6703 E Javalina Way · Florence, AZ 85132

$260,000

3 bd · 2.0 ba · 1,510 sqft · SingleFamily public records · 87 Days on market

Built 2005 4,186 sqft lot $172/sqft · 13% below area Est $297k · 13% under $50/mo HOA · 3% of rent

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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 +13.2/15.0
• Cash flow +10.7/30.0
• DSCR +3.1/10.0
• Livability +3.0/5.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• 1% rule +2.2/10.0
• Schools +1.8/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Step into 6703 E Javalina Way to discover a residence featuring all stainless steel appliances and a walk in closet in primary bedroom. The property includes a separate tub and shower in primary bathroom, a covered patio, and a fenced in backyard. Interior details consist of fresh interior paint and new flooring throughout home. Updates include new appliances and fresh exterior paint. come visit now! Included 100-Day Home Warranty with buyer activation

Key facts

• Fenced in backyard
• Covered patio
• Walk in closet

Tags

• STAINLESS STEEL APPLIANCES
• WALK IN CLOSET
• SEPARATE TUB AND SHOWER
• COVERED PATIO
• FENCED IN BACKYARD
• FRESH INTERIOR PAINT

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $260k.

Deal economics

• At list price, monthly cash flow is $-124 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $238k (8.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $188k (27.8% below list).
• Recommended offer: $188k (27.8% below list) — sets the bar for 1% rule.
• Cap rate 5.7% vs local median 4.1% 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: amenities F, commute F, health & safety 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.
• Zoned schools: Florence High School (math 8% / reading 12%, grade F, #343 of 381 statewide, top 93%, 796 students, 44% FRL) — zoned schools at 44% FRL track the district average.
• Market conditions: Rents rising (+1.3%/yr); 737 active listings in the ZIP; 19 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $2k of loan paydown is wiped out by about $8k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 87 days — a 6% lower offer ($244k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 18y 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 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $187,765 (27.8% 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 87 days. Have you received any prior offers? Is the seller open to a 28% 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: 0.72% ✗
• Cap rate: 5.72%
• Cash-on-cash: -2.05%
• DSCR: 0.91
• GRM: 11.5

CMA / ARV

• ARV (median comp): $297,409
• List price: $260,000
• Delta: -12.58%
• 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
6774 E Superstition Way	0.07mi	3/2.0	1,505 (-0%)	8mo	$270,000	$179	90
6679 E Stacy St	0.57mi	4/2.0 (+1)	1,521 (+1%)	1mo	$284,800	$187	67
24174 N Nectar Ave	0.22mi	3/2.0	1,687 (+12%)	8mo	$288,000	$171	63
23941 N High Dunes Dr	0.41mi	3/2.0	1,688 (+12%)	3mo	$220,000	$130	59
23983 N High Dunes Dr	0.39mi	3/2.0	1,688 (+12%)	4mo	$263,000	$156	59
23777 N Mirage Ave	0.56mi	4/2.5 (+1)	1,576 (+4%)	2mo	$275,000	$174	58
23767 N High Dunes Dr	0.50mi	4/2.5 (+1)	1,576 (+4%)	7mo	$280,000	$178	56
23580 N High Dunes Dr	0.60mi	4/2.5 (+1)	1,576 (+4%)	2mo	$275,500	$175	56
5946 E Baja Ave	0.70mi	3/2.0	1,576 (+4%)	8mo	$257,000	$163	54
5908 E Athena Rd	0.70mi	3/2.0	1,664 (+10%)	1mo	$312,000	$188	50
5971 E Artemis Dr	0.74mi	3/2.0	1,662 (+10%)	6mo	$339,990	$205	44
6001 E Artemis Dr	0.72mi	3/2.0	1,662 (+10%)	8mo	$338,990	$204	42

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: -21.5%
• Equity multiple: 0.27×
• Total profit: $-53,358
• Equity at exit: $38,767

10-year hold

• IRR: -19.3%
• Equity multiple: 0.04×
• Total profit: $-69,760
• Equity at exit: $22,480

