2605 S Tomahawk Rd #170 · Apache Junction, AZ 85119

$76,900

2 bd · 2.0 ba · 1,056 sqft · Manufactured · 66 Days on market

Built 1983 Good condition Est $110k · 30% under ↓ 4% since listing

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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 +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Condition / age +3.8/5.0
• Livability +3.3/5.0
• Rent growth +2.9/5.0
• Schools +1.5/10.0
• Appreciation +0.0/10.0

Listing remarks

AMAZED! That's what you'll be when you step into this incredible updated & well cared for home. There's so many unique features as well & it's fully furnished. The first thing your eyes will be attracted to in the open floorplan is the glowing fireplace below the beautiful counter dividing the great room from the well designed kitchen. Newness starts with the lighting, dual pane windows, water heater & even a new bed. If you like a knotty pine flair, you'll love the kitchen cabinets and drawers complementing the white appliances. You'll be delighted & cooled with a mini split in the primary BR and a large walk-in closet. French doors lead onto your ''outdoor room''.

Key facts

• Glowing fireplace
• Open floorplan
• Large walk-in closet

Tags

• OPEN FLOORPLAN
• GLOWING FIREPLACE
• WELL DESIGNED KITCHEN
• MINI SPLIT
• LARGE WALK-IN CLOSET
• PRIVATE ENCLOSED PATIO

Property features AI

Finance

• Other: No visible trucks/trailers/RVs/boats allowed per association rules; Pool spa is heated
• HOA & community: Land lease (monthly); Land lease fee $795/month; Association covers sewer, water, trash, street maintenance and grounds maintenance; Community amenities include pool, heated community spa, pickleball, fitness center, coin-operated laundry

Exterior

• Parking: 1 covered parking space; 1 carport space
• Security: Gated community
• Utilities: City water; Septic connected; Private maintained road
• Home design: Manufactured/Mobile home; Leasehold ownership; Mountain views; Asphalt road access
• Construction: Wood frame construction; Painted exterior; Composition roof with reflective coating
• Exterior features: Private street; Screened-in patio; Shed(s)

Interior

• Kitchen: Built-in microwave; Laminate counters; Refrigerator; Dishwasher
• Bedrooms: 2 possible bedrooms
• Flooring: Carpet; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Mini-split heating and cooling; Electric heating; Central air; Ceiling fans
• Interior features: High-speed internet available; Furnished (see remarks); No interior steps; Vaulted ceilings; Full bath in master bedroom; Dual-pane windows; Fireplace; Storage
• Laundry & utility: Inside laundry

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $77k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $678 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $77k).
• Recommended offer: $72k (6.0% below list) — sets the bar for market timing.
• Cap rate 16.9% 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; 12 comparable units currently listed for rent nearby; rentals leasing fast (median 6d 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 $532 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 1.6% rent growth), your $22k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 66 days — a 6% lower offer ($72k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 3→9/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $72,286 (6.0% below list)

Questions for the listing agent

1. It's been on market 66 days. Have you received any prior offers? Is the seller open to a 6% 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: 1.99% ✓
• Cap rate: 16.87%
• Cash-on-cash: 37.76%
• DSCR: 2.68
• GRM: 4.2

CMA / ARV

• ARV (on-the-fly): $109,824
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2605 S Tomahawk Rd #120	0.05mi	2/2.0	1,000 (-5%)	3mo	$85,000	$85	86
1416 E Southern Ave	0.26mi	2/2.0	1,057 (+0%)	10mo	$99,000	$94	79
1730 E 21st Ave	0.32mi	2/2.0	1,024 (-3%)	5mo	$235,000	$229	76
2605 S Tomahawk Rd #181	0.05mi	3/2.0 (+1)	1,200 (+14%)	4mo	$125,000	$104	67
2605 S Tomahawk Rd #199	0.05mi	2/2.0	1,200 (+14%)	13mo	$43,500	$36	64
3500 S Tomahawk Rd #198	0.63mi	2/2.0	1,056 (0%)	9mo	$75,000	$71	63
1423 E 19th Ave	0.47mi	2/2.0	960 (-9%)	4mo	$235,000	$245	60
1370 E 21st Ave	0.42mi	2/2.0	924 (-12%)	2mo	$125,000	$135	58
2388 S Vista Rd	0.14mi	3/2.0 (+1)	1,200 (+14%)	11mo	$294,000	$245	56
2884 S Acacia Rd	0.50mi	3/2.0 (+1)	900 (-15%)	0mo	$155,000	$172	47
3700 S Tomahawk Rd #22	0.75mi	3/2.0 (+1)	960 (-9%)	2mo	$57,500	$60	43
3500 S Tomahawk Rd #178	0.62mi	2/1.0	910 (-14%)	12mo	$62,000	$68	34

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: 32.1%
• Equity multiple: 2.33×
• Total profit: $28,542
• Equity at exit: $11,466

10-year hold

• IRR: 38.4%
• Equity multiple: 4.34×
• Total profit: $71,856
• Equity at exit: $6,649

