3700 S Tomahawk Rd #31 · Apache Junction, AZ 85119

$89,900

3 bd · 2.0 ba · 1,344 sqft · Manufactured · 140 Days on market

Built 1999 Est $90k · at est. ↓ 24% 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.6/15.0
• Livability +3.3/5.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Schools +1.5/10.0
• Appreciation +0.0/10.0

Listing remarks

Join the Fabulous Quail Run Community! Home is being sold fully furnished just bring your clothes. This bed 3-bed, 2 bath is perfect large family room. Vinyl plank flooring in the common areas and carpet only in the bedrooms. Two guest beds at the front of the unit perfect for an office and an extra bedroom for when your friends and family visit Large kitchen with walk in pantry. Large primary bed with walk in closet at the left of the entry. Enjoy your morning coffee in the large Arizona room that includes a separate shop/storage area with work bench. Extended 2 car carport. Newer HVAC from 2023. Updated flooring 2022 and new seal coat of roof 2026. This quiet and incredibly private gat

Key facts

• Large family room
• Arizona room
• Club house

Tags

• LARGE FAMILY ROOM
• WALK IN PANTRY
• ARIZONA ROOM
• SEPARATE SHOP STORAGE AREA
• EXTENDED 2 CAR CARPORT
• CLUB HOUSE

Property features AI

Finance

• Other: Directions provided by listing; Lot size reported by owner
• HOA & community: Land lease (monthly); Land lease payment $874.33 per month; No association fees included; Community pool; Community heated spa; Community media room; Fitness center

Exterior

• Parking: 2 covered parking spaces; 2 carport spaces
• Security: Gated community
• Utilities: City water; Public sewer
• Home design: Manufactured/mobile home; Leasehold ownership
• Construction: Wood siding; Wood frame construction; Composition roof with reflective coating; Building area reported by owner
• Exterior features: Storage; Gravel/stone front yard; Gravel/stone back yard; Asphalt road access

Interior

• Kitchen: Laminate counters; Walk-in pantry; Refrigerator; Dishwasher; Disposal
• Bedrooms: Up to 3 bedrooms
• Flooring: Carpet; Laminate; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating; Central air conditioning
• Interior features: Eat-in kitchen; Full bath in primary bedroom; Laminate counters; Refrigerator; Dishwasher; Disposal

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $90k.

Deal economics

• At list price, monthly cash flow is $1k ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $90k).
• Recommended offer: $79k (12.0% below list) — sets the bar for market timing.
• Cap rate 19.7% 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); 357 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals leasing fast (median 13d on market — plan ~1-2 weeks tenant-placement turnaround); 9,504 units permitted in Pinal County in 2024 (776 in 5+ unit buildings).
• This rent runs 34% of the median local income ($72k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $622 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 1.6% rent growth), your $25k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 140 days — a 12% lower offer ($79k) is reasonable based on typical stale-listing flexibility.

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 $79,112 (12.0% below list)

Questions for the listing agent

1. It's been on market 140 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: 2.29% ✓
• Cap rate: 19.67%
• Cash-on-cash: 47.78%
• DSCR: 3.13
• GRM: 3.6

CMA / ARV

• ARV (on-the-fly): $90,048
• 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 #153	0.12mi	2/2.0 (-1)	1,344 (0%)	4mo	$77,500	$58	86
3700 S Tomahawk Rd #91	0.00mi	2/2.0 (-1)	1,428 (+6%)	1mo	$85,000	$60	84
3700 S Tomahawk Rd #13	0.00mi	2/2.0 (-1)	1,436 (+7%)	2mo	$59,000	$41	82
3700 S Tomahawk Rd #16	0.00mi	3/2.0	1,512 (+12%)	0mo	$119,900	$79	79
3500 S Tomahawk Rd #188	0.16mi	2/2.0 (-1)	1,248 (-7%)	1mo	$75,000	$60	75
2605 S Tomahawk Rd #46	0.69mi	2/2.0 (-1)	1,344 (0%)	6mo	$57,900	$43	58
2400 E Baseline Ave #125	0.72mi	2/2.0 (-1)	1,376 (+2%)	1mo	$82,900	$60	57
3355 S Cortez Rd #98	0.73mi	2/2.0 (-1)	1,356 (+1%)	6mo	$110,000	$81	55
2400 E Baseline Ave #181	0.72mi	3/2.0	1,456 (+8%)	5mo	$148,000	$102	49
2605 S Tomahawk Rd #181	0.70mi	3/2.0	1,200 (-11%)	4mo	$125,000	$104	46
2400 E Baseline Rd #248	0.72mi	2/2.0 (-1)	1,500 (+12%)	4mo	$152,500	$102	39
2400 E Baseline Ave #148	0.73mi	2/2.0 (-1)	1,500 (+12%)	5mo	$100,000	$67	38