Cash invested: $72,800 (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: 737
• Price-to-rent: 11.5×

Monthly cashflow live

• Estimated rent: $1,878 high
• Mortgage (P&I): −$1,363
• Tax from tax record: −$86 /mo · $1,032/yr
• Insurance: −$108
• HOA: −$50
• Vacancy / Maint / Mgmt: −$394
• Net cashflow: $-124

Break-even live

Break-even rent $2,035

Max offer price $238,017

Occupancy floor —

Sensitivity live

Price	-10% $23	-5% $-51	+0% $-124	+5% $-198	+10% $-272
Rent	-10% $-273	-5% $-199	+0% $-124	+5% $-50	+10% $24
Rate	-1.0pp $6	-0.5pp $-58	base $-124	+0.5pp $-192	+1.0pp $-260

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: $65,000
• Closing costs: $7,800
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6774 E Four Peaks Way Florence, AZ	4.0	3.0	2192	$2,550	$1.16	26d	1	0.05mi
24638 N Shelton Way Florence, AZ	3.0	2.0	1511	$1,550	$1.03	14d	1	0.07mi
24201 N Cargo Ave Florence, AZ	3.0	2.0	1280	$1,600	$1.25	45d	1	0.23mi
24115 N Desert Dr Florence, AZ	3.0	2.0	1281	$1,500	$1.17	19d	1	0.28mi
24039 N Mojave Ln Florence, AZ	3.0	2.0	1281	$1,700	$1.33	18d	1	0.33mi
24035 N Desert Dr Florence, AZ	4.0	2.0	1520	$1,600	$1.05	26d	1	0.33mi
23816 N Wilderness Way Florence, AZ	3.0	2.0	1281	$1,595	$1.25	26d	1	0.44mi
6656 E Flynn Ave Florence, AZ	4.0	2.0	1521	$1,595	$1.05	18d	1	0.51mi
6063 E Sotol Dr Florence, AZ	4.0	2.5	1576	$1,700	$1.08	5d	1	0.53mi
5926 E Oasis Blvd Florence, AZ	4.0	2.5	1872	$1,600	$0.85	45d	1	0.57mi
6790 E Refuge Rd Florence, AZ	4.0	3.0	2221	$2,350	$1.06	11d	1	0.61mi
23777 N Desert Agave St Florence, AZ	4.0	2.5	2010	$1,681	$0.84	26d	1	0.67mi
23893 N Desert Agave St Florence, AZ	4.0	3.0	2221	$1,795	$0.81	20d	1	0.69mi
6817 E Quiet Retreat Florence, AZ	3.0	2.0	1280	$1,625	$1.27	26d	1	0.69mi
23634 N Desert Agave St Florence, AZ	4.0	2.5	1576	$1,595	$1.01	7d	1	0.72mi
6614 E Lush Vista Vw Florence, AZ	3.0	2.0	1280	$1,595	$1.25	45d	1	0.83mi
5771 E Thetis Dr Florence, AZ	4.0	3.0	1909	$2,195	$1.15	26d	1	0.90mi
5569 E Lush Vista Vw Florence, AZ	4.0	2.0	1790	$1,648	$0.92	26d	1	1.12mi
5569 E Lush Vista Vw Florence, AZ	4.0	2.0	1765	$1,648	$0.93	5d	1	1.12mi

HOA detail

• Monthly dues: $50 · $600/yr

Listing history 26 events

1. 2026-06-21
   days on market $260,000 Active 87 DOM
2. 2026-06-18
   days on market $260,000 Active 84 DOM
3. 2026-06-17
   days on market $260,000 Active 83 DOM
4. 2026-06-16
   days on market $260,000 Active 82 DOM
5. 2026-06-15
   days on market $260,000 Active 81 DOM
6. 2026-06-13
   days on market $260,000 Active 79 DOM
7. 2026-06-13
   days on market $260,000 Active 78 DOM
8. 2026-06-09
   days on market $260,000 Active 75 DOM
9. 2026-06-08
   days on market $260,000 Active 74 DOM
10. 2026-06-07
    days on market $260,000 Active 73 DOM
11. 2026-06-04
    pricedays on market $260,000 Active 70 DOM
12. 2026-06-03
    days on market $265,000 Active 69 DOM
13. 2026-06-02
    days on market $265,000 Active 68 DOM
14. 2026-06-01
    days on market $265,000 Active 67 DOM
15. 2026-05-31
    days on market $265,000 Active 66 DOM
16. 2026-05-14
    price $265,000 456-char remark

