3714 N Montana Ave · Florence, AZ 85132

$130,000

2 bd · 2.0 ba · 1,152 sqft · Manufactured public records · 27 Days on market

Built 1982 5,281 sqft lot Est $192k · 32% under $50/mo HOA · 3% 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 +26.8/30.0
• ARV discount +15.0/15.0
• DSCR +9.2/10.0
• 1% rule +6.4/10.0
• 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

WELCOME HOME! Well maintained 2-bedroom, 2-bath multi-wide furnished home is move-in ready! Located in Florence Gardens 55+ community. Kitchen boasts double oven with smooth top range, dishwasher, & refrigerator. Laundry rm incl/Washer & Dryer. Separate dining room and breakfast nook, wood plank flooring through out home. Patio is on the south side of home to enjoy the winter sun! Workshop on North side. Take note of no neighbor across the street or behind you! Lots of open space! Florence Gardens amenities include 2-pools, 2-spas, clubhouse, Annex building, Pickle Ball Court, Horseshoes, Tennis Court, Cards, Ceramics, Lapidary, and much more!

Key facts

• Access to highway 79
• Covered parking
• Community amenities

Tags

• FLORENCE GARDENS COMMUNITY
• COVERED PARKING
• COMMUNITY AMENITIES
• ACCESS TO HIGHWAY 79

Property features AI

Finance

• HOA & community: Homeowners association with annual fee; Annual association fee for grounds maintenance; Community pool; Community spa (heated); Golf; Pickleball courts; Biking/walking paths; Fitness center

Exterior

• Parking: 2 covered parking spaces; 2 open parking spaces; Separate storage area; 2-car carport
• Utilities: City water; Public sewer
• Home design: Single family residence; Fee simple ownership
• Construction: Wood frame construction; Painted exterior; Composition roof
• Exterior features: Exterior storage; East/West exposure; Gravel/stone front yard; Gravel/stone backyard; City-maintained road

Interior

• Kitchen: Pantry
• Bedrooms: 2 possible bedrooms
• Flooring: Vinyl flooring; Wood flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating; Central air conditioning; Ceiling fans
• Interior features: High-speed internet; Eat-in kitchen; Pantry; 3/4 bath in master bedroom
• Laundry & utility: Laundry inside

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $130k.

Deal economics

• At list price, monthly cash flow is $357 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $130k).
• Recommended offer: $128k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.6% 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; 3 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $899 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 27 days — a 2% lower offer ($128k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 16y 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.

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 $128,050 (1.5% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.14% ✓
• Cap rate: 9.59%
• Cash-on-cash: 11.78%
• DSCR: 1.52
• GRM: 7.3

CMA / ARV

• ARV (on-the-fly): $192,384
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3711 N Iowa Ave	0.14mi	3/2.0 (+1)	1,146 (-0%)	6mo	$211,700	$185	83
3710 N North Dakota Ave	0.05mi	3/2.0 (+1)	1,233 (+7%)	6mo	$162,000	$131	76
3731 N Kansas Ave	0.14mi	3/2.0 (+1)	1,249 (+8%)	2mo	$195,000	$156	73
3809 N Ohio Ave	0.22mi	2/2.0	1,249 (+8%)	4mo	$199,900	$160	72
3704 N Florence Blvd	0.28mi	2/2.0	1,249 (+8%)	5mo	$159,900	$128	69
3815 N Illinois Ave	0.31mi	3/3.0 (+1)	1,089 (-6%)	3mo	$195,000	$179	65
3914 N Florence Blvd	0.48mi	2/2.0	1,248 (+8%)	0mo	$205,000	$164	63
800 E Mississippi St	0.30mi	3/2.0 (+1)	1,260 (+9%)	3mo	$210,000	$167	63
808 E Pennsylvania Ave	0.49mi	2/2.0	1,249 (+8%)	2mo	$196,500	$157	62
3605 N North Dakota Ave	0.18mi	3/2.0 (+1)	1,307 (+14%)	6mo	$275,000	$210	59
810 E Mississippi St	0.35mi	3/2.0 (+1)	985 (-14%)	4mo	$199,000	$202	51
910 E Yuma Ct	0.68mi	2/2.0	1,249 (+8%)	6mo	$215,000	$172	49

