211 S Avenue B · San Manuel, AZ 85631

$120,000

2 bd · 1.0 ba · 1,560 sqft · SingleFamily public records · 38 Days on market

Built 1959 7,405 sqft lot $77/sqft · 34% below area Est $161k · 25% under

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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 +22.8/30.0
• ARV discount +15.0/15.0
• DSCR +7.3/10.0
• 1% rule +5.1/10.0
• Livability +3.1/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Well located one bedroom, one bath home in the heart of San Manuel. Nice floor plan with bright open kitchen, large living room with a fireplace, spacious rooms, mature vegetation, enclosed backyard, and carport with plenty of room for storage. Expanded bedroom could easily be converted back to two bedrooms. Don't miss this opportunity, come see today! First Time Buyers, complete the HomePath Ready Buyer Ownership Course. Attach certificate to offer and request up to 3% closing cost assistance. Ask Agent for more details. Restrictions apply.

Key facts

• Modernized kitchen
• Fenced backyard
• Mountain views

Tags

• FENCED BACKYARD
• MOUNTAIN VIEWS
• MODERNIZED KITCHEN
• LARGE INTERIOR LAUNDRY ROOM

Property features AI

Exterior

• Parking: Attached garage; 1 covered/carport space
• Security: Smoke detectors; Wrought iron security door
• Utilities: Water from local water company; Sewer connected; Electric includes Solar PV system
• Home design: Single-family residence; One story; Faces west; Solar panels
• Construction: Block construction; Rolled/hot mop roof
• Exterior features: Paver patio; Shed(s); Chain link fencing; Decorative gravel and shrubs; Adjacent to alley; East/West exposure; Paved road access; Sidewalks (community feature)

Interior

• Kitchen: Dishwasher; Gas range
• Flooring: Ceramic tile
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; Evaporative cooling
• Interior features: Exhaust fan; Skylights; Double-pane windows; Has fireplace (wood burning, located in family room)
• Laundry & utility: Laundry room with washer and dryer; Storage

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $208 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $120k).
• Recommended offer: $116k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 62/100 on livability (#144 in AZ) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B; Watch: amenities F, commute F, employment F.
• Mammoth-San Manuel Unified District (4439) (rural): math 34% / reading 32% proficiency, ranked #262 of 501 in AZ (top 52%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 64% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: San Manuel Jr. High School (math 12% / reading 8%, grade F, #194 of 218 statewide, top 90%, 120 students, 0% FRL); San Manuel High School (math 10% / reading 10%, grade F, #298 of 381 statewide, top 90%, 183 students, 75% FRL) — zoned schools average 38% FRL vs 64% district-wide (27 pts lower); this property's tenant base skews higher-income than the district average.
• Zoned-school proficiency averages 10% at this address vs 33% district-wide (-23 pts) — the specific schools serving this property underperform the Mammoth-San Manuel Unified District (4439) average; the district grade overstates school quality for this exact location.
• Market conditions: 31 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 9,504 units permitted in Pinal County in 2024 (776 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $830 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 38 days — a 3% lower offer ($116k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 28y ago; this cycle's ask has dropped $19k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $25k; list at $120k implies a 380% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1959 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wildfire risk; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $116,400 (3.0% below list)

Questions for the listing agent

1. It's been on market 38 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1959 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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: 1.01% ✓
• Cap rate: 8.37%
• Cash-on-cash: 7.41%
• DSCR: 1.33
• GRM: 8.3

CMA / ARV

• ARV (median comp): $161,065
• List price: $120,000
• Delta: -25.50%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
201 E 5th Pl	0.07mi	3/2.0 (+1)	1,558 (-0%)	3mo	$219,000	$141	85
114 E Avenue H	0.43mi	3/2.0 (+1)	1,550 (-1%)	4mo	$225,000	$145	66
101 Avenue I	0.48mi	3/2.0 (+1)	1,550 (-1%)	3mo	$150,000	$97	65
205 E 5th Pl	0.10mi	3/2.0 (+1)	1,606 (+3%)	23mo	$225,000	$140	62
110 S Avenue A --	0.25mi	3/2.0 (+1)	1,545 (-1%)	21mo	$175,000	$113	60
406 S Ave B	0.42mi	3/2.0 (+1)	1,640 (+5%)	12mo	$180,000	$110	53
928 W 6th Ave	0.73mi	2/2.0	1,653 (+6%)	2mo	$230,000	$139	50
103 E Avenue I	0.48mi	3/2.0 (+1)	1,468 (-6%)	12mo	$240,000	$163	49
605 W 3rd Ave	0.55mi	3/2.0 (+1)	1,404 (-10%)	4mo	$243,900	$174	46
622 W 4th Ave	0.51mi	3/2.0 (+1)	1,500 (-4%)	21mo	$185,000	$123	43

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -5.0%
• Equity multiple: 0.81×
• Total profit: $-6,253
• Equity at exit: $17,892

