3700 S Tomahawk Rd -- Unit 26 & 27 · Apache Junction, AZ 85119

$209,000

3 bd · 2.0 ba · 2,613 sqft · Manufactured · 176 Days on market

Built 1998 Est $196k · 7% over ↓ 8% since listing

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Why this score? — see what drove the C 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 +25.3/30.0
• DSCR +8.4/10.0
• 1% rule +6.6/10.0
• ARV discount +4.5/15.0
• Livability +3.3/5.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Schools +1.5/10.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to your perfect retreat - discover this beautifully maintained 3 bed/2 bath home situated on not one, but TWO of the most desirable lots in a welcoming active adult community! Relax outside in your own private oasis surrounded in beautiful landscaping with every fruit tree imaginable as you gaze upon a peaceful common area making your yard a true extension of your home! Step inside to discover a spacious family room, living room and dining room - ideal for both everyday living and entertaining! The heart of the home is the huge dream kitchen featuring an extensive island, endless counter space and a must see walk-in pantry that provides amazing storage! The split layout offers co

Key facts

• 2 garage spots
• Community pool
• Built 1998

Property features AI

Finance

• Other: Lot size source: Assessor; Building area source: Assessor
• HOA & community: Land lease of $1,662 per month; No association fees included; Community amenities: pool, gated access, community spa (heated), biking/walking paths, fitness center

Exterior

• Parking: 2-car garage; 2-car carport; 4 covered parking spaces; 3 open parking spaces; Garage door opener; Separate storage area
• Security: Gated community
• Utilities: City water; Public sewer; Electric service includes 220V in kitchen
• Home design: Manufactured/Mobile home; Leasehold ownership; Mountain view
• Construction: Built with lap siding and wood frame, painted exterior; Composition roof
• Exterior features: Private yard; Storage; Sprinklers in front and rear with auto timers; Synthetic grass in back; Gravel/stone front and back; Corner lot; Desert-front landscaping

Interior

• Kitchen: Refrigerator; Dishwasher; Disposal; Built-in electric oven; Built-in microwave; Non-laminate counters; Reverse osmosis water system; 220V outlet in kitchen
• Bedrooms: Space for 3 bedrooms (possible)
• Flooring: Carpet; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Heating: Electric with ENERGY STAR qualified equipment; Cooling: Central air, ceiling fans, ENERGY STAR qualified equipment, programmable thermostat
• Interior features: High-speed internet available; Double vanity in bathroom; Eat-in kitchen and breakfast bar; No interior steps; Vaulted ceilings; Kitchen island; Pantry and walk-in pantry; Full bathroom in master bedroom; Separate shower and tub; Living room fireplace; Dual-pane and tinted windows
• Laundry & utility: Indoor laundry with washer/dryer hookups; Energy Star noted for laundry area (see remarks)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $209k.

Deal economics

• At list price, monthly cash flow is $478 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $209k).
• Recommended offer: $184k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.0% 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+, schools F, amenities 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.
• Market conditions: Rents rising (+1.6%/yr); 354 active listings in the ZIP; 7 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 41% 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 $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 176 days — a 12% lower offer ($184k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $16k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $183,920 (12.0% below list)

Questions for the listing agent

1. It's been on market 176 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 1.16% ✓
• Cap rate: 9.03%
• Cash-on-cash: 9.79%
• DSCR: 1.44
• GRM: 7.2

CMA / ARV

• ARV (on-the-fly): $195,975
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3700 S Tomahawk Rd #83	0.09mi	3/2.0	2,600 (-0%)	3mo	$155,000	$60	93
3700 S Tomahawk Rd, 82 --	0.10mi	3/2.5	2,380 (-9%)	12mo	$179,500	$75	69

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: -3.2%
• Equity multiple: 0.88×
• Total profit: $-6,868
• Equity at exit: $31,163

10-year hold

• IRR: 4.9%
• Equity multiple: 1.33×
• Total profit: $19,571
• Equity at exit: $18,071

Cash invested: $58,520 (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: 354
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $2,433 high
• Mortgage (P&I): −$1,096
• Tax est. 1.5%: −$261 /mo · $3,135/yr
• Insurance: −$87
• HOA: −$0
• Vacancy / Maint / Mgmt: −$511
• Net cashflow: $478

Break-even live

Break-even rent $1,828

Max offer price $209,000

Occupancy floor 75%

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: $52,250
• Closing costs: $6,270
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1807 E 36th Ave Apache Junction, AZ	3.0	2.5	2261	$3,175	$1.40	24d	1	0.34mi
2213 E 35th Ave Apache Junction, AZ	3.0	2.5	2332	$2,385	$1.02	3d	1	0.62mi
2217 E 35th Ave Apache Junction, AZ	3.0	2.5	2260	$2,010	$0.89	13d	1	0.63mi
2369 E 35th Ave Apache Junction, AZ	3.0	2.5	1892	$2,100	$1.11	5d	1	0.74mi
2191 E Greenlee Ave Apache Junction, AZ	4.0	3.0	2184	$2,275	$1.04	3d	1	0.75mi
2681 E Boulder Ave Apache Junction, AZ	3.0	3.5	1776	$2,200	$1.24	24d	1	1.03mi
2491 S Siphon Peak Rd Apache Junction, AZ	4.0	3.0	1948	$3,278	$1.68	24d	1	1.38mi

Listing history 12 events

1. 2026-06-04
   days on market $209,000 Active 176 DOM
2. 2026-06-03
   days on market $209,000 Active 175 DOM
3. 2026-06-02
   days on market $209,000 Active 174 DOM
4. 2026-06-01
   days on market $209,000 Active 173 DOM
5. 2026-05-31
   days on market $209,000 Active 172 DOM
6. 2026-05-13
   price $209,000
7. 2026-02-20
   price $219,000
8. 2025-12-10
   status Active
9. 2025-12-10
   historical
10. 2025-12-10
    listed $225,000 Active
11. 2025-10-17
    historical
12. 2025-09-13
    listed $228,000 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: $29,193
• − Mortgage interest: −$11,707
• − Property taxes: −$3,135
• − Insurance: −$1,045
• − Repairs & maintenance: −$2,335
• − Management: −$2,335
• − Depreciation: −$6,080
• Taxable income: $2,555
• Est. tax owed @ 24.0%: −$613
• After-tax cash flow: $5,117/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.

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

-8.3% since first listed

7 events — show timeline

• 2026-05-13 Price Changed $209,000 ARMLS
• 2026-02-20 Price Changed $219,000 ARMLS
• 2025-12-10 Relisted — ARMLS
• 2025-12-10 Listed $225,000 ARMLS
• 2025-12-10 Listing Removed — ARMLS
• 2025-10-17 Listing Removed — ARMLS
• 2025-09-13 Listed $228,000 ARMLS