3700 S Tomahawk Rd #93 · Apache Junction, AZ 85119

$89,999

2 bd · 2.0 ba · 1,568 sqft · Manufactured · 45 Days on market

Built 2006 Good condition Est $94k · at est. ↓ 28% since listing

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Why this score? — see what drove the B grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +9.5/15.0
• Condition / age +4.0/5.0
• Livability +3.3/5.0
• Rent growth +2.9/5.0
• Schools +1.5/10.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to your new home with a mountain view. What makes this unit special is seller offering concessions. Ask your Agent for details. FULLY FURNISHED and a well stocked kitchen. Plenty of inside storage and a bonus office space. Carrier A/C is only 7 yrs old w/ warranty, Roof has warranty. Front porch has a newer composite floor. Huge storage room comes with 1 wall of shelving and plenty of room for tools, projects and a mini upright freezer. GREAT PRICE for a lot of home. Seller will include a 1-year HOME WARRANTY with full price offer.

Key facts

• 4 parking spots
• Community pool
• Built 2006

Property features AI

Finance

• Other: Lot size per assessor
• Financial info: Monthly land lease payment
• HOA & community: Land lease (monthly); Land lease fee applies; Association covers sewer, water, trash, street maintenance and grounds maintenance; Community amenities: pool, community spa (heated), pickleball courts, fitness center, community media room

Exterior

• Parking: Covered parking for 4 vehicles; Separate storage area; Carport spaces for 4
• Security: Gated community
• Utilities: City water; Public sewer (sewer in & connected)
• Home design: Manufactured/mobile home; Leasehold ownership
• Construction: Vinyl siding; Wood frame construction; Painted exterior; Composition roof; Home warranty included
• Exterior features: Storage area; Block fencing; Desert front and back landscaping; Gravel/stone front and back; Private maintained road; Desert and mountain views; Composition roof

Interior

• Kitchen: Kitchen island; Walk-in pantry; Laminate counters; Refrigerator; Dishwasher; Eat-in kitchen
• Bedrooms: 3 possible bedrooms
• Flooring: Carpet; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Heat pump (electric); Central air; Programmable thermostat
• Interior features: Eat-in kitchen; Furnished (see remarks); No interior steps; Vaulted ceilings; Kitchen island; Pantry; Full bath in primary bedroom; Laminate counters; Dual-pane windows; Refrigerator; Dishwasher; Inside laundry
• Laundry & utility: Laundry inside

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $90k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $900 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $90k).
• Recommended offer: $87k (3.0% below list) — sets the bar for market timing.
• Cap rate 18.3% vs local median 3.5% in Apache Junction — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 66/100 on livability (#70 in AZ) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: crime D+, amenities F, commute F.
• Apache Junction Unified District (4443) (suburban): math 15% / reading 20% proficiency, ranked #195 of 249 in AZ (top 78%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Peralta Trail Elementary School (math 17% / reading 26%, grade F, #717 of 1,109 statewide, top 65%, 286 students, 74% FRL); Cactus Canyon Junior High (math 14% / reading 19%, grade F, #151 of 218 statewide, top 70%, 702 students, 50% FRL); Apache Junction High School (math 12% / reading 17%, grade F, #267 of 381 statewide, top 72%, 999 students, 48% FRL) — zoned schools at 57% FRL track the district average.
• Market conditions: Rents rising (+1.6%/yr); 358 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals leasing fast (median 13d on market — plan ~1-2 weeks tenant-placement turnaround); 9,504 units permitted in Pinal County in 2024 (776 in 5+ unit buildings).
• This rent runs 32% of the median local income ($72k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $622 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 1.6% rent growth), your $25k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 45 days — a 3% lower offer ($87k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 2y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 5→14/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $87,299 (3.0% below list)

Questions for the listing agent

1. It's been on market 45 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
4. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
5. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
6. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
7. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 2.14% ✓
• Cap rate: 18.29%
• Cash-on-cash: 42.84%
• DSCR: 2.91
• GRM: 3.9