    Show marketing remark (456 chars)

    Step into 6703 E Javalina Way to discover a residence featuring all stainless steel appliances and a walk in closet in primary bedroom. The property includes a separate tub and shower in primary bathroom, a covered patio, and a fenced in backyard. Interior details consist of fresh interior paint and new flooring throughout home. Updates include new appliances and fresh exterior paint. come visit now! Included 100-Day Home Warranty with buyer activation

17. 2026-03-26
    listed $270,000 Active 456-char remark

    Show marketing remark (456 chars)

    Step into 6703 E Javalina Way to discover a residence featuring all stainless steel appliances and a walk in closet in primary bedroom. The property includes a separate tub and shower in primary bathroom, a covered patio, and a fenced in backyard. Interior details consist of fresh interior paint and new flooring throughout home. Updates include new appliances and fresh exterior paint. come visit now! Included 100-Day Home Warranty with buyer activation

18. 2026-03-12
    soldstatus $231,900
19. 2015-09-24
    soldstatus $95,000 Closed 237-char remark

    Show marketing remark (237 chars)

    Open floor plan with split bedrooms for privacy. Features include vaulted ceiling, media niche with surround sound, and soft water loop. This home has hardly been lived in as it is a winter vacation home and only occasionally occupied.

20. 2015-09-23
    soldstatus $95,000
21. 2015-08-31
    status Pending 237-char remark

    Show marketing remark (237 chars)

    Open floor plan with split bedrooms for privacy. Features include vaulted ceiling, media niche with surround sound, and soft water loop. This home has hardly been lived in as it is a winter vacation home and only occasionally occupied.

22. 2015-08-27
    listed $99,000 Active 237-char remark

    Show marketing remark (237 chars)

    Open floor plan with split bedrooms for privacy. Features include vaulted ceiling, media niche with surround sound, and soft water loop. This home has hardly been lived in as it is a winter vacation home and only occasionally occupied.

23. 2009-04-17
    soldstatus $58,000
24. 2009-01-27
    historical
25. 2008-07-12
    listed $54,900
26. 2004-05-21
    soldstatus $1,665,000

ⓘ 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: $1,032 · $86/mo
• Projected year-2 tax: $1,716 · $143/mo
• Expected delta: +$684/yr (+$57/mo · 66.3%)

ⓘ 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 9/10 Extreme 7 d/yr ≥112°F today · 20 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: $22,532
• − Mortgage interest: −$14,564
• − Property taxes: −$1,032
• − Insurance: −$1,300
• − Repairs & maintenance: −$1,803
• − Management: −$1,803
• − HOA: −$600
• − Depreciation: −$7,564
• Taxable loss: −$6,133
• Est. tax savings @ 24.0%: +$1,472
• After-tax cash flow: $-21/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

• 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

-84.1% since first listed

11 events — show timeline

• 2026-05-14 Price Changed $265,000 ARMLS
• 2026-03-26 Listed $270,000 ARMLS
• 2026-03-12 Sold (Public Records) $231,900 Public Records
• 2015-09-24 Sold (MLS) $95,000 ARMLS
• 2015-09-23 Sold (Public Records) $95,000 Public Records
• 2015-08-31 Pending — ARMLS
• 2015-08-27 Listed $99,000 ARMLS
• 2009-04-17 Sold (MLS) $58,000 ARMLS
• 2009-01-27 Listing Removed — ARMLS
• 2008-07-12 Listed $54,900 ARMLS
• 2004-05-21 Sold (Public Records) $1,665,000 Public Records

Property tax history

-1.7%/yr

Latest (2025): $1,032 · +2.3% YoY. Source: county tax records.