2310 N Comiskey Dr · Florence, AZ 85132

$279,900

3 bd · 2.0 ba · 1,570 sqft · SingleFamily public records · 104 Days on market

Built 2020 5,873 sqft lot $178/sqft · 18% below area Est $340k · 18% under $178/mo HOA · 8% of rent ↓ 14% since listing

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Why this score? — see what drove the D- 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).

• ARV discount +15.0/15.0
• Cash flow +8.2/30.0
• Livability +3.0/5.0
• Rent growth +2.8/5.0
• 1% rule +2.7/10.0
• Condition / age +2.5/5.0
• DSCR +2.2/10.0
• Schools +1.8/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Beautifully maintained 3 bed, 2 bath home with a tandem 3-car garage in the highly desirable Anthem at Merrill Ranch community. This move-in-ready home offers comfortable Arizona living with thoughtful upgrades, functional living space, and access to one of Florence's premier resort-style neighborhoods. The spacious chef's kitchen features abundant cabinetry, sleek countertops, stainless steel appliances, gas range, and a large center island with built-in sink and breakfast bar, plus a dedicated formal dining area ideal for everyday living or entertaining. The open family room includes large glass sliding doors that lead to the covered patio, creating seamless indoor-outdoor living. The primary suite offers a relaxing retreat with a large walk-in closet and spacious ensuite bathroom complete with double sinks, walk-in shower, and private toilet room. Two additional bedrooms provide flexible space for guests, family, or a home office. The guest bathroom includes a tub/shower combination and generous counter space. Step outside to enjoy the covered patio and private low-maintenance backyard with block fencing, perfect for relaxing evenings or weekend gatherings. The tandem 3-car garage offers exceptional versatility and features a new mini-split AC unit and triple-insulated garage door, creating an ideal climate-controlled space for hobbies, workouts, workshop use, or additional storage. Solar panels provide added energy efficiency and help offset electricity costs. Living in Anthem at Merrill Ranch means enjoying an incredible lineup of community amenities including a heated pool with water slides, children's pool, expansive community center, indoor fitness facility, pickleball courts, tennis courts, basketball courts, sand volleyball, scenic lakes, dog park, baseball fields, soccer fields, parks, playgrounds, and miles of walking and biking trails. Experience the best of resort-style living in Anthem at Merrill Ranch with amenities designed for an active and connected lifestyle.

Key facts

• Tandem 3-car garage
• Large center island
• Covered patio

Tags

• TANDEM 3-CAR GARAGE
• CHEF'S KITCHEN
• LARGE CENTER ISLAND
• COVERED PATIO
• SOLAR PANELS
• HEATED POOL

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $280k.

Deal economics

• At list price, monthly cash flow is $-266 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $233k (16.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $215k (23.3% below list).
• Recommended offer: $215k (23.3% below list) — sets the bar for 1% rule.
• Cap rate 5.2% vs local median 4.2% in Florence — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 60/100 on livability (#187 in AZ) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: schools F, amenities F, commute F.
• Florence Unified School District (4437) (rural): math 16% / reading 24% proficiency, ranked #178 of 249 in AZ (top 72%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: Rents rising (+1.3%/yr); 714 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 9,504 units permitted in Pinal County in 2024 (776 in 5+ unit buildings).
• This rent runs 33% of the median local income ($79k/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 $2k of loan paydown is wiped out by about $8k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 104 days — a 9% lower offer ($255k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y ago; this cycle's ask has dropped $20k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $214,678 (23.3% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 104 days. Have you received any prior offers? Is the seller open to a 23% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
8. 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.
9. 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.
10. 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: 0.77% ✗
• Cap rate: 5.15%
• Cash-on-cash: -4.07%
• DSCR: 0.82
• GRM: 10.9