10-year hold

• IRR: 4.7%
• Equity multiple: 1.34×
• Total profit: $11,456
• Equity at exit: $10,375

Cash invested: $33,600 (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 85631

• Home prices YoY: -18.6%
• Active inventory: 31
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $1,211 medium
• Mortgage (P&I): −$629
• Tax from tax record: −$70 /mo · $840/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$254
• Net cashflow: $208

Break-even live

Break-even rent $948

Max offer price $120,000

Occupancy floor 78%

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
212 S Avenue C San Manuel, AZ	3.0	2.0	1074	$1,175	$1.09	24d	1	0.06mi
227 South Avenue B Unit B San Manuel, AZ	3.0	1.0	1053	$1,250	$1.19	24d	1	0.10mi
904 W 4th Ave San Manuel, AZ	3.0	1.0	1053	$1,100	$1.04	3d	1	0.62mi
519 Avenue D Unit D San Manuel, AZ	3.0	2.0	1436	$1,295	$0.90	22d	1	0.68mi

Listing history 30 events

1. 2026-06-19
   days on market $120,000 Active 38 DOM
2. 2026-06-18
   days on market $120,000 Active 37 DOM
3. 2026-06-17
   days on market $120,000 Active 36 DOM
4. 2026-06-16
   days on market $120,000 Active 35 DOM
5. 2026-06-15
   days on market $120,000 Active 34 DOM
6. 2026-06-14
   days on market $120,000 Active 32 DOM
7. 2026-06-12
   days on market $120,000 Active 31 DOM
8. 2026-06-09
   days on market $120,000 Active 28 DOM
9. 2026-06-08
   days on market $120,000 Active 27 DOM
10. 2026-06-07
    days on market $120,000 Active 26 DOM
11. 2026-06-05
    days on market $120,000 Active 24 DOM
12. 2026-06-04
    days on market $120,000 Active 22 DOM
13. 2026-06-02
    days on market $120,000 Active 21 DOM
14. 2026-06-01
    pricedays on market $120,000 Active 20 DOM
15. 2026-05-31
    days on market $139,000 Active 19 DOM
16. 2026-05-31
    days on market $139,000 Active 18 DOM
17. 2026-05-12
    listed $139,000 Active 558-char remark
18. 2017-05-31
    soldstatus $25,000 Closed 547-char remark

    Show marketing remark (547 chars)

    Well located one bedroom, one bath home in the heart of San Manuel. Nice floor plan with bright open kitchen, large living room with a fireplace, spacious rooms, mature vegetation, enclosed backyard, and carport with plenty of room for storage. Expanded bedroom could easily be converted back to two bedrooms. Don't miss this opportunity, come see today! First Time Buyers, complete the HomePath Ready Buyer Ownership Course. Attach certificate to offer and request up to 3% closing cost assistance. Ask Agent for more details. Restrictions apply.

19. 2017-05-28
    status Pending 547-char remark

    Show marketing remark (547 chars)

    Well located one bedroom, one bath home in the heart of San Manuel. Nice floor plan with bright open kitchen, large living room with a fireplace, spacious rooms, mature vegetation, enclosed backyard, and carport with plenty of room for storage. Expanded bedroom could easily be converted back to two bedrooms. Don't miss this opportunity, come see today! First Time Buyers, complete the HomePath Ready Buyer Ownership Course. Attach certificate to offer and request up to 3% closing cost assistance. Ask Agent for more details. Restrictions apply.

20. 2017-05-20
    historical Active Contingent 547-char remark

    Show marketing remark (547 chars)

    Well located one bedroom, one bath home in the heart of San Manuel. Nice floor plan with bright open kitchen, large living room with a fireplace, spacious rooms, mature vegetation, enclosed backyard, and carport with plenty of room for storage. Expanded bedroom could easily be converted back to two bedrooms. Don't miss this opportunity, come see today! First Time Buyers, complete the HomePath Ready Buyer Ownership Course. Attach certificate to offer and request up to 3% closing cost assistance. Ask Agent for more details. Restrictions apply.

21. 2017-05-16
    price $25,000 547-char remark

    Show marketing remark (547 chars)

    Well located one bedroom, one bath home in the heart of San Manuel. Nice floor plan with bright open kitchen, large living room with a fireplace, spacious rooms, mature vegetation, enclosed backyard, and carport with plenty of room for storage. Expanded bedroom could easily be converted back to two bedrooms. Don't miss this opportunity, come see today! First Time Buyers, complete the HomePath Ready Buyer Ownership Course. Attach certificate to offer and request up to 3% closing cost assistance. Ask Agent for more details. Restrictions apply.

