Arizona Off-Market & Wholesale Deals • Direct From Sellers
Arizona’s Direct-to-Seller Deal Source for Investors & Flippers
Locally owned and Arizona-focused, Boulder Home Investments brings local investors and flippers off-market and wholesale deals — fix & flips, rentals, multifamily, and land — sourced direct from sellers and select JV partners — and passes the margin straight through. No daisy chains. Selling a property instead? We’ll make a fair cash offer, fast.
4bd / 2ba / 2 Car Garage · 2,028 sqft · 8,851 sqft lot
Off-market 1973 single-story pool home in Tempe Royal Palms (85283) — 4 bed / 2 bath / 2 car garage, ~2,028 sqft on an 8,851 sqft lot, no HOA, minutes from ASU and the 60/101. Spacious single-level floor plan with a private pool. Needs a full renovation: the pool is empty, the roof is ~20 years old per the seller, and the A/C and windows are both ~7 years old. The two closed comps sit on this same street in the same subdivision (Royal Palms Unit 12), both 1973 builds with pools — 1023 E Watson closed $850,000 ($398/sqft) in April and 1062 E Watson closed $815,000 ($363/sqft). Seller’s ARV is $850K — matching 1023 E Watson’s close, though that comp is ~106 sqft larger; on a per-sqft basis the two comps bracket roughly $735K–$808K for this home’s 2,028 sqft. Vacant — request access.
SFHFLIPOFF-MARKET
Off-Market Pool Home · Tempe Royal Palms
1127 E Watson Dr, Tempe, AZ 85283
Price$550,000
ARV$850K
Spread+$300K · 55%$/sqft$271
4bd / 2ba / 2 Car Garage2,028 sqft8,851 sqft LotBuilt: 1973Single-LevelNo HOA
Terms:COE: 07/27/2026 · EMD: $10,000 — Empire Title
Condition:Single-family residence with a highly desirable single-story layout, spacious floor plan and a private pool, in the Tempe Royal Palms neighborhood with no HOA. Property is in need of a full renovation. The pool is empty. Roof is ~20 years old per the seller; A/C is ~7 years old; windows are ~7 years old. Sold as-is. Vacant — request access.
Vacant lot · duplex plans included · 2 units × 3bd/2ba (2,583 sqft planned)
Off-market infill lot in an established Prescott Valley neighborhood — and it comes with duplex plans already drawn. The updated plan set (Broken Arrow Drafting & Design, 09/2025) lays out a single-story 2-unit duplex, each unit 3 bed / 2 bath with its own 1-car garage — 2,583 sqft of living area across the building, plus 673 sqft of garage, a 263 sqft porch and two private patios (3,672 sqft under roof total). Seller represents the plans are approved; buyer to verify with the Town of Prescott Valley. At $130K for the dirt, that’s $65,000 per door before build — a rare shovel-ready duplex play north of the Valley. The $625K ARV is the finished, post-construction value; construction cost is not included in the spread.
LAND/BUILDEROFF-MARKET
Prescott Valley · Infill Duplex Lot
3014 N Truwood Dr, Prescott Valley, AZ 86314
Price$130,000
ARV$625K
Build playARV is post-constructionLand cost$65,000/door
Land / Builder2 units × 3bd / 2ba (planned)2,583 sqft planned · 3,672 sqft under roof8,306 sqft lotVacant lot · plans dated 09/2025HOA — confirming
Condition:Vacant infill lot — no structure on site. Value here is the dirt plus the plan set: an updated duplex design (project “CAM Duplex,” sheet A101, dated 09/02/2025) drawn by Broken Arrow Drafting & Design of Prescott. Single-story build with a 30-year architectural shingle roof, smooth sand stucco finish and 6x6 porch columns; building footprint 59′8″ x 53′8″. Each side: master bed + 2 bedrooms, master bath + full bath, laundry, pantry, storage and a 308 sqft garage. Drawn to 2006 IECC Arizona envelope requirements, Climate Zone 4 (Yavapai County). Seller represents the plans are approved — buyer to verify permit status, utility taps, lot dimensions and setbacks with the Town of Prescott Valley prior to close.