CMA / ARV

• ARV (median comp): $339,934
• List price: $279,900
• Delta: -17.66%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8434 W Gehrig Way	0.46mi	3/2.0	1,612 (+3%)	1mo	$305,000	$189	73
3343 N Camden Dr	0.56mi	3/2.0	1,578 (+0%)	1mo	$299,990	$190	72
8431 W Gehrig Way	0.49mi	3/2.0	1,612 (+3%)	2mo	$334,990	$208	71
8033 W Sonoma Way	0.40mi	3/2.0	1,481 (-6%)	1mo	$285,000	$192	71
7988 W Candlewood Way	0.41mi	3/2.0	1,480 (-6%)	2mo	$375,500	$254	70
8317 W Banks Ct	0.29mi	4/2.0 (+1)	1,450 (-8%)	2mo	$298,980	$206	67
8279 W Banks Ct	0.31mi	4/2.0 (+1)	1,450 (-8%)	2mo	$280,702	$194	66
8259 W Clemente Way	0.41mi	4/2.0 (+1)	1,761 (+12%)	1mo	$285,000	$162	55
2961 N Daisy Dr	0.54mi	4/2.5 (+1)	1,693 (+8%)	2mo	$285,000	$168	54
8259 W Mantle Way	0.45mi	4/2.0 (+1)	1,761 (+12%)	1mo	$305,000	$173	53
3394 N Camden Dr	0.59mi	3/2.0	1,370 (-13%)	2mo	$279,990	$204	50
3432 N Camden Dr	0.62mi	3/2.0	1,370 (-13%)	2mo	$282,990	$207	48

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 · 1.27% rent growth · sell at horizon

5-year hold

• IRR: -25.1%
• Equity multiple: 0.16×
• Total profit: $-65,914
• Equity at exit: $41,734

10-year hold

• IRR: -27.4%
• Equity multiple: -0.19×
• Total profit: $-93,561
• Equity at exit: $24,201

Cash invested: $78,372 (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 85132

• Home prices YoY: -5.2%
• Rents YoY: 1.3%
• Active inventory: 714
• Price-to-rent: 10.9×

Monthly cashflow live

• Estimated rent: $2,147 high
• Mortgage (P&I): −$1,468
• Tax from tax record: −$199 /mo · $2,393/yr
• Insurance: −$117
• HOA: −$178
• Vacancy / Maint / Mgmt: −$451
• Net cashflow: $-266

Break-even live

Break-even rent $2,483

Max offer price $232,931

Occupancy floor —

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: $69,975
• Closing costs: $8,397
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8502 W Millerton Way Florence, AZ	3.0	3.0	1920	$1,785	$0.93	24d	1	0.05mi
8491 W Springfield Way Florence, AZ	4.0	3.0	2031	$1,950	$0.96	44d	1	0.07mi
8271 W Ebbets Ct Unit 35A Florence, AZ	4.0	2.0	1565	$1,948	$1.24	24d	1	0.23mi
8271 W Ebbets Ct Florence, AZ	4.0	2.0	1565	$1,895	$1.21	15d	1	0.23mi
8508 W Rushmore Way Florence, AZ	3.0	2.5	2056	$3,300	$1.61	44d	1	0.24mi
8555 W Georgetown Way Florence, AZ	3.0	2.0	1571	$2,800	$1.78	44d	1	0.26mi
1673 N Wrigley Dr Florence, AZ	4.0	2.0	1760	$1,700	$0.97	24d	1	0.44mi
2901 N Daisy Dr Florence, AZ	4.0	2.5	1866	$1,749	$0.94	24d	1	0.53mi
7635 W Springfield Way Florence, AZ	3.0	2.0	1450	$1,700	$1.17	44d	1	0.63mi
2313 N Presidential Dr Florence, AZ	4.0	2.0	1778	$2,750	$1.55	44d	1	0.65mi
2313 N Presidential Dr Unit 1545866P Florence, AZ	3.0	2.0	1765	$2,578	$1.46	15d	1	0.65mi
7347 W Millerton Way Florence, AZ	3.0	2.0	1449	$1,695	$1.17	44d	1	0.83mi
2528 N Petersburg Dr Florence, AZ	3.0	2.0	2002	$2,195	$1.10	44d	1	0.99mi
6645 W Pleasant Oak Ct Florence, AZ	4.0	2.0	2133	$2,000	$0.94	5d	1	1.32mi

HOA detail

• Monthly dues: $178 · $2,136/yr
• Likely covers: watergaselectriclandscapingpool