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: 43.6%
• Equity multiple: 2.84×
• Total profit: $46,378
• Equity at exit: $13,404

10-year hold

• IRR: 49.0%
• Equity multiple: 5.41×
• Total profit: $111,079
• Equity at exit: $7,773

Cash invested: $25,172 (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: 357
• Price-to-rent: 3.6×

Monthly cashflow live

• Estimated rent: $2,055 high
• Mortgage (P&I): −$471
• Tax est. 1.5%: −$112 /mo · $1,348/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$432
• Net cashflow: $1,002

Break-even live

Break-even rent $786

Max offer price $89,900

Occupancy floor 46%

Sensitivity live

Price	-10% $1,064	-5% $1,033	+0% $1,002	+5% $971	+10% $940
Rent	-10% $840	-5% $921	+0% $1,002	+5% $1,083	+10% $1,165
Rate	-1.0pp $1,047	-0.5pp $1,025	base $1,002	+0.5pp $979	+1.0pp $955

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: $22,475
• Closing costs: $2,697
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3478 S Chaparral Rd Apache Junction, AZ	3.0	2.5	1614	$1,850	$1.15	6d	1	0.44mi
3448 S Chaparral Rd Apache Junction, AZ	3.0	2.0	1186	$1,848	$1.56	12d	1	0.47mi
3277 S Chaparral Rd Apache Junction, AZ	3.0	2.5	1614	$1,770	$1.10	4d	1	0.54mi
3705 S Conestoga Rd Apache Junction, AZ	3.0	2.0	1700	$1,895	$1.11	25d	1	0.61mi
3879 S Conestoga Rd Apache Junction, AZ	3.0	2.0	1578	$1,910	$1.21	25d	1	0.62mi
3333 S Conestoga Rd Apache Junction, AZ	3.0	2.0	1387	$2,900	$2.09	25d	1	0.67mi
2653 S Powell Rd Apache Junction, AZ	4.0	2.0	1560	$1,945	$1.25	6d	1	0.80mi
2681 E Boulder Ave Apache Junction, AZ	3.0	3.5	1776	$2,200	$1.24	25d	1	0.89mi
700 E Quail Ave Apache Junction, AZ	3.0	2.0	1168	$1,795	$1.54	6d	1	1.02mi
705 E Kachina Ave Apache Junction, AZ	3.0	2.0	1400	$2,655	$1.90	6d	1	1.35mi
3301 S Goldfield Rd Unit 4077 Apache Junction, AZ	2.0	2.0	1548	$1,850	$1.20	25d	1	1.41mi

Listing history 17 events

1. 2026-06-21
   days on market $89,900 Active 140 DOM
2. 2026-06-18
   days on market $89,900 Active 137 DOM
3. 2026-06-17
   days on market $89,900 Active 136 DOM
4. 2026-06-16
   days on market $89,900 Active 135 DOM
5. 2026-06-15
   days on market $89,900 Active 134 DOM
6. 2026-06-13
   pricedays on market $89,900 Active 132 DOM
7. 2026-06-09
   days on market $94,500 Active 128 DOM
8. 2026-06-08
   days on market $94,500 Active 127 DOM
9. 2026-06-07
   days on market $94,500 Active 126 DOM
10. 2026-06-04
    days on market $94,500 Active 123 DOM
11. 2026-06-03
    days on market $94,500 Active 122 DOM
12. 2026-06-02
    days on market $94,500 Active 121 DOM
13. 2026-06-01
    days on market $94,500 Active 120 DOM
14. 2026-05-31
    days on market $94,500 Active 119 DOM
15. 2026-04-15
    price $94,500
16. 2026-04-01
    price $119,900
17. 2026-02-01
    listed $124,900 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: $24,660
• − Mortgage interest: −$5,036
• − Property taxes: −$1,348
• − Insurance: −$450
• − Repairs & maintenance: −$1,973
• − Management: −$1,973
• − Depreciation: −$2,615
• Taxable income: $11,266
• Est. tax owed @ 24.0%: −$2,704
• After-tax cash flow: $9,323/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

-24.3% since first listed

3 events — show timeline

• 2026-04-15 Price Changed $94,500 ARMLS
• 2026-04-01 Price Changed $119,900 ARMLS
• 2026-02-01 Listed $124,900 ARMLS