Off-market 1940 adobe-and-stucco bungalow in the Coronado District (85006) — palm-lined street, arched front porch with exposed beam ceilings, minutes from Downtown Phoenix and the medical corridor. 3 bed / 1.5 bath, ~1,259 sqft on a deep 8,224 sqft lot with an RV gate and a bonus room. Solid bones: new windows through most of the house, bathrooms already remodeled, new interior laundry hookups. Needs a roof, an A/C unit, and a full cosmetic remodel. Remodeled 3/2s in Coronado have closed $575K–$650K — roughly $215K of spread at a $600K ARV. No HOA. Vacant on lockbox.
Terms:COE: 07/29/2026 · EMD: $5,000 — First American Title
Condition:Adobe and stucco construction needing close to a full renovation. New windows through most of the house (some originals remain); bathrooms have been remodeled; new interior laundry hookups plus a bonus room. Roof needs to be replaced and there is no A/C unit. Solid bones, full cosmetic remodel to reach top of market. Deep lot with an RV gate. Highly desirable palm-tree-lined street minutes from Downtown Phoenix and the primary medical centers. Sold as-is. Vacant on lockbox.
Off-market 1958 Maryvale block home — 4 bed / 2.5 bath, ~2,184 sqft on a 7,414 sqft lot with no HOA. This is a true gut rehab: full remodel needed throughout, plus a new roof and HVAC (the ceiling damage came from a roof leak). The pool has been filled in with dirt and there is no pool equipment — budget it as a yard, or re-excavate. At ~$126/sqft going in, it’s one of the largest floorplans in the comp set: nearby remodels have closed $399K–$439K at 1,721–1,905 sqft. Roughly $140K of spread at a conservative $415K ARV. Drive-by only.
Terms:COE: 07/29/2026 · EMD: $5,000 — Pioneer Title
Condition:Needs a full remodel including roof and HVAC. The hole in the ceiling is from a roof leak. The pool has been filled with dirt and there is no pool equipment — treat the pool as a yard or a re-dig, not a working amenity. Block construction, 2-car carport. Vacant. No access — drive-by only.
Comps:
6063 W Earll Dr, Phoenix 850335bd/2ba · 1,762 sqft · sold 04/01/2026
$439,000
6321 W Cheery Lynn Rd, Phoenix 850334bd/3ba · 1,905 sqft · sold 02/20/2026
Luxury Desert Mountain flip on a 30k-sqft lot in a guard-gated community — private pool & spa, 3-car garage and a detached guest house with serene desert views. New 2024 roof; cosmetic updates take it to the high end of ARV.
Condition:Luxury flip in guard-gated Desert Mountain (85262). Private pool & spa, 3-car garage, detached guest house and serene desert views. New roof (2024), new water heater (2026), plus a water softener & R/O system. Split floor plan with 3 en-suite bedrooms plus a study and den that can convert to added bedrooms. Cosmetic updates take it to the high end of ARV.
Studs-out luxury flip in Hills of the Desert, tucked against the Phoenix Mountains Preserve off Lincoln and Piestewa Peak Dr. 3/3, 2,689 sqft on a 10,001 sqft lot with sweeping city and mountain views in a neighborhood of million-dollar homes. The demo is already done and the electrical is run, so you start with a clean canvas — and the expensive systems are handled: HVAC manufactured 2021, sewer line inspected and lined in 2022 by a licensed plumber. Roof is original. No HOA. As-built floorplan available. Closed comps in this pocket are landing $1.475M–$1.725M, putting ARV around $1.7M on a $1,080,000 buy.
SFHFLIP
Hills of the Desert · Piestewa Peak
7016 N 23rd Pl, Phoenix, AZ 85020
Price$1,080,000
ARV$1.7M
Spread+$620K · 57%$/sqft$402
3bd / 3ba2,689 sqft10,001 sqft LotBuilt: 19802-car garageNo HOA
Condition:Luxury flip opportunity in Hills of the Desert off Lincoln and Piestewa Peak Dr. Property is down to the studs with electrical ran. HVAC manufactured in 2021. Sewer line was inspected and lined in 2022 by a licensed plumber. Roof is original. Beautiful sweeping city and mountain views in a neighborhood of million dollar homes. As-built floorplan in Dropbox.
Off-market double-wide on 2.5 acres in Apache Junction — and the value here is the dirt. The lot splits into two 1.25-acre parcels, so the land can be sold off separately with or without the home. Comparable 1.25-acre lots in this pocket have closed $170K–$190K — including 268 W Frontier on this same street. The 2014 4/2 (2,280 sqft) has vaulted ceilings, a private well with a newly installed pump, A/C units working well and a 2-year-old water heater. Septic to be cleaned and inspected by the seller prior to closing. Home needs light cosmetic updates, and block is already on site to finish the skirting. No HOA.
