3506 N Prickley Pear Ln · Florence, AZ 85132

$59,900

1 bd · 1.0 ba · 419 sqft · Manufactured · 39 Days on market

Built 1982 1,262 sqft lot $143/sqft · 16% below area Est $71k · 16% under $70/mo HOA · 6% of rent

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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
• ARV discount +14.7/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.0/5.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Very well cared for 1982 40' x 8' ft Mecca home in Caliente Casa De Sol, a 55+ community where you own the land and the home, so no lot rent. The home also has a tip out on the North side that runs the length of the house for even more sq footage. The home has a big shed with a workshop, stack washer & dryer, a small chest freezer along with about every tool you need to maintain a park model. The house has newer paint outside and looks great inside and you even have a stainless-steel built-in dishwasher. The faces east so you get to enjoy your morning coffee on you tiled patio while absorbing the morning Arizona sun. Caliente has a club for every interest group, twin Pickle-ball courts, horseshoes, a work out room, pottery and billiards room just to mention a few. This home is a steal.

Key facts

• 1,262 sq ft lot
• Parking
• Community pool

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath manufactured listed at $60k.

Deal economics

• At list price, monthly cash flow is $420 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $60k).
• Recommended offer: $58k (3.0% below list) — sets the bar for market timing.
• Cap rate 14.7% vs local median 4.2% in Florence — 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 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; solid renter incomes; 9,504 units permitted in Pinal County in 2024 (776 in 5+ unit buildings).
• This rent is only 17% of the median local income ($79k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $414 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 1.3% rent growth), your $17k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 39 days — a 3% lower offer ($58k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 13y 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.
• Current owner paid $22k; list at $60k implies a 172% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 4→10/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $58,103 (3.0% below list)

Questions for the listing agent

1. It's been on market 39 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 1.91% ✓
• Cap rate: 14.72%
• Cash-on-cash: 30.08%
• DSCR: 2.34
• GRM: 4.4

CMA / ARV

• ARV (median comp): $71,263
• List price: $59,900
• Delta: -15.94%
• Verdict: UNDERPRICED
• Comps: 17 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
404 E Ocotillo Dr	0.03mi	1/1.0	409 (-2%)	1mo	$43,000	$105	94
328 E Palo Verde Ln	0.02mi	1/1.0	420 (+0%)	7mo	$137,500	$327	93
411 E Barrel Cactus Ln	0.06mi	1/1.0	421 (+0%)	5mo	$115,000	$273	92
513 E Barrel Cactus Ln	0.13mi	1/1.0	421 (+0%)	6mo	$59,900	$142	88
210 E Hedge Dr	0.20mi	1/1.0	409 (-2%)	6mo	$79,000	$193	82
204 E Gila Dr	0.23mi	1/1.0	397 (-5%)	1mo	$125,000	$315	79
208 E Hedge Dr	0.20mi	1/1.0	392 (-6%)	1mo	$38,000	$97	79
3551 N Vista Del Sol --	0.22mi	1/1.0	385 (-8%)	1mo	$95,000	$247	75
203 E Cholla Ln	0.20mi	1/1.0	450 (+7%)	6mo	$41,000	$91	73
102 E Barrel Cactus Ln	0.29mi	1/1.0	386 (-8%)	1mo	$113,000	$293	73
107 E Maricopa Blvd	0.32mi	1/1.0	386 (-8%)	4mo	$81,000	$210	69
107 E Cholla Ln	0.27mi	1/1.0	363 (-13%)	4mo	$55,000	$152	62

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: 22.6%
• Equity multiple: 1.90×
• Total profit: $15,173
• Equity at exit: $8,931

10-year hold

• IRR: 29.4%
• Equity multiple: 3.40×
• Total profit: $40,174
• Equity at exit: $5,179

Cash invested: $16,772 (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: 4.4×

Monthly cashflow live

• Estimated rent: $1,145 medium
• Mortgage (P&I): −$314
• Tax est. 1.5%: −$75 /mo · $898/yr
• Insurance: −$25
• HOA: −$70
• Vacancy / Maint / Mgmt: −$240
• Net cashflow: $420

Break-even live

Break-even rent $613

Max offer price $59,900

Occupancy floor 58%

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: $14,975
• Closing costs: $1,797
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $70 · $840/yr

