorporates modern finishes. The guest house provides 820 square feet of living space, with 2 bedrooms and 2 bathrooms. Situated on a one-acre lot, the property offers space, privacy, and flexibility. It is connected to city sewer. The property is located in the Rincon Valley, offering mountain views and access to outdoor activities such as hiking and biking trails, Colossal Cave Mountain Park, and the Cienega Creek Natural Preserve. The Rincon Mountain District of Saguaro National Park East is also nearby. Residents have access to community and regional recreation options, including Rancho del Lago Community Park. The property is served by the Vail Unified School District, including Corona Foothills Middle School, Ocotillo Ridge & Sycamore Elementary, Empire High School and Andrada Polytechnic High School. The guest house is suitable for multigenerational living, rental income, accommodating extended guests, or use as a private office or small business.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Duplexes

    Suggested Use

    Real Estate Agency Car Rental Facility Daycare Center Coworking & Hybrid Office Pet Grooming Service

    Zoning and permitted uses should be independently verified with local authorities.

    Location Insight

    • Map
    • Local Demand
    City
    Vail
    County
    Pima
    State
    Arizona
    Longitude
    -110.7009837
    Latitude
    32.0876788

    FAQs

    What type of property is this?
    Duplex - Rare dual-residence property in Vail with income potential.
    Where is this duplex located?
    The property is located at 13691 E Pocketknife Drive Vail, AZ.
    What is the asking price?
    The asking price for this property is $579,000.
    What are key features of this property?
    This property features: Dual‑residence property: 1,522 sq ft main house (3 bed/2 bath) and an 820 sq ft guest house (2 bed/2 bath).; Spacious one‑acre lot providing privacy.; Located in the award‑winning Vail Unified School District.
    (520) 282-0792
    We can help!
    Listing Contact
    Anthony T Payne
    Anthony T Payne
    Learn More
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

    More about this property
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