CMA / ARV

• ARV (on-the-fly): $94,080
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3700 S Tomahawk Rd #93	0.00mi	2/2.0	1,568 (0%)	0mo	$80,000	$51	100
3700 S Tomahawk Rd #16	0.13mi	3/2.0 (+1)	1,512 (-4%)	0mo	$119,900	$79	83
3700 S Tomahawk Rd #91	0.13mi	2/2.0	1,428 (-9%)	1mo	$85,000	$60	78
3700 S Tomahawk Rd #13	0.13mi	2/2.0	1,436 (-8%)	2mo	$59,000	$41	78
3500 S Tomahawk, Unit 142 Rd	0.16mi	3/2.0 (+1)	1,680 (+7%)	3mo	$85,000	$51	73
3700 S Tomahawk Rd #99	0.06mi	3/2.0 (+1)	1,736 (+11%)	4mo	$50,000	$29	71
3500 S Tomahawk Rd #153	0.15mi	2/2.0	1,344 (-14%)	4mo	$77,500	$58	65
2400 E Baseline Rd #248	0.59mi	2/2.0	1,500 (-4%)	4mo	$152,500	$102	62
3355 S Cortez Rd #28	0.69mi	2/2.0	1,512 (-4%)	0mo	$77,000	$51	62
2400 E Baseline Ave #148	0.60mi	2/2.0	1,500 (-4%)	5mo	$100,000	$67	61
2400 E Baseline Ave #181	0.59mi	3/2.0 (+1)	1,456 (-7%)	5mo	$148,000	$102	51
2400 E Baseline Ave #125	0.59mi	2/2.0	1,376 (-12%)	1mo	$82,900	$60	51

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 1.57% rent growth · sell at horizon

5-year hold

• IRR: 38.0%
• Equity multiple: 2.59×
• Total profit: $40,017
• Equity at exit: $13,419

10-year hold

• IRR: 43.8%
• Equity multiple: 4.88×
• Total profit: $97,857
• Equity at exit: $7,781

Cash invested: $25,200 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 87 Strongly Landlord-Friendly
• State Arizona: 87 Strongly Landlord-Friendly · R+3
• County: — inherits STATE
• City: — inherits STATE

5-day pay-or-quit; AZ courts known for speed; no state rent control; cities preempted by state law.

Methodology + full state rankings →

ZIP-level market 85119

• Home prices YoY: -33.5%
• Rents YoY: 1.6%
• Active inventory: 358
• Price-to-rent: 3.9×

Monthly cashflow live

• Estimated rent: $1,926 high
• Mortgage (P&I): −$472
• Tax est. 1.5%: −$112 /mo · $1,350/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$404
• Net cashflow: $900

Break-even live

Break-even rent $787

Max offer price $89,999

Occupancy floor 48%

Sensitivity live

Price	-10% $962	-5% $931	+0% $900	+5% $869	+10% $838
Rent	-10% $748	-5% $824	+0% $900	+5% $976	+10% $1,052
Rate	-1.0pp $945	-0.5pp $923	base $900	+0.5pp $876	+1.0pp $853

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $22,500
• Closing costs: $2,700
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3478 S Chaparral Rd Apache Junction, AZ	3.0	2.5	1614	$1,850	$1.15	6d	1	0.30mi
3448 S Chaparral Rd Apache Junction, AZ	3.0	2.0	1186	$1,848	$1.56	13d	1	0.34mi
3277 S Chaparral Rd Apache Junction, AZ	3.0	2.5	1614	$1,770	$1.10	5d	1	0.40mi
3705 S Conestoga Rd Apache Junction, AZ	3.0	2.0	1700	$1,895	$1.11	26d	1	0.50mi
2369 E 35th Ave Apache Junction, AZ	3.0	2.5	1892	$2,100	$1.11	6d	1	0.50mi
3879 S Conestoga Rd Apache Junction, AZ	3.0	2.0	1578	$1,910	$1.21	26d	1	0.52mi
3333 S Conestoga Rd Apache Junction, AZ	3.0	2.0	1387	$2,900	$2.09	26d	1	0.54mi
1510 E 26th Ln Unit 2 Apache Junction, AZ	2.0	1.5	1160	$1,550	$1.34	0d	1	0.63mi
2681 E Boulder Ave Apache Junction, AZ	3.0	3.5	1776	$2,200	$1.24	26d	1	0.83mi
700 E Quail Ave Apache Junction, AZ	3.0	2.0	1168	$1,795	$1.54	6d	1	1.01mi
3301 S Goldfield Rd Unit 4077 Apache Junction, AZ	2.0	2.0	1548	$1,850	$1.20	26d	1	1.29mi
705 E Kachina Ave Apache Junction, AZ	3.0	2.0	1400	$2,655	$1.90	6d	1	1.32mi