LAND/BUILDEROFF-MARKET
Apache Junction · 2.5-Acre Split Lot
735 W Frontier St, Apache Junction, AZ 85120
Price$475,000
ARV$1M
Spread+$525K · 111%$/sqft$208
4bd / 2ba2,280 sqft2.5 Acres · 108,900 sqft LotBuilt: 2014Double-wide · splits into 2 lotsNo HOA
Condition:The value in this deal is in the land. The lot can be split in half and the land sold off separately with or without a manufactured home. Land value for a 1.25-acre lot in this area is $170k–$190k. Double-wide manufactured home with vaulted ceilings. Property has a private well with new pump recently installed. A/C units are working great. Water heater is 2 years old. Septic to be cleaned/inspected by seller prior to closing. Home is in need of light cosmetic updates and block is on site to finish skirting around exterior of home.
Massive single-story custom Santa Barbara/Tuscan estate on a prime 0.43-acre corner lot in South Chandler — 6/4, 4,635 sqft with flat 9+ ft ceilings, block construction, a huge bonus/game room, and a highly desirable 750 sqft RV garage that alone adds roughly $150K in localized value. Demo is 100% complete and electrical rough-ins are started; roof, A/C units, and plumbing are all in good shape — ready for rough-ins and finishes immediately. The seller is a licensed contractor willing to stay on and GC the build for you (projected max $325K for high-end luxury finishes, full landscaping, and a new custom pool; architectural pool and landscape renderings included). Closed 85249 comps run $1.5M–$2.7M — $200K–$400K of projected investor profit depending on final spec level.
Condition:Demo is 100% complete — ready for rough-ins and finishes immediately; electrical rough-ins already started. Roof, A/C units, and plumbing are in good shape. Single-story custom Santa Barbara/Tuscan estate with flat 9+ ft ceilings, block construction, and a huge bonus/game room on a 0.43-acre corner lot. Includes a 750 sqft RV garage. GC option: the seller is a licensed contractor willing to stay on to finish the build (max $325K projected for luxury finishes, landscaping, and a new custom pool). Vacant — showings by appointment.
Off-market Camelback Canyon Estates 4/2.5 all-block ranch on an oversized 0.506-acre corner cul-de-sac lot at the foot of Camelback Mountain — lowest-priced home in the community in the past year. Full-rehab luxury flip or new-build play, with Heritage Hills comps to $4.35M on smaller lots.
Terms:COE: 07/22/2026 · EMD: $15,000 · Title: Empire Title
Condition:Vacant 1-story all-block ranch on a massive 0.506-acre corner cul-de-sac lot at the foot of Camelback Mountain, in the Arcadia / Biltmore / Paradise Valley corridor. Room for a pool, guest house, sport court, and large-scale outdoor entertaining. Needs full rehab — renovate big or build a custom new luxury estate.
Comps:Full comps (PDF) All comps in Heritage Hills on smaller lots.
6 Units · 11bd / 6ba · 3 Buildings · 3,899 sqft · 14,000 sqft lot
Almost fully leased (5 of 6), cash-flowing 6-plex — triplex + duplex + standalone studio. Solid block, new roofs (2019), 4 of 6 units updated. $5,650/mo gross · 6.02% entry cap with a clear path to 7%+.
MULTIFAMILYCASH FLOWOFF-MARKET
Casa Grande
1405 N French St — 6 Units, Casa Grande, AZ 85122
Price$695,000
Per Door$115,833
Cap Rate6.02% · path to 7%+ARV$900K$/Door$115,833$/sqft$178
6 Units · 3 Buildings11bd / 6ba total3,899 sqft14,000 sqft LotBuilt: 19636.02% Cap
Terms:COE: 07/28/2026 · EMD: $10,000 · Title: Empire Title
Condition:Almost fully leased (5 of 6 units), cash-flowing 6-plex — a triplex, a duplex, and one standalone studio. Solid block construction. New roof on all three buildings (Nov 2019), granite landscaping (2020), and new exterior paint (Nov 2021). 4 of the 6 units have been updated — immediate value-add opportunity to remodel the remaining 2 units upon turn and maximize yield.
Financials:Full financials (PDF) Gross rent $5,650/mo ($67,800 annualized) · NOI $41,866 (5% vacancy / 35% expenses) · 6.02% entry cap at asking — clear path to 7%+ by normalizing the remaining below-market rents.
