3724 N South Dakota Ave · Florence, AZ 85132

$139,900

2 bd · 2.0 ba · 1,440 sqft · Manufactured public records · 17 Days on market

Built 1973 6,216 sqft lot Est $235k · 40% 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 +28.5/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +7.0/10.0
• 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

This home is ready for a little loving and has some good basics to it. The windows have been replaced, roof has been replaced some time back with what looks to be metal with reflective coating. 2 large sheds, screened in porch. It has a Generac generator in back, and solar back up generator- this home is being represented by a fiduciary of the trust and not alot of info is known and is being sold AS-Is condition. All appliances convey.

Key facts

• 6,216 sq ft lot
• 4 parking spots
• Community pool

Property features AI

Finance

• Other: Lot size reported as 6,216 (source: assessor)
• HOA & community: Association with an annual fee of $605; Association fee covers grounds maintenance; Community pool; Community spa (heated); Pickleball courts; Golf; Community media room; Biking/walking paths; Fitness center

Exterior

• Parking: 2 covered parking spaces; 2 open parking spaces; RV access/parking; Separate storage area; 2-car carport
• Utilities: City water; Public sewer
• Home design: Manufactured/Mobile home; Fee simple ownership; Asphalt road access
• Construction: Vinyl siding; Wood frame construction; Painted exterior; Metal and rolled/hot mop roof
• Exterior features: Storage area; Desert front and back landscaping; City-maintained road

Interior

• Kitchen: Refrigerator; Dishwasher; Laminate counters
• Bedrooms: 2 possible bedrooms
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Heat pump heating; Heat pump cooling; Central air
• Interior features: High-speed internet; 3/4 bath in master bedroom; Laminate countertops; Dual-pane windows; Storage
• Laundry & utility: Laundry inside

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $140k.

Deal economics

• At list price, monthly cash flow is $455 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $140k).
• Recommended offer: $138k (1.5% below list) — sets the bar for market timing.
• Cap rate 10.2% 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; 1 comparable units currently listed for rent nearby; 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 $967 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 1.3% rent growth), your $39k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 17 days — a 2% lower offer ($138k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $25k; list at $140k implies a 460% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 5→12/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $137,801 (1.5% below list)

Questions for the listing agent

1. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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.
6. 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.
7. 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: 1.20% ✓
• Cap rate: 10.20%
• Cash-on-cash: 13.95%
• DSCR: 1.62
• GRM: 7.0

CMA / ARV

• ARV (on-the-fly): $234,720
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3716 N Montana Ave	0.09mi	3/2.0 (+1)	1,457 (+1%)	3mo	$150,000	$103	86
3822 N Iowa Ave	0.30mi	2/2.0	1,429 (-1%)	2mo	$280,000	$196	83
3809 N Kansas Ave	0.19mi	2/2.0	1,501 (+4%)	2mo	$198,500	$132	82
806 E Pennsylvania Ave	0.39mi	3/2.0 (+1)	1,457 (+1%)	0mo	$174,900	$120	74
812 E Lancaster Cir	0.45mi	3/2.0 (+1)	1,457 (+1%)	4mo	$260,000	$178	69
3703 N Colorado Ave	0.31mi	3/2.0 (+1)	1,570 (+9%)	1mo	$265,000	$169	65
3731 N Kansas Ave	0.18mi	3/2.0 (+1)	1,249 (-13%)	2mo	$195,000	$156	63
3926 N Florence Blvd	0.46mi	2/2.0	1,561 (+8%)	3mo	$255,000	$163	62
800 E Mississippi St	0.23mi	3/2.0 (+1)	1,260 (-12%)	3mo	$210,000	$167	60
3914 N Florence Blvd	0.40mi	2/2.0	1,248 (-13%)	0mo	$205,000	$164	59
813 E Pennsylvania Ave	0.40mi	3/2.0 (+1)	1,569 (+9%)	4mo	$180,000	$115	58
808 E Pennsylvania Ave	0.40mi	2/2.0	1,249 (-13%)	2mo	$196,500	$157	58

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: 2.3%
• Equity multiple: 1.09×
• Total profit: $3,438
• Equity at exit: $20,860

10-year hold

• IRR: 10.3%
• Equity multiple: 1.74×
• Total profit: $28,852
• Equity at exit: $12,096

Cash invested: $39,172 (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 85132

• Home prices YoY: -5.2%
• Rents YoY: 1.3%
• Active inventory: 714
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $1,673 medium
• Mortgage (P&I): −$734
• Tax from tax record: −$24 /mo · $288/yr
• Insurance: −$58
• HOA: −$50
• Vacancy / Maint / Mgmt: −$351
• Net cashflow: $455

Break-even live

Break-even rent $1,096

Max offer price $139,900

Occupancy floor 68%

Sensitivity live

Price	-10% $535	-5% $495	+0% $455	+5% $256	+10% $208
Rent	-10% $323	-5% $389	+0% $455	+5% $522	+10% $588
Rate	-1.0pp $526	-0.5pp $491	base $455	+0.5pp $419	+1.0pp $382

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: $34,975
• Closing costs: $4,197
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3611 N Michigan Ave Florence, AZ	2.0	1.5	1441	$1,600	$1.11	44d	1	0.22mi

HOA detail

• Monthly dues: $50 · $600/yr

Listing history 13 events

1. 2026-06-18
   days on market $139,900 Active 17 DOM
2. 2026-06-17
   days on market $139,900 Active 16 DOM
3. 2026-06-16
   days on market $139,900 Active 15 DOM
4. 2026-06-15
   days on market $139,900 Active 14 DOM
5. 2026-06-13
   days on market $139,900 Active 12 DOM
6. 2026-06-13
   days on market $139,900 Active 11 DOM
7. 2026-06-09
   days on market $139,900 Active 8 DOM
8. 2026-06-08
   days on market $139,900 Active 7 DOM
9. 2026-06-07
   days on market $139,900 Active 6 DOM
10. 2026-06-04
    days on market $139,900 Active 3 DOM
11. 2026-06-03
    days on market $139,900 Active 2 DOM
12. 2026-06-01
    remarks 439-char remark
13. 2026-06-01
    listed $139,900 Active 1 DOM

ⓘ 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: $288 · $24/mo
• Projected year-2 tax: $923 · $77/mo
• Expected delta: +$635/yr (+$53/mo · 220.6%)

ⓘ 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 · 12 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: $20,072
• − Mortgage interest: −$7,837
• − Property taxes: −$288
• − Insurance: −$700
• − Repairs & maintenance: −$1,606
• − Management: −$1,606
• − HOA: −$600
• − Depreciation: −$4,070
• Taxable income: $3,366
• Est. tax owed @ 24.0%: −$808
• After-tax cash flow: $4,657/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

+258.7% since first listed

4 events — show timeline

• 2026-06-01 Listed $139,900 ARMLS
• 2005-11-16 Sold (Public Records) $25,000 Public Records
• 2004-05-21 Sold (Public Records) $47,000 Public Records
• 1993-12-01 Sold (Public Records) $39,000 Public Records

Property tax history

-3.1%/yr

Latest (2014): $288 · -8.4% YoY. Source: county tax records.