Listing history 11 events

1. 2026-05-15
   status Pending
2. 2026-03-31
   listed $89,999 Active
3. 2026-03-23
   historical
4. 2026-01-02
   listed $94,000 Active
5. 2025-11-22
   historical
6. 2025-11-17
   price $94,000
7. 2025-09-28
   price $99,000
8. 2025-04-24
   status Active
9. 2025-04-18
   historical Under Contract Accepting Backups
10. 2025-03-24
    price $115,000
11. 2024-12-29
    listed $125,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (unshaded) · 10% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 8/10 Severe 5 d/yr ≥111°F today · 14 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,114
• − Mortgage interest: −$5,041
• − Property taxes: −$1,350
• − Insurance: −$450
• − Repairs & maintenance: −$1,849
• − Management: −$1,849
• − Depreciation: −$2,618
• Taxable income: $9,957
• Est. tax owed @ 24.0%: −$2,390
• After-tax cash flow: $8,407/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Condition & rehab AI · 12 photos

Good 80/100 Cosmetic rehab

This manufactured home is in good condition with a good condition score of 80. It has a cosmetic rehab level and requires minor maintenance. The highest-ROI updates would be painting the exterior siding and cleaning or replacing gutters to enhance curb appeal and improve drainage, respectively.

Value-add opportunities

• Resale Paint exterior siding — Fresh paint can enhance curb appeal and home value.
• Rental Replace or clean gutters — Clean gutters improve drainage and prevent water damage, which is important for renters.

Renovation cost estimate screening

Value-add ROI direction

• Resale Paint exterior siding — Fresh paint can enhance curb appeal and home value. ↑
• Rental Replace or clean gutters — Clean gutters improve drainage and prevent water damage, which is important for renters. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Apache Junction Unified District (4443)
• NCES district ID: 0400790
• Math proficiency: 15% ▼ -17.00%
• Reading proficiency: 20% ▼ -13.00%
• Median HH income: $44,930
• Composite: 15.34/100
• National rank: #9325
• State rank: #195 of 249 in AZ

Livability — Apache Junction

• Score: 66/100
• State rank: #70
• US rank: #11242

Category grades

Amenities F Commute F Cost of living A+ Crime D+ Employment D- Housing A+ Health & safety F User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Apache Junction, AZ
• County: Pinal County · 399,947 people
• City population: 56,611
• Metro: Phoenix-Mesa-Chandler, AZ
• Population (ZIP): 25,420
• Household income: $71,585
• Rent vs Own: 20.1% rent · 79.9% own
• Severe rent burden: 305.0

Population outlook (Pinal County) Hauer SSP2

• Today (2025): 437,574 people
• By 2030: 446,903 · +2.1%
• By 2040: 452,589 · +3.4%
• By 2050: 444,126 · +1.5%
• By 2075: 430,300 · -1.7%
• By 2100: 393,536 · -10.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (74%)
• Race & ethnicity: White 74% Hispanic / Latino 19% Two or more races 12% Black 2% Asian 1%
• Hispanic origin (detail): Mexican 17%
• Common ancestry: Slovak 5% Portuguese 3% Lithuanian 3%
• Foreign-born: 8% · Canada
• Languages at home: 87% English-only · Spanish 11%

Political lean MEDSL · Pinal

• 2024 margin: Strong R (+22.1) · D 38.5% · R 60.6%
• 2008→2024 swing: -7.6pp toward R · 2008: -14.5pp · 2024: -22.1pp
• All cycles: 2024: R+22.1 2020: R+17.3 2016: R+19.3 2012: R+17.1 2008: R+14.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -138.19%
• Current HPI: 274.3808
• Rent YoY: ▲ 1.57%
• Metro: Phoenix-Mesa-Chandler, AZ
• State GDP YoY: ▲ 4.54%
• F500 in state: 20

Industry mix (Fortune 500 HQ in AZ)

Industry	F500 HQs	Revenue
▸Technology	2	$13B
▸Mining / Metals	1	$23B
▸Environmental Services	1	$16B
▸Metals / Steel	1	$14B
▸Technology Distribution	1	$9B
▸Homebuilding	1	$8B

Price history

-28.0% since first listed

11 events — show timeline

• 2026-05-15 Pending — ARMLS
• 2026-03-31 Listed $89,999 ARMLS
• 2026-03-23 Listing Removed — ARMLS
• 2026-01-02 Listed $94,000 ARMLS
• 2025-11-22 Listing Removed — ARMLS
• 2025-11-17 Price Changed $94,000 ARMLS
• 2025-09-28 Price Changed $99,000 ARMLS
• 2025-04-24 Relisted — ARMLS
• 2025-04-18 Contingent — ARMLS
• 2025-03-24 Price Changed $115,000 ARMLS
• 2024-12-29 Listed $125,000 ARMLS