Listing history 19 events

1. 2026-06-18
   days on market $279,900 Active 104 DOM
2. 2026-06-17
   days on market $279,900 Active 103 DOM
3. 2026-06-16
   days on market $279,900 Active 102 DOM
4. 2026-06-15
   days on market $279,900 Active 101 DOM
5. 2026-06-13
   days on market $279,900 Active 99 DOM
6. 2026-06-13
   days on market $279,900 Active 98 DOM
7. 2026-06-09
   days on market $279,900 Active 95 DOM
8. 2026-06-08
   days on market $279,900 Active 94 DOM
9. 2026-06-07
   days on market $279,900 Active 93 DOM
10. 2026-06-04
    days on market $279,900 Active 90 DOM
11. 2026-06-03
    days on market $279,900 Active 89 DOM
12. 2026-06-02
    days on market $279,900 Active 88 DOM
13. 2026-06-01
    days on market $279,900 Active 87 DOM
14. 2026-05-31
    days on market $279,900 Active 86 DOM
15. 2026-04-28
    price $279,900 2020-char remark

    Show marketing remark (2020 chars)

    Beautifully maintained 3 bed, 2 bath home with a tandem 3-car garage in the highly desirable Anthem at Merrill Ranch community. This move-in-ready home offers comfortable Arizona living with thoughtful upgrades, functional living space, and access to one of Florence's premier resort-style neighborhoods. The spacious chef's kitchen features abundant cabinetry, sleek countertops, stainless steel appliances, gas range, and a large center island with built-in sink and breakfast bar, plus a dedicated formal dining area ideal for everyday living or entertaining. The open family room includes large glass sliding doors that lead to the covered patio, creating seamless indoor-outdoor living. The primary suite offers a relaxing retreat with a large walk-in closet and spacious ensuite bathroom complete with double sinks, walk-in shower, and private toilet room. Two additional bedrooms provide flexible space for guests, family, or a home office. The guest bathroom includes a tub/shower combination and generous counter space. Step outside to enjoy the covered patio and private low-maintenance backyard with block fencing, perfect for relaxing evenings or weekend gatherings. The tandem 3-car garage offers exceptional versatility and features a new mini-split AC unit and triple-insulated garage door, creating an ideal climate-controlled space for hobbies, workouts, workshop use, or additional storage. Solar panels provide added energy efficiency and help offset electricity costs. Living in Anthem at Merrill Ranch means enjoying an incredible lineup of community amenities including a heated pool with water slides, children's pool, expansive community center, indoor fitness facility, pickleball courts, tennis courts, basketball courts, sand volleyball, scenic lakes, dog park, baseball fields, soccer fields, parks, playgrounds, and miles of walking and biking trails. Experience the best of resort-style living in Anthem at Merrill Ranch with amenities designed for an active and connected lifestyle.

16. 2026-03-26
    price $294,900 2020-char remark

    Show marketing remark (2020 chars)

    Beautifully maintained 3 bed, 2 bath home with a tandem 3-car garage in the highly desirable Anthem at Merrill Ranch community. This move-in-ready home offers comfortable Arizona living with thoughtful upgrades, functional living space, and access to one of Florence's premier resort-style neighborhoods. The spacious chef's kitchen features abundant cabinetry, sleek countertops, stainless steel appliances, gas range, and a large center island with built-in sink and breakfast bar, plus a dedicated formal dining area ideal for everyday living or entertaining. The open family room includes large glass sliding doors that lead to the covered patio, creating seamless indoor-outdoor living. The primary suite offers a relaxing retreat with a large walk-in closet and spacious ensuite bathroom complete with double sinks, walk-in shower, and private toilet room. Two additional bedrooms provide flexible space for guests, family, or a home office. The guest bathroom includes a tub/shower combination and generous counter space. Step outside to enjoy the covered patio and private low-maintenance backyard with block fencing, perfect for relaxing evenings or weekend gatherings. The tandem 3-car garage offers exceptional versatility and features a new mini-split AC unit and triple-insulated garage door, creating an ideal climate-controlled space for hobbies, workouts, workshop use, or additional storage. Solar panels provide added energy efficiency and help offset electricity costs. Living in Anthem at Merrill Ranch means enjoying an incredible lineup of community amenities including a heated pool with water slides, children's pool, expansive community center, indoor fitness facility, pickleball courts, tennis courts, basketball courts, sand volleyball, scenic lakes, dog park, baseball fields, soccer fields, parks, playgrounds, and miles of walking and biking trails. Experience the best of resort-style living in Anthem at Merrill Ranch with amenities designed for an active and connected lifestyle.