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: -0.6%
• Equity multiple: 0.98×
• Total profit: $-871
• Equity at exit: $19,383

10-year hold

• IRR: 7.2%
• Equity multiple: 1.51×
• Total profit: $18,388
• Equity at exit: $11,240

Cash invested: $36,400 (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: 7.3×

Monthly cashflow live

• Estimated rent: $1,479 medium
• Mortgage (P&I): −$682
• Tax from tax record: −$25 /mo · $303/yr
• Insurance: −$54
• HOA: −$50
• Vacancy / Maint / Mgmt: −$311
• Net cashflow: $357

Break-even live

Break-even rent $1,027

Max offer price $130,000

Occupancy floor 71%

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: $32,500
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3722 N South Dakota Ave Florence, AZ	1.0	1.0	721	$1,100	$1.53	43d	1	0.10mi
3611 N Michigan Ave Florence, AZ	2.0	1.5	1441	$1,600	$1.11	43d	1	0.13mi
308 Lancaster Ct Unit 1 Florence, AZ	2.0	1.0	841	$1,295	$1.54	43d	1	0.47mi

HOA detail

• Monthly dues: $50 · $600/yr
• Likely covers: pool

Listing history 30 events

1. 2026-06-18
   days on market $130,000 Active 27 DOM
2. 2026-06-17
   days on market $130,000 Active 26 DOM
3. 2026-06-16
   days on market $130,000 Active 25 DOM
4. 2026-06-15
   days on market $130,000 Active 24 DOM
5. 2026-06-13
   days on market $130,000 Active 22 DOM
6. 2026-06-13
   days on market $130,000 Active 21 DOM
7. 2026-06-09
   days on market $130,000 Active 18 DOM
8. 2026-06-08
   days on market $130,000 Active 17 DOM
9. 2026-06-07
   days on market $130,000 Active 16 DOM
10. 2026-06-04
    days on market $130,000 Active 13 DOM
11. 2026-06-03
    days on market $130,000 Active 12 DOM
12. 2026-06-02
    days on market $130,000 Active 11 DOM
13. 2026-06-01
    days on market $130,000 Active 10 DOM
14. 2026-05-31
    days on market $130,000 Active 9 DOM
15. 2026-05-22
    listed $130,000 Active
16. 2023-04-04
    soldstatus $150,000
17. 2023-04-03
    soldstatus $150,000 Closed 661-char remark

    Show marketing remark (661 chars)

    WELCOME HOME! Well maintained 2-bedroom, 2-bath multi-wide furnished home is move-in ready! Located in Florence Gardens 55+ community. Kitchen boasts double oven with smooth top range, dishwasher, & refrigerator. Laundry rm incl/Washer & Dryer. Separate dining room and breakfast nook, wood plank flooring through out home. Patio is on the south side of home to enjoy the winter sun! Workshop on North side. Take note of no neighbor across the street or behind you! Lots of open space! Florence Gardens amenities include 2-pools, 2-spas, clubhouse, Annex building, Pickle Ball Court, Horseshoes, Tennis Court, Cards, Ceramics, Lapidary, and much more!

18. 2023-03-25
    status Pending 661-char remark

    Show marketing remark (661 chars)

    WELCOME HOME! Well maintained 2-bedroom, 2-bath multi-wide furnished home is move-in ready! Located in Florence Gardens 55+ community. Kitchen boasts double oven with smooth top range, dishwasher, & refrigerator. Laundry rm incl/Washer & Dryer. Separate dining room and breakfast nook, wood plank flooring through out home. Patio is on the south side of home to enjoy the winter sun! Workshop on North side. Take note of no neighbor across the street or behind you! Lots of open space! Florence Gardens amenities include 2-pools, 2-spas, clubhouse, Annex building, Pickle Ball Court, Horseshoes, Tennis Court, Cards, Ceramics, Lapidary, and much more!

