3700 S Tomahawk Rd #39 · Apache Junction, AZ 85119

$119,000

2 bd · 2.0 ba · 1,232 sqft · Manufactured · 254 Days on market

Built 1997 4,752 sqft lot Est $87k · 36% 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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +9.9/10.0
• Livability +3.3/5.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Schools +1.5/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

Fresh, bright, spacious, and a new roof! Come home to the beautiful 2bd/2ba, double-wide, manufactured home located in the relaxing senior community of Quail Run Mobile Home Community, outfitted w/ community pool/spa, fitness center, community center, and more. Built by Palm Harbor, the open floor plan allows for entertaining or relaxing. Superstition Mountain views are visible out the large living room windows. Outfitted with a nicely sized kitchen, breakfast bar, and dining room, enjoy cooking for friends and family. The living room leads to the hallway which then takes you down the hallway to the generously-sized guest bedroom and master bedroom. The beautiful master bathroom has a walk

Key facts

• Nicely sized kitchen
• Arizona room
• Dining room

Tags

• SUPERSTITION MOUNTAIN VIEWS
• NICELY SIZED KITCHEN
• BREAKFAST BAR
• DINING ROOM
• WALK-IN SHOWER
• ARIZONA ROOM

Property features AI

Finance

• Other: Owner-provided lot and building area information
• Financial info: Land lease amount collected monthly
• HOA & community: Land lease community (monthly land lease fee applies); Association covers sewer, grounds maintenance, street maintenance and trash; Community amenities include pool, heated community spa, fitness center and community media room; Community is gated

Exterior

• Parking: 2 covered parking spaces; Common parking; 2 carport spaces
• Security: Gated community
• Utilities: City water; Public sewer; 220 volts in kitchen (electric)
• Home design: Manufactured/mobile home; Leasehold ownership; Mountain views; Asphalt road access
• Construction: Built with wood frame; Painted exterior; Foam roof; Home warranty included
• Exterior features: Foam roof; Wood frame construction, painted exterior; Storage shed/area; No fencing; East/West exposure; Sprinklers in front yard with auto timer; Gravel/stone front and back; Private maintained road; 8 ft. distance to street

Interior

• Kitchen: Refrigerator; Dishwasher; 220-volt outlet in kitchen; Reverse osmosis water filtration; Pantry; Laminate countertops
• Bedrooms: 2 possible bedrooms
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating; Central air; Ceiling fans; Programmable thermostat
• Interior features: High-speed internet; Breakfast bar; 9+ foot flat ceilings; Vaulted ceilings; No interior steps; Pantry; Full bath in master bedroom; Laminate counters; Solar screens on windows; Dual-pane windows with vinyl frames; Storage
• Laundry & utility: Inside laundry

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $119k.

Deal economics

• At list price, monthly cash flow is $579 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $119k).
• Recommended offer: $105k (12.0% below list) — sets the bar for market timing.
• Cap rate 12.1% 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); Apache Junction High School (math 12% / reading 17%, grade F, #267 of 381 statewide, top 72%, 999 students, 48% FRL).
• Market conditions: Rents rising (+1.6%/yr); 354 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals leasing fast (median 5d on market — plan ~1-2 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 $823 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 1.6% rent growth), your $33k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 254 days — a 12% lower offer ($105k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $11k (8%) 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 $104,720 (12.0% below list)

Questions for the listing agent

1. It's been on market 254 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: 1.49% ✓
• Cap rate: 12.13%
• Cash-on-cash: 20.86%
• DSCR: 1.93
• GRM: 5.6

CMA / ARV

• ARV (on-the-fly): $87,472
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3500 S Tomahawk Rd #188	0.16mi	2/2.0	1,248 (+1%)	1mo	$75,000	$60	89
3500 S Tomahawk Rd #153	0.12mi	2/2.0	1,344 (+9%)	4mo	$77,500	$58	75
3700 S Tomahawk Rd #88	0.13mi	2/2.0	1,316 (+7%)	9mo	$71,000	$54	75
3500 S Tomahawk Rd #160	0.19mi	2/2.0	1,344 (+9%)	10mo	$95,000	$71	68
3500 S Tomahawk Rd #198	0.12mi	2/2.0	1,056 (-14%)	9mo	$75,000	$71	63
2605 S Tomahawk Rd #181	0.70mi	3/2.0 (+1)	1,200 (-3%)	4mo	$125,000	$104	55
3355 S Cortez Rd #66	0.73mi	2/1.5	1,260 (+2%)	7mo	$109,000	$87	54
2605 S Tomahawk Rd #46	0.69mi	2/2.0	1,344 (+9%)	6mo	$57,900	$43	48
3355 S Cortez Rd #55	0.65mi	2/2.0	1,128 (-8%)	10mo	$81,500	$72	47
2400 E Baseline Ave #125	0.72mi	2/2.0	1,376 (+12%)	1mo	$82,900	$60	46
3355 S Cortez Rd #98	0.73mi	2/2.0	1,356 (+10%)	5mo	$110,000	$81	45
2400 E Baseline Ave #182	0.72mi	2/2.0	1,344 (+9%)	10mo	$58,500	$44	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 · 1.57% rent growth · sell at horizon

