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    Exceptional Horse Property with Arena Title is generated by Realmo AI

    185 W MARILYN Way, San Tan Valley, AZ 85140

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    For Sale
    $1,399,900

    Innovative horse property featuring a large arena and modern amenities.

    Type:Mobile Home
    Property size:
    2,200 SF
    Lot size:
    4.05 Acres
    Price / SF:
    $636/SF
    Added:
    Mar 23, 2026
    Days on Market:
    60
    Last Refresh:
    Apr 6 at 12:05 am

    Property Features for 185 W MARILYN Way

    General Information

    Standard status
    Active
    Size
    2,200 SF
    Lot size
    4.05 Acres
    Property subtype
    Mobile Home

    Building Details

    Year Built
    1974

    We can help!

    Listing Contact
    Kent Mahoney

    Listing agent Kent Mahoney License #BR108867000

    Listing office Mahoney Properties

    Listing date Mar 23, 2026

    Source Exitrealty

    Displayed information is deemed reliable but is not guaranteed and should be independently verified.

    All listing content including descriptions, pricing, images are the copyrighted material of Mahoney Properties

    HighLights

    • Large horse barn featuring 8 (15x30) stalls (expandable to 10), concrete breezeway, and a 15x30 tack room with bathroom.
    • Impressive 180x335' arena with imported sand, calf/team roping chute, stripping chute, catch pens, and alley.
    • Enjoy cost savings with solar power for barn and arena lights.
    • Heated water at the wash rack for horses.
    • 5,000‑gallon storage for arena sprinkler system controllable via a phone app.
    • Space to store a large horse trailer and truck under the barn roof with plugin.

    Overview

    This horse property includes an arena measuring 180x335 feet, equipped with calf and team roping chutes, an alley for roping calves, and LED lighting. The arena's ground is composed of imported sand. The horse barn features eight stalls measuring 15x30 feet, with two additional stalls that are currently configured for goats and sheep but can be converted back to 15x30 stalls. The barn has a concrete breezeway and a 15x30 foot tack room lined with rough-cut lumber and includes a bathroom. All drinkers are run off one float. The barn has enough room to keep a huge live-in horse trailer and truck under roof with plugin. A 5,000-gallon storage system supports the arena sprinkler system, which can be controlled remotely via a phone app. The property also includes a hay barn. Solar power supports the barn and arena lights, as well as other systems in that area of the property. The property has 200 amp service to the barn and arena.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Horse & equestrian properties

    Suggested Use

    Restaurant Real Estate Agency Law Firm Building Supply Spa & Massage Center Dental Office Big Box & Wholesale Store Auto Repair Shop Hair Salon Nail Salon

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

    Location Insight

    • Map
    • Local Demand
    City
    San Tan Valley
    County
    Maricopa
    State
    Arizona
    Longitude
    -111.566869
    Latitude
    33.238607

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    FAQs

    What type of property is this?
    Horse & equestrian property - Innovative horse property featuring a large arena and modern amenities.
    Where is this horse & equestrian property located?
    The property is located at 185 W MARILYN Way San Tan Valley, AZ.
    What is the asking price?
    The asking price for this property is $1,399,900.
    What are key features of this property?
    This property features: Large horse barn featuring 8 (15x30) stalls (expandable to 10), concrete breezeway, and a 15x30 tack room with bathroom.; Impressive 180x335' arena with imported sand, calf/team roping chute, stripping chute, catch pens, and alley.; Enjoy cost savings with solar power for barn and arena lights.
    (480) 988-1114
    We can help!
    Listing Contact
    Kent Mahoney
    Real Estate License ID: BR108867000
    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.

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