17. 2026-03-06
    listed $299,900 Active 2020-char remark

    Show marketing remark (2020 chars)

    Beautifully maintained 3 bed, 2 bath home with a tandem 3-car garage in the highly desirable Anthem at Merrill Ranch community. This move-in-ready home offers comfortable Arizona living with thoughtful upgrades, functional living space, and access to one of Florence's premier resort-style neighborhoods. The spacious chef's kitchen features abundant cabinetry, sleek countertops, stainless steel appliances, gas range, and a large center island with built-in sink and breakfast bar, plus a dedicated formal dining area ideal for everyday living or entertaining. The open family room includes large glass sliding doors that lead to the covered patio, creating seamless indoor-outdoor living. The primary suite offers a relaxing retreat with a large walk-in closet and spacious ensuite bathroom complete with double sinks, walk-in shower, and private toilet room. Two additional bedrooms provide flexible space for guests, family, or a home office. The guest bathroom includes a tub/shower combination and generous counter space. Step outside to enjoy the covered patio and private low-maintenance backyard with block fencing, perfect for relaxing evenings or weekend gatherings. The tandem 3-car garage offers exceptional versatility and features a new mini-split AC unit and triple-insulated garage door, creating an ideal climate-controlled space for hobbies, workouts, workshop use, or additional storage. Solar panels provide added energy efficiency and help offset electricity costs. Living in Anthem at Merrill Ranch means enjoying an incredible lineup of community amenities including a heated pool with water slides, children's pool, expansive community center, indoor fitness facility, pickleball courts, tennis courts, basketball courts, sand volleyball, scenic lakes, dog park, baseball fields, soccer fields, parks, playgrounds, and miles of walking and biking trails. Experience the best of resort-style living in Anthem at Merrill Ranch with amenities designed for an active and connected lifestyle.

18. 2024-12-12
    historical
19. 2024-11-06
    listed $324,900 Active

ⓘ 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: $2,393 · $199/mo
• Projected year-2 tax: $2,393 · $199/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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 9/10 Extreme 7 d/yr ≥113°F today · 19 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: $25,761
• − Mortgage interest: −$15,679
• − Property taxes: −$2,393
• − Insurance: −$1,400
• − Repairs & maintenance: −$2,061
• − Management: −$2,061
• − HOA: −$2,136
• − Depreciation: −$8,143
• Taxable loss: −$8,110
• Est. tax savings @ 24.0%: +$1,946
• After-tax cash flow: $-1,244/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: Florence Unified School District (4437)
• NCES district ID: 0402920
• Math proficiency: 16% ▼ -11.00%
• Reading proficiency: 24% ▼ -7.00%
• Median HH income: $54,426
• Composite: 18.31/100
• National rank: #8950
• State rank: #178 of 249 in AZ

Livability — Florence

• Score: 60/100
• State rank: #187
• US rank: #19483

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Florence, AZ
• County: Pinal County · 399,947 people
• City population: 38,671
• Metro: Phoenix-Mesa-Chandler, AZ
• Population (ZIP): 38,671
• Household income: $79,000
• Rent vs Own: 13.6% rent · 86.4% own
• Severe rent burden: 102.0

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: Diverse neighborhood (Simpson 0.56)
• Race & ethnicity: White 59% Hispanic / Latino 28% Two or more races 9% Black 7% Native American 3%
• Hispanic origin (detail): Mexican 23%
• Common ancestry: Italian 5% Portuguese 2% Romanian 2%
• Foreign-born: 9% · Canada
• Languages at home: 79% English-only · Spanish 17% German/W. Germanic 1% Russian/Polish/Slavic 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: ▼ -12.75%
• Current HPI: 233.6644
• Rent YoY: ▲ 1.27%
• 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

-13.9% since first listed

5 events — show timeline

• 2026-04-28 Price Changed $279,900 ARMLS
• 2026-03-26 Price Changed $294,900 ARMLS
• 2026-03-06 Listed $299,900 ARMLS
• 2024-12-12 Listing Removed — ARMLS
• 2024-11-06 Listed $324,900 ARMLS

Property tax history

+47.8%/yr

Latest (2025): $2,393 · +4.9% YoY. Source: county tax records.