19. 2023-03-06
    historical Under Contract Accepting Backups 661-char remark

    Show marketing remark (661 chars)

    WELCOME HOME! Well maintained 2-bedroom, 2-bath multi-wide furnished home is move-in ready! Located in Florence Gardens 55+ community. Kitchen boasts double oven with smooth top range, dishwasher, & refrigerator. Laundry rm incl/Washer & Dryer. Separate dining room and breakfast nook, wood plank flooring through out home. Patio is on the south side of home to enjoy the winter sun! Workshop on North side. Take note of no neighbor across the street or behind you! Lots of open space! Florence Gardens amenities include 2-pools, 2-spas, clubhouse, Annex building, Pickle Ball Court, Horseshoes, Tennis Court, Cards, Ceramics, Lapidary, and much more!

20. 2023-03-03
    listed $150,000 Active 661-char remark

    Show marketing remark (661 chars)

    WELCOME HOME! Well maintained 2-bedroom, 2-bath multi-wide furnished home is move-in ready! Located in Florence Gardens 55+ community. Kitchen boasts double oven with smooth top range, dishwasher, & refrigerator. Laundry rm incl/Washer & Dryer. Separate dining room and breakfast nook, wood plank flooring through out home. Patio is on the south side of home to enjoy the winter sun! Workshop on North side. Take note of no neighbor across the street or behind you! Lots of open space! Florence Gardens amenities include 2-pools, 2-spas, clubhouse, Annex building, Pickle Ball Court, Horseshoes, Tennis Court, Cards, Ceramics, Lapidary, and much more!

21. 2018-01-08
    soldstatus $70,000
22. 2014-05-12
    soldstatus $63,000
23. 2013-12-17
    historical
24. 2013-01-16
    listed $70,000 Active
25. 2011-12-27
    historical
26. 2011-04-18
    price $74,500
27. 2010-12-29
    price $78,500
28. 2010-10-20
    listed $82,000 Active
29. 2008-03-26
    soldstatus $81,300
30. 2001-09-24
    soldstatus $50,000

ⓘ 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: $303 · $25/mo
• Projected year-2 tax: $858 · $72/mo
• Expected delta: +$555/yr (+$46/mo · 183.5%)

ⓘ 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 5/10 Major
• 🌡 Heat 8/10 Severe 5 d/yr ≥112°F today · 14 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: $17,748
• − Mortgage interest: −$7,282
• − Property taxes: −$303
• − Insurance: −$650
• − Repairs & maintenance: −$1,420
• − Management: −$1,420
• − HOA: −$600
• − Depreciation: −$3,782
• Taxable income: $2,292
• Est. tax owed @ 24.0%: −$550
• After-tax cash flow: $3,738/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

+160.0% since first listed

16 events — show timeline

• 2026-05-22 Listed $130,000 ARMLS
• 2023-04-04 Sold (Public Records) $150,000 Public Records
• 2023-04-03 Sold (MLS) $150,000 ARMLS
• 2023-03-25 Pending — ARMLS
• 2023-03-06 Contingent — ARMLS
• 2023-03-03 Listed $150,000 ARMLS
• 2018-01-08 Sold (Public Records) $70,000 Public Records
• 2014-05-12 Sold (Public Records) $63,000 Public Records
• 2013-12-17 Listing Removed — ARMLS
• 2013-01-16 Listed $70,000 ARMLS
• 2011-12-27 Listing Removed — ARMLS
• 2011-04-18 Price Changed $74,500 ARMLS
• 2010-12-29 Price Changed $78,500 ARMLS
• 2010-10-20 Listed $82,000 ARMLS
• 2008-03-26 Sold (Public Records) $81,300 Public Records
• 2001-09-24 Sold (Public Records) $50,000 Public Records

Property tax history

-2.0%/yr

Latest (2025): $303 · +2.3% YoY. Source: county tax records.