Cash invested: $21,532 (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: 4.2×

Monthly cashflow live

• Estimated rent: $1,530 high
• Mortgage (P&I): −$403
• Tax est. 1.5%: −$96 /mo · $1,154/yr
• Insurance: −$32
• HOA: −$0
• Vacancy / Maint / Mgmt: −$321
• Net cashflow: $678

Break-even live

Break-even rent $673

Max offer price $76,900

Occupancy floor 51%

Sensitivity live

Price	-10% $731	-5% $704	+0% $678	+5% $651	+10% $624
Rent	-10% $557	-5% $617	+0% $678	+5% $738	+10% $798
Rate	-1.0pp $716	-0.5pp $697	base $678	+0.5pp $658	+1.0pp $637

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: $19,225
• Closing costs: $2,307
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1540 E 25th Ave Apache Junction, AZ	2.0	1.0	850	$995	$1.17	13d	1	0.15mi
3448 S Chaparral Rd Apache Junction, AZ	3.0	2.0	1186	$1,848	$1.56	12d	1	0.59mi
3333 S Conestoga Rd Apache Junction, AZ	3.0	2.0	1387	$2,900	$2.09	25d	1	0.61mi
700 E Quail Ave Apache Junction, AZ	3.0	2.0	1168	$1,795	$1.54	6d	1	0.68mi
501 E Quail Ave Apache Junction, AZ	2.0	1.0	720	$1,150	$1.60	6d	1	0.80mi
501 E Quail Ave Apache Junction, AZ	2.0	1.0	720	$1,150	$1.60	4d	1	0.80mi
705 E Kachina Ave Apache Junction, AZ	3.0	2.0	1400	$2,655	$1.90	6d	1	0.84mi
403 E Quail Ave Apache Junction, AZ	2.0	1.0	800	$1,350	$1.69	5d	1	0.85mi
1297 E Broadway Ave Apache Junction, AZ	1.0–3.0	1.0–2.0	954	$1,937	$2.03	2d	29	1.03mi
975 S Royal Palm Rd Apache Junction, AZ	2.0–3.0	2.0	1000	$1,325	$1.32	3d	13	1.14mi
452 E 10th Ave Unit 104 Apache Junction, AZ	2.0	1.0	783	$1,000	$1.28	22d	1	1.26mi
2061 S Apache Dr Unit 1 Apache Junction, AZ	2.0	1.0	800	$1,095	$1.37	6d	1	1.27mi

Listing history 15 events

1. 2026-06-18
   days on market $76,900 Active 66 DOM
2. 2026-06-17
   days on market $76,900 Active 65 DOM
3. 2026-06-16
   days on market $76,900 Active 64 DOM
4. 2026-06-15
   days on market $76,900 Active 63 DOM
5. 2026-06-13
   days on market $76,900 Active 61 DOM
6. 2026-06-09
   days on market $76,900 Active 57 DOM
7. 2026-06-08
   days on market $76,900 Active 56 DOM
8. 2026-06-07
   days on market $76,900 Active 55 DOM
9. 2026-06-04
   days on market $76,900 Active 52 DOM
10. 2026-06-03
    days on market $76,900 Active 51 DOM
11. 2026-06-02
    days on market $76,900 Active 50 DOM
12. 2026-06-01
    days on market $76,900 Active 49 DOM
13. 2026-05-31
    days on market $76,900 Active 48 DOM
14. 2026-05-11
    price $76,900
15. 2026-04-13
    listed $79,900 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 3 d/yr ≥111°F today · 9 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: $18,364
• − Mortgage interest: −$4,308
• − Property taxes: −$1,154
• − Insurance: −$384
• − Repairs & maintenance: −$1,469
• − Management: −$1,469
• − Depreciation: −$2,237
• Taxable income: $7,343
• Est. tax owed @ 24.0%: −$1,762
• After-tax cash flow: $6,368/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.

Condition & rehab AI · 12 photos

Good 75/100 Cosmetic rehab

This well-maintained, updated manufactured home offers a good investment opportunity with minor cosmetic upgrades needed.

Repairs flagged

• Minor Kitchen cabinets — Knotty pine, minor wear
• Minor Bathroom fixtures — Standard, minor wear

Value-add opportunities

• Resale Paint interior walls — Fresh paint enhances curb appeal
• Rental Replace carpet — New carpet improves comfort and reduces maintenance

Renovation cost estimate screening

Repair item	Severity	Est. cost
Kitchen cabinets · Knotty pine, minor wear	Minor	$500–3,000
Bathroom fixtures · Standard, minor wear	Minor	$500–3,000
Total estimated repair cost · 2 items		$1,000–6,000

Value-add ROI direction

• Resale Paint interior walls — Fresh paint enhances curb appeal ↑
• Rental Replace carpet — New carpet improves comfort and reduces maintenance ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

• 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

-3.8% since first listed

2 events — show timeline

• 2026-05-11 Price Changed $76,900 ARMLS
• 2026-04-13 Listed $79,900 ARMLS