Listing history 8 events

1. 2026-05-03
   historical Under Contract Accepting Backups 800-char remark

   Show marketing remark (800 chars)

   Very well cared for 1982 40' x 8' ft Mecca home in Caliente Casa De Sol, a 55+ community where you own the land and the home, so no lot rent. The home also has a tip out on the North side that runs the length of the house for even more sq footage. The home has a big shed with a workshop, stack washer & dryer, a small chest freezer along with about every tool you need to maintain a park model. The house has newer paint outside and looks great inside and you even have a stainless-steel built-in dishwasher. The faces east so you get to enjoy your morning coffee on you tiled patio while absorbing the morning Arizona sun. Caliente has a club for every interest group, twin Pickle-ball courts, horseshoes, a work out room, pottery and billiards room just to mention a few. This home is a steal.

2. 2026-04-16
   listed $59,900 Active 800-char remark

   Show marketing remark (800 chars)

   Very well cared for 1982 40' x 8' ft Mecca home in Caliente Casa De Sol, a 55+ community where you own the land and the home, so no lot rent. The home also has a tip out on the North side that runs the length of the house for even more sq footage. The home has a big shed with a workshop, stack washer & dryer, a small chest freezer along with about every tool you need to maintain a park model. The house has newer paint outside and looks great inside and you even have a stainless-steel built-in dishwasher. The faces east so you get to enjoy your morning coffee on you tiled patio while absorbing the morning Arizona sun. Caliente has a club for every interest group, twin Pickle-ball courts, horseshoes, a work out room, pottery and billiards room just to mention a few. This home is a steal.

3. 2014-02-11
   soldstatus $22,000 Closed 326-char remark

   Show marketing remark (326 chars)

   This all electric full slide out has been well kept and it is one of the few that has a dishwasher, self clean oven and stack washer and dryer. It has been recently painted on the outside. It has a double roof and covered patio, shed-shop with finished walls and back enclosure. It is full furnished and ready to move into!

4. 2014-01-27
   status Pending 326-char remark

   Show marketing remark (326 chars)

   This all electric full slide out has been well kept and it is one of the few that has a dishwasher, self clean oven and stack washer and dryer. It has been recently painted on the outside. It has a double roof and covered patio, shed-shop with finished walls and back enclosure. It is full furnished and ready to move into!

5. 2013-08-13
   price $24,500 326-char remark

   Show marketing remark (326 chars)

   This all electric full slide out has been well kept and it is one of the few that has a dishwasher, self clean oven and stack washer and dryer. It has been recently painted on the outside. It has a double roof and covered patio, shed-shop with finished walls and back enclosure. It is full furnished and ready to move into!

6. 2013-08-12
   listed $29,500 Active 326-char remark

   Show marketing remark (326 chars)

   This all electric full slide out has been well kept and it is one of the few that has a dishwasher, self clean oven and stack washer and dryer. It has been recently painted on the outside. It has a double roof and covered patio, shed-shop with finished walls and back enclosure. It is full furnished and ready to move into!

7. 2013-07-01
   historical
8. 2013-01-16
   listed $29,900 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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 8/10 Severe 4 d/yr ≥112°F today · 10 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,738
• − Mortgage interest: −$3,355
• − Property taxes: −$898
• − Insurance: −$300
• − Repairs & maintenance: −$1,099
• − Management: −$1,099
• − HOA: −$840
• − Depreciation: −$1,743
• Taxable income: $4,404
• Est. tax owed @ 24.0%: −$1,057
• After-tax cash flow: $3,988/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

+100.3% since first listed

8 events — show timeline

• 2026-05-03 Contingent — ARMLS
• 2026-04-16 Listed $59,900 ARMLS
• 2014-02-11 Sold (MLS) $22,000 ARMLS
• 2014-01-27 Pending — ARMLS
• 2013-08-13 Price Changed $24,500 ARMLS
• 2013-08-12 Listed $29,500 ARMLS
• 2013-07-01 Listing Removed — ARMLS
• 2013-01-16 Listed $29,900 ARMLS

Property tax history

+0.3%/yr

Latest (2025): $106 · +2.1% YoY. Source: county tax records.