226 S Avenue C · San Manuel, AZ 85631

$99,990

2 bd · 1.0 ba · 864 sqft · SingleFamily public records · 64 Days on market

Built 1954 9,148 sqft lot $116/sqft · 23% below area Est $130k · 23% under

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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 +24.2/30.0
• ARV discount +15.0/15.0
• DSCR +7.8/10.0
• 1% rule +5.5/10.0
• Livability +3.1/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Unlock the possibilities in this single-level home, ready to be transformed into your ideal living space! Offering 2 bedrooms and 1 bathroom, this home presents a wonderful opportunity to personalize and create something truly special. A fenced-in front yard is just the beginning, complemented by carport parking, an extended driveway, and a convenient storage shed. Inside, you'll find a formal living room filled with abundant natural light, enhanced by newer dual-pane windows for improved energy efficiency and comfort. The eat-in kitchen features a gas range and wood cabinetry, ready for your personal touch. The home also includes a newer HVAC system, adding year-round comfort and peace of mind. Perfectly sized bedrooms provide cozy retreats, while the screened-in patio offers a relaxing space to unwind. The spacious backyard, complete with a mature tree, provides endless potential to create your own outdoor oasis. A separate workshop rounds out the property--ideal for projects, hobbies, or additional storage. Make this yours!

Key facts

• Fenced-in front yard
• Carport parking
• Storage shed

Tags

• FENCED-IN FRONT YARD
• CARPORT PARKING
• EXTENDED DRIVEWAY
• STORAGE SHED
• FORMAL LIVING ROOM
• NEWER DUAL-PANE WINDOWS

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $199 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $94k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 62/100 on livability (#144 in AZ) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B; Watch: schools F, amenities F, commute F.
• Mammoth-San Manuel Unified District (4439) (rural): math 34% / reading 32% proficiency, ranked #262 of 501 in AZ (top 52%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 64% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 31 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 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 $692 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 64 days — a 6% lower offer ($94k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 22y 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 $62k; list at $100k implies a 61% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1954 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wildfire risk; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $93,990 (6.0% below list)

Questions for the listing agent

1. It's been on market 64 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1954 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 1.05% ✓
• Cap rate: 8.68%
• Cash-on-cash: 8.51%
• DSCR: 1.38
• GRM: 8.0

CMA / ARV

• ARV (median comp): $130,309
• List price: $99,990
• Delta: -23.27%
• 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
232 S Avenue C	0.04mi	2/1.0	864 (0%)	13mo	$154,500	$179	87
325 S Avenue A	0.27mi	2/1.0	864 (0%)	1mo	$140,000	$162	86
138 W 5th Ave	0.34mi	2/1.0	864 (0%)	1mo	$144,500	$167	84
113 S Ave B	0.24mi	2/1.0	864 (0%)	10mo	$149,000	$172	81
314 S Ave B	0.17mi	2/1.0	864 (0%)	15mo	$110,000	$127	80
318 S Mcnab Pkwy	0.21mi	2/1.0	864 (0%)	17mo	$114,900	$133	76
114 W 4th Ave	0.26mi	2/1.0	864 (0%)	15mo	$157,500	$182	75
111 S Avenue A E	0.34mi	2/1.0	864 (0%)	11mo	$59,000	$68	75
612 W 2nd Ave	0.54mi	2/1.0	864 (0%)	5mo	$64,000	$74	71
239 S Ave A	0.16mi	2/1.0	944 (+9%)	17mo	$175,000	$185	63
110 S Ave B	0.27mi	2/1.0	992 (+15%)	3mo	$160,250	$162	60
620 W Park Pl	0.63mi	2/1.0	864 (0%)	18mo	$190,000	$220	55

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -3.4%
• Equity multiple: 0.87×
• Total profit: $-3,579
• Equity at exit: $14,909

10-year hold

• IRR: 6.3%
• Equity multiple: 1.47×
• Total profit: $13,074
• Equity at exit: $8,645

Cash invested: $27,997 (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 85631

• Home prices YoY: -18.6%
• Active inventory: 31
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $1,046 high
• Mortgage (P&I): −$524
• Tax from tax record: −$62 /mo · $744/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$220
• Net cashflow: $199

Break-even live

Break-even rent $795

Max offer price $99,990

Occupancy floor 76%

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: $24,998
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
233 South Avenue B Unit B San Manuel, AZ	2.0	1.0	864	$835	$0.97	21d	1	0.02mi
227 South Avenue B Unit B San Manuel, AZ	3.0	1.0	1053	$1,250	$1.19	24d	1	0.05mi
212 S Avenue C San Manuel, AZ	3.0	2.0	1074	$1,175	$1.09	24d	1	0.12mi
118 W 5th Ave San Manuel, AZ	2.0	1.0	864	$895	$1.04	23d	1	0.29mi
904 W 4th Ave San Manuel, AZ	3.0	1.0	1053	$1,100	$1.04	2d	1	0.58mi