22. 2017-04-16
    price $33,500 547-char remark

    Show marketing remark (547 chars)

    Well located one bedroom, one bath home in the heart of San Manuel. Nice floor plan with bright open kitchen, large living room with a fireplace, spacious rooms, mature vegetation, enclosed backyard, and carport with plenty of room for storage. Expanded bedroom could easily be converted back to two bedrooms. Don't miss this opportunity, come see today! First Time Buyers, complete the HomePath Ready Buyer Ownership Course. Attach certificate to offer and request up to 3% closing cost assistance. Ask Agent for more details. Restrictions apply.

23. 2017-03-15
    listed $36,975 Active 547-char remark

    Show marketing remark (547 chars)

    Well located one bedroom, one bath home in the heart of San Manuel. Nice floor plan with bright open kitchen, large living room with a fireplace, spacious rooms, mature vegetation, enclosed backyard, and carport with plenty of room for storage. Expanded bedroom could easily be converted back to two bedrooms. Don't miss this opportunity, come see today! First Time Buyers, complete the HomePath Ready Buyer Ownership Course. Attach certificate to offer and request up to 3% closing cost assistance. Ask Agent for more details. Restrictions apply.

24. 2006-02-14
    soldstatus $98,000
25. 2006-02-13
    soldstatus $98,000

    Show marketing remark (241 chars)

    REMODELED HOME. WAS A FOUR BEDROOM NOW 2 BEDROOMS OPENED UPO TO MAKE A FAMILY ROOM WITH FIREPLACE. ENCLOSED PORCH AND LAUNDRY AREA. KITCHEN AREA HAS BEEN EXPANDED FOR LARGE DINING ROOM, OPENING TO COVERED PORCH. 2 STORAGE SHEDS, GARDEN AREA.

26. 2005-11-29
    listed $98,000

    Show marketing remark (241 chars)

    REMODELED HOME. WAS A FOUR BEDROOM NOW 2 BEDROOMS OPENED UPO TO MAKE A FAMILY ROOM WITH FIREPLACE. ENCLOSED PORCH AND LAUNDRY AREA. KITCHEN AREA HAS BEEN EXPANDED FOR LARGE DINING ROOM, OPENING TO COVERED PORCH. 2 STORAGE SHEDS, GARDEN AREA.

27. 2001-09-04
    soldstatus $60,000
28. 1999-08-24
    listed $69,000
29. 1998-10-21
    soldstatus $61,000
30. 1998-03-02
    listed $65,000

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

Tax reassessment forecast AZ · Resets to sale price

• Current annual tax: $840 · $70/mo
• Projected year-2 tax: $840 · $70/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥104°F today · 21 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,535
• − Mortgage interest: −$6,722
• − Property taxes: −$840
• − Insurance: −$600
• − Repairs & maintenance: −$1,163
• − Management: −$1,163
• − Depreciation: −$3,491
• Taxable income: $557
• Est. tax owed @ 24.0%: −$134
• After-tax cash flow: $2,358/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: Mammoth-San Manuel Unified District (4439)
• NCES district ID: 0404570
• Math proficiency: 34% ▲ 11.00%
• Reading proficiency: 32% ▲ 1.00%
• Median HH income: $40,112
• Composite: 30.46/100
• National rank: #11500
• State rank: #262 of 501 in AZ

Livability — San Manuel

• Score: 62/100
• State rank: #144
• US rank: #17143

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: San Manuel, AZ
• Population (ZIP): 3,283

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: Diverse neighborhood (Simpson 0.56)
• Race & ethnicity: Hispanic / Latino 48% White 46% Two or more races 17%
• Hispanic origin (detail): Mexican 42%
• Common ancestry: Romanian 4% Serbian 2% Lithuanian 2%
• Foreign-born: 4% · Canada
• Languages at home: 81% English-only · Spanish 18% French/Haitian/Cajun 1%

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: ▼ -45.69%
• Current HPI: 200.0343
• Rent YoY: —
• Metro: —
• 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

+84.6% since first listed

15 events — show timeline

• 2026-06-01 Price Changed $120,000 MLSSAZ
• 2026-05-12 Listed $139,000 MLSSAZ
• 2017-05-31 Sold (MLS) $25,000 MLSSAZ
• 2017-05-28 Pending — MLSSAZ
• 2017-05-20 Contingent — MLSSAZ
• 2017-05-16 Price Changed $25,000 MLSSAZ
• 2017-04-16 Price Changed $33,500 MLSSAZ
• 2017-03-15 Listed $36,975 MLSSAZ
• 2006-02-14 Sold (Public Records) $98,000 Public Records
• 2006-02-13 Sold (MLS) $98,000 MLSSAZ
• 2005-11-29 Listed $98,000 MLSSAZ
• 2001-09-04 Sold (MLS) $60,000 MLSSAZ
• 1999-08-24 Listed $69,000 MLSSAZ
• 1998-10-21 Sold (Public Records) $61,000 Public Records
• 1998-03-02 Listed $65,000 MLSSAZ

Property tax history

+0.2%/yr

Latest (2025): $840 · +4.2% YoY. Source: county tax records.