Rent Roll:Actual rent roll as of 7/2/26 — five 2bd/1ba units + one studio (5 of 6 leased; studio vacant). Current lease agreements linked per unit:
Single-level lake-view townhome in Biltmore Courts II (85016) — 2/2, 1,185 sqft with wood floors, granite counters, a wood-burning fireplace, and French doors to a private patio. Great bones; needs TLC and a full cosmetic remodel to hit top of market. Steps from the community pool, clubhouse, and tennis courts, minutes to Biltmore Fashion Park. Comps on the same floor plan have closed $615K–$675K — roughly $170K of spread on a $470K buy. Sold as-is.
Condition:Single-level lake-view layout with wood floors, granite counters, a wood-burning fireplace, and French doors to the patio. Great bones; needs a full cosmetic remodel to reach top-of-market value. Vacant — showings by appointment. Sold as-is.
Block-construction 4/2 with a 2-car garage on an 8,061 sqft lot in Paradise Valley West, North Phoenix (85032) — 1,787 sqft of original floorplan with all the expensive items already handled: roof recoated in 2026, A/C replaced within the last 5 years, water heater 1–2 years old, and dual-pane windows throughout. This is a clean cosmetic play — the house needs finishes and landscaping, not systems. Big covered patio and a deep backyard with room to add value. No HOA. Closed 85032 investor remodels are landing at $595K–$603K, putting ARV around $600K on a $409,900 buy.
Condition:Block construction with original square footage. Roof was recoated in 2026, A/C replaced within the last 5 years, water heater is 1–2 years old, and the home has dual-pane windows. Property needs cosmetic updates throughout and landscaping. Vacant — showings by appointment.
Comps:
2926 E Corrine Dr, Phoenix 85032Investor remodel · 1,476 sf · 1 less bedroom
$603,000
3235 E Larkspur Dr, Phoenix 85032Investor remodel · 1,879 sf · bought $423K · 7 DOM
$595,900
2741 E Sylvia St, Phoenix 85032Investor remodel · no garage · smaller lot · 11 DOM
Off-market red-brick mid-century in Phoenix's Westwood Village (85015) — a 3/2, ~1,576 sqft on a big 8,185 sqft lot that needs a full remodel throughout. Roof is only ~6 years old per seller; a fully-renovated 3/2 two streets over on Whitton closed at $555K and a remodeled 4/2 nearby hit $555K. Roughly $216K of spread at a ~$555K ARV. No HOA.
Condition:Red-brick mid-century in the Westwood Village neighborhood of Phoenix. Roof is ~6 years old and the AC is ~23 years old (per seller). Needs a full remodel throughout. Occupied — showings by appointment.
Off-market North Phoenix opportunity in 85050 — an affixed doublewide manufactured home on OWNED land (7,981 sqft lot), 3/2, that needs a full remodel. Full-remodel comps on the same street and nearby have closed at $295K–$300K for a ~$295K ARV — roughly $115K of spread on a $180K buy. No HOA.
SFHFLIPOFF-MARKET
Off-Market North Phoenix · Owned Land
2843 E Piute Ave, Phoenix, AZ 85050
Price$179,990
ARV$295K
Spread+$115K · 64%$/sqft$144
3bd / 2ba1,248 sqft7,981 sqft LotBuilt: 1986Manufactured (affixed)No HOA
Terms:COE: 08/15/2026 · EMD: $5,000
Condition:Affixed doublewide manufactured home on owned land. Property needs a full remodel throughout. Occupied — showings by appointment.
Off-market North Glendale 3/2 near Deer Valley (85308) with a 2-car garage — 1,228 sqft, 1988 build, roof and AC only 3–4 years old per seller. Mostly a cosmetic-update play: remodeled comps have closed at $390K–$410K for a ~$400K ARV (~$110K spread), and it rents in the ~$2,000–2,100/mo range as a landlord hold. No HOA.
Condition:1988 build that could use a cosmetic update to maximize value. Roof and AC are 3–4 years old (per seller). Rents for ~$2,000/mo in the area as a landlord hold. Showings by appointment.
Cheapest sale in the subdivision — a 2005-build 4/3 corner-lot home in Maricopa, ~2,115 sqft on a 5,591 sqft lot. Clean cosmetic flip or rental play with roughly $120K of spread to a $370K ARV.