Listing history 22 events

1. 2026-06-19
   days on market $99,990 Active 64 DOM
2. 2026-06-18
   days on market $99,990 Active 63 DOM
3. 2026-06-17
   days on market $99,990 Active 62 DOM
4. 2026-06-16
   days on market $99,990 Active 61 DOM
5. 2026-06-15
   days on market $99,990 Active 60 DOM
6. 2026-06-14
   days on market $99,990 Active 58 DOM
7. 2026-06-12
   days on market $99,990 Active 57 DOM
8. 2026-06-09
   days on market $99,990 Active 54 DOM
9. 2026-06-08
   days on market $99,990 Active 53 DOM
10. 2026-06-07
    days on market $99,990 Active 52 DOM
11. 2026-06-05
    days on market $99,990 Active 50 DOM
12. 2026-06-04
    days on market $99,990 Active 48 DOM
13. 2026-06-02
    days on market $99,990 Active 47 DOM
14. 2026-06-01
    days on market $99,990 Active 46 DOM
15. 2026-05-31
    days on market $99,990 Active 45 DOM
16. 2026-05-31
    days on market $99,990 Active 44 DOM
17. 2026-05-08
    historical Active Contingent 1043-char remark

    Show marketing remark (1043 chars)

    Unlock the possibilities in this single-level home, ready to be transformed into your ideal living space! Offering 2 bedrooms and 1 bathroom, this home presents a wonderful opportunity to personalize and create something truly special. A fenced-in front yard is just the beginning, complemented by carport parking, an extended driveway, and a convenient storage shed. Inside, you'll find a formal living room filled with abundant natural light, enhanced by newer dual-pane windows for improved energy efficiency and comfort. The eat-in kitchen features a gas range and wood cabinetry, ready for your personal touch. The home also includes a newer HVAC system, adding year-round comfort and peace of mind. Perfectly sized bedrooms provide cozy retreats, while the screened-in patio offers a relaxing space to unwind. The spacious backyard, complete with a mature tree, provides endless potential to create your own outdoor oasis. A separate workshop rounds out the property--ideal for projects, hobbies, or additional storage. Make this yours!

18. 2026-04-16
    listed $99,990 Active 1043-char remark

    Show marketing remark (1043 chars)

    Unlock the possibilities in this single-level home, ready to be transformed into your ideal living space! Offering 2 bedrooms and 1 bathroom, this home presents a wonderful opportunity to personalize and create something truly special. A fenced-in front yard is just the beginning, complemented by carport parking, an extended driveway, and a convenient storage shed. Inside, you'll find a formal living room filled with abundant natural light, enhanced by newer dual-pane windows for improved energy efficiency and comfort. The eat-in kitchen features a gas range and wood cabinetry, ready for your personal touch. The home also includes a newer HVAC system, adding year-round comfort and peace of mind. Perfectly sized bedrooms provide cozy retreats, while the screened-in patio offers a relaxing space to unwind. The spacious backyard, complete with a mature tree, provides endless potential to create your own outdoor oasis. A separate workshop rounds out the property--ideal for projects, hobbies, or additional storage. Make this yours!

19. 2004-10-01
    soldstatus $62,000
20. 2004-09-09
    soldstatus $62,000 116-char remark

    Show marketing remark (116 chars)

    Beautiful home with fenced yard, large tuff shed, new kitchen, newer air conditioner/furnace, new bathroom and more.

21. 2004-03-30
    listed $63,500 116-char remark

    Show marketing remark (116 chars)

    Beautiful home with fenced yard, large tuff shed, new kitchen, newer air conditioner/furnace, new bathroom and more.

22. 1988-04-20
    soldstatus $30,000

ⓘ 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: $744 · $62/mo
• Projected year-2 tax: $744 · $62/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥102°F today · 22 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: $12,555
• − Mortgage interest: −$5,601
• − Property taxes: −$744
• − Insurance: −$500
• − Repairs & maintenance: −$1,004
• − Management: −$1,004
• − Depreciation: −$2,909
• Taxable income: $793
• Est. tax owed @ 24.0%: −$190
• After-tax cash flow: $2,192/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: Mammoth-San Manuel Unified District (4439)
• NCES district ID: 0404570
• Math proficiency: 34% ▲ 11.00%
• Reading proficiency: 32% ▲ 1.00%
• Median HH income: $40,112
• Composite: 30.46/100
• National rank: #11500
• State rank: #262 of 501 in AZ

Livability — San Manuel

• Score: 62/100
• State rank: #144
• US rank: #17143

Category grades

Amenities F Commute F Cost of living A+ Crime B Employment F Housing A+ Health & safety F User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: San Manuel, AZ
• Population (ZIP): 3,283

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: Hispanic / Latino 48% White 46% Two or more races 17%
• Hispanic origin (detail): Mexican 42%
• Common ancestry: Romanian 4% Serbian 2% Lithuanian 2%
• Foreign-born: 4% · Canada
• Languages at home: 81% English-only · Spanish 18% French/Haitian/Cajun 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: ▼ -45.69%
• Current HPI: 200.0343
• Rent YoY: —
• Metro: —
• 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

+233.3% since first listed

6 events — show timeline

• 2026-05-08 Contingent — MLSSAZ
• 2026-04-16 Listed $99,990 MLSSAZ
• 2004-10-01 Sold (Public Records) $62,000 Public Records
• 2004-09-09 Sold (MLS) $62,000 MLSSAZ
• 2004-03-30 Listed $63,500 MLSSAZ
• 1988-04-20 Sold (Public Records) $30,000 Public Records

Property tax history

+1.2%/yr

Latest (2025): $744 · +4.2% YoY. Source: county tax records.