5-year hold

• IRR: 11.6%
• Equity multiple: 1.45×
• Total profit: $15,115
• Equity at exit: $17,743

10-year hold

• IRR: 19.5%
• Equity multiple: 2.52×
• Total profit: $50,735
• Equity at exit: $10,289

Cash invested: $33,320 (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: 5.6×

Monthly cashflow live

• Estimated rent: $1,774 high
• Mortgage (P&I): −$624
• Tax est. 1.5%: −$149 /mo · $1,785/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$373
• Net cashflow: $579

Break-even live

Break-even rent $1,041

Max offer price $119,000

Occupancy floor 62%

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: $29,750
• Closing costs: $3,570
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3448 S Chaparral Rd Apache Junction, AZ	3.0	2.0	1186	$1,848	$1.56	11d	1	0.47mi
3333 S Conestoga Rd Apache Junction, AZ	3.0	2.0	1387	$2,900	$2.09	24d	1	0.67mi
1540 E 25th Ave Apache Junction, AZ	2.0	1.0	850	$995	$1.17	12d	1	0.81mi
700 E Quail Ave Apache Junction, AZ	3.0	2.0	1168	$1,795	$1.54	5d	1	1.02mi
501 E Quail Ave Apache Junction, AZ	2.0	1.0	720	$1,150	$1.60	5d	1	1.05mi
501 E Quail Ave Apache Junction, AZ	2.0	1.0	720	$1,150	$1.60	3d	1	1.05mi
403 E Quail Ave Apache Junction, AZ	2.0	1.0	800	$1,350	$1.69	4d	1	1.08mi
705 E Kachina Ave Apache Junction, AZ	3.0	2.0	1400	$2,655	$1.90	5d	1	1.35mi
2061 S Apache Dr Unit 1 Apache Junction, AZ	2.0	1.0	800	$1,095	$1.37	5d	1	1.45mi

Listing history 22 events

1. 2026-06-18
   days on market $119,000 Active 254 DOM
2. 2026-06-17
   days on market $119,000 Active 253 DOM
3. 2026-06-16
   days on market $119,000 Active 252 DOM
4. 2026-06-15
   days on market $119,000 Active 251 DOM
5. 2026-06-13
   days on market $119,000 Active 249 DOM
6. 2026-06-09
   days on market $119,000 Active 245 DOM
7. 2026-06-08
   days on market $119,000 Active 244 DOM
8. 2026-06-07
   days on market $119,000 Active 243 DOM
9. 2026-06-04
   days on market $119,000 Active 240 DOM
10. 2026-06-03
    days on market $119,000 Active 239 DOM
11. 2026-06-02
    days on market $119,000 Active 238 DOM
12. 2026-06-01
    days on market $119,000 Active 237 DOM
13. 2026-05-31
    days on market $119,000 Active 236 DOM
14. 2026-05-25
    price $119,000
15. 2026-05-18
    status Active
16. 2026-05-16
    historical
17. 2026-04-13
    price $124,000
18. 2026-03-22
    price $125,000
19. 2026-02-17
    status Active
20. 2026-02-16
    historical
21. 2025-11-02
    price $127,900
22. 2025-10-01
    listed $129,900 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 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: $21,290
• − Mortgage interest: −$6,666
• − Property taxes: −$1,785
• − Insurance: −$595
• − Repairs & maintenance: −$1,703
• − Management: −$1,703
• − Depreciation: −$3,462
• Taxable income: $5,376
• Est. tax owed @ 24.0%: −$1,290
• After-tax cash flow: $5,660/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

-8.4% since first listed

9 events — show timeline

• 2026-05-25 Price Changed $119,000 ARMLS
• 2026-05-18 Relisted — ARMLS
• 2026-05-16 Listing Removed — ARMLS
• 2026-04-13 Price Changed $124,000 ARMLS
• 2026-03-22 Price Changed $125,000 ARMLS
• 2026-02-17 Relisted — ARMLS
• 2026-02-16 Listing Removed — ARMLS
• 2025-11-02 Price Changed $127,900 ARMLS
• 2025-10-01 Listed $129,900 ARMLS