Terms:COE: 07/23/2026 · EMD: $5,000 · Title: Empire Title
Condition:Cheapest sale in the subdivision in the past year — a 2005-build 4/3 on a corner lot. Needs a full rehab to bring it to market but is overall in decent shape with original 2005 finishes. Sides to 347, separated by a large wall and an empty lot to the east. Great price per sqft — an easy cosmetic flip or rental.
Comps:17345 N Costa Brava Ave, Maricopa 85139 — same specs, nice remodel, sold $371K. 44865 W Woody Rd, Maricopa 85139 — non-remodeled baseline, sold $325K.
Off-market 2.562-acre infill lot in guard-gated Troon Canyon — a rare custom-build site among completed luxury estates, with a 6,500 SF build minimum and utilities at the lot line.
LAND/BUILDEROFF-MARKET
Troon · N Scottsdale
11904 E Hackamore Dr, Scottsdale, AZ 85255
Price$1,250,000
ARV$8M
Land / Builder2.562-Acre Lot (111,594 sqft)Vacant lotHOA: Yes
Terms:COE: 07/31/2026 · EMD: $15,000 · Title: Empire West
Condition:Off-market 2.562-acre infill lot inside Troon Canyon — an exclusive gated enclave of just 11 parcels surrounded by completed luxury estates. The HOA mandates a minimum 6,500 SF build, permanently protecting the neighborhood's caliber. The buildable pad comfortably supports a 6,500–7,500 SF custom build consistent with neighboring product. A drainage easement occupies the western portion of the parcel, naturally buffering and privatizing the buildable envelope. Utilities are at the lot line — infrastructure is ready, just bring your plans. Drop your luxury product in a neighborhood where it already belongs. Buyer to verify buildable area prior to close.
Terms:COE: 07/01/2026 · EMD: $10,000 · Title: Magnus
Condition:Great shape. Vaulted ceilings throughout. Roof age unknown; AC motor recently replaced. Pool & spa in good shape. Cosmetic updates throughout to reach full potential.
Terms:COE: Within 72 hrs of court approval (court approval typ. 30–45 days) · EMD: $10,000 · Title: First American
Condition:Needs full cosmetic remodel. Pool equipment 2016 and pool looks good; spa needs to be redone. Roof age unknown but no leaks. One AC ~10 yrs. No SPDS due to seller situation. Sale pending court approval (typically 30–45 days).
Cheap South Phoenix flip or rental. 3/1 main + detached 1/1 casita (475 sf). Bank-owned, full cosmetic — convert the carport for extra value.
SFHFLIPOFF-MARKET
South Phoenix
907 E Vineyard Rd, Phoenix, AZ 85042
Price$250,000
ARV$390K
1,567 sqft6,342 sqft LotBuilt: 1960HOA: No
Terms:COE: 07/31/2026 (subject to bank approval) · EMD: $11,000 · Title: Empire West
Condition:Main home 3bd/1ba plus a detached 1bd/1ba casita (475 sf). Needs full cosmetic rehab. Convert the carport to a garage or add square footage. Ages of major mechanicals unknown; HVAC appears newer. Bank-owned with limited access.
Off-market Papago Terrace flip — 4/2, no HOA, minutes from Papago Park & Sky Harbor. Carport enclosed as a mother-in-law suite with private entrance. Roof & AC ~10 yrs. Cosmetic throughout.
SFHFLIPOFF-MARKET
Papago Terrace
1202 N Oakleaf Dr, Phoenix, AZ 85008
Price$279,990
ARV$400K
4bd / 2ba1,289 sqft5,959 sqft LotBuilt: 1949HOA: No
Terms:COE: 08/01/2026 · EMD: $5,000 · Title: Magnus
Condition:Could use cosmetic updates throughout. Carport enclosed to a mother-in-law suite with its own outside access. Roof and AC are ~10 years old.
Helping Arizona Homeowners Sell — and Investors Buy — With Confidence
Boulder Home Investments is a trusted, locally owned home-buying company based in Arizona. We help homeowners sell their properties quickly and stress-free — whether you’re facing foreclosure, relocating, downsizing, or simply ready for a change.
Our team provides fair, no-obligation cash offers with no commissions or repairs required. We take pride in our integrity, transparency, and commitment to helping our community. Those same direct-to-seller relationships feed a steady pipeline of off-market and wholesale Arizona deals for local investors and flippers.
