2605 S Tomahawk Rd #65 · Apache Junction, AZ 85119

$42,000

2 bd · 1.0 ba · 782 sqft · Manufactured · 56 Days on market

Built 1984 Good condition Est $28k · 49% over

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Condition / age +3.8/5.0
• Livability +3.3/5.0
• Rent growth +2.9/5.0
• Schools +1.5/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

Ready for a quick move-in and packed with charm, this Apache Junction gem is the perfect place to start your next chapter. Stay cool year-round with a brand new AC already installed, then unwind as hummingbirds flutter through the colorful, thoughtfully curated garden just outside your window. This lovingly maintained home offers a peaceful setting that's hard to find. Inside, you'll love the bright and efficient layout with the kitchen and living area up front to capture natural light, while two bedrooms and a bathroom are tucked privately in the back. Located in a smaller gated community with stunning Superstition Mountain views, you'll enjoy amenities designed for an active lifestyle whi

Key facts

• Colorful garden
• Gated community
• Curated garden

Tags

• COLORFUL GARDEN
• CURATED GARDEN
• GATED COMMUNITY
• SUPERSTITION MOUNTAIN VIEWS

Property features AI

Finance

• Other: Property listed as leasehold
• Financial info: Current financing: Other
• HOA & community: Land lease: $797 monthly; No association fees included; Community pool; Pickleball courts; Community spa (heated); Fitness center

Exterior

• Parking: 1 open parking space; 2 covered parking spaces; 2 carport spaces
• Security: Gated community
• Utilities: City water; Septic (connected)
• Home design: Manufactured/mobile home; Leasehold ownership
• Construction: Metal siding and wood frame construction; Foam roof; Rolled/hot mop roofing
• Exterior features: Screened-in patio(s); Outdoor storage; East/West exposure; Gravel/stone backyard; Synthetic grass front yard; Mountain views

Interior

• Kitchen: Built-in microwave; Refrigerator; Dishwasher; Garbage disposal; Built-in electric oven; Pantry
• Bedrooms: Up to 2 possible bedrooms
• Flooring: Laminate
• Bathrooms: 1 full bathroom (total 1 bathroom)
• Heating & cooling: Heat pump heating; Ceiling fans; Window/wall air conditioning
• Interior features: High-speed internet; Eat-in kitchen; Pantry; Master bedroom with 3/4 bath
• Laundry & utility: Laundry inside

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $42k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $737 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $42k).
• Recommended offer: $41k (3.0% below list) — sets the bar for market timing.
• Cap rate 27.3% 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); 354 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals leasing fast (median 6d on market — plan ~1-2 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 $290 of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 1.6% rent growth), your $12k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 56 days — a 3% lower offer ($41k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 3→9/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $40,740 (3.0% below list)

Questions for the listing agent

1. It's been on market 56 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
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. 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?
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: 3.10% ✓
• Cap rate: 27.35%
• Cash-on-cash: 75.20%
• DSCR: 4.35
• GRM: 2.7

CMA / ARV

• ARV (on-the-fly): $28,152
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1517 E 22nd Ave	0.29mi	2/1.0	780 (-0%)	4mo	$160,000	$205	83
2605 S Tomahawk Rd #99	0.00mi	2/1.5	896 (+15%)	3mo	$28,700	$32	71
2605 S Tomahawk Rd #28	0.05mi	1/1.0 (-1)	728 (-7%)	17mo	$26,500	$36	67
1524 E 23rd Ave	0.28mi	2/1.0	841 (+8%)	13mo	$224,000	$266	64
2605 S Tomahawk Rd #8	0.05mi	2/2.0	896 (+15%)	13mo	$26,500	$30	59
2348 S Pomo Ave	0.34mi	1/1.5 (-1)	750 (-4%)	16mo	$239,000	$319	57
1563 E 23rd Ave	0.23mi	1/1.0 (-1)	705 (-10%)	24mo	$198,000	$281	48
1617 S Cortez Rd #26	0.68mi	1/1.0 (-1)	756 (-3%)	17mo	$17,000	$22	43
3405 S Tomahawk Rd #14	0.48mi	2/2.0	896 (+15%)	10mo	$15,000	$17	42
3405 S Tomahawk Rd #111	0.48mi	2/1.0	896 (+15%)	15mo	$30,000	$33	41

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: 73.5%
• Equity multiple: 4.26×
• Total profit: $38,308
• Equity at exit: $6,262

10-year hold

• IRR: 76.9%
• Equity multiple: 8.36×
• Total profit: $86,524
• Equity at exit: $3,631

Cash invested: $11,760 (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: 354
• Price-to-rent: 2.7×

Monthly cashflow live

• Estimated rent: $1,300 high
• Mortgage (P&I): −$220
• Tax est. 1.5%: −$52 /mo · $630/yr
• Insurance: −$18
• HOA: −$0
• Vacancy / Maint / Mgmt: −$273
• Net cashflow: $737

Break-even live

Break-even rent $367

Max offer price $42,000

Occupancy floor 38%

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: $10,500
• Closing costs: $1,260
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1540 E 25th Ave Apache Junction, AZ	2.0	1.0	850	$995	$1.17	12d	1	0.15mi
501 E Quail Ave Apache Junction, AZ	2.0	1.0	720	$1,150	$1.60	3d	1	0.80mi
501 E Quail Ave Apache Junction, AZ	2.0	1.0	720	$1,150	$1.60	5d	1	0.80mi
403 E Quail Ave Apache Junction, AZ	2.0	1.0	800	$1,350	$1.69	4d	1	0.85mi
1297 E Broadway Ave Apache Junction, AZ	1.0–3.0	1.0–2.0	954	$1,937	$2.03	1d	29	1.03mi
975 S Royal Palm Rd Apache Junction, AZ	2.0–3.0	2.0	1000	$1,325	$1.32	2d	13	1.14mi
452 E 10th Ave Unit 104 Apache Junction, AZ	2.0	1.0	783	$1,000	$1.28	22d	1	1.26mi
2061 S Apache Dr Unit 1 Apache Junction, AZ	2.0	1.0	800	$1,095	$1.37	5d	1	1.27mi

Listing history 15 events

1. 2026-06-18
   days on market $42,000 Active 56 DOM
2. 2026-06-17
   days on market $42,000 Active 55 DOM
3. 2026-06-16
   days on market $42,000 Active 54 DOM
4. 2026-06-15
   days on market $42,000 Active 53 DOM
5. 2026-06-13
   days on market $42,000 Active 51 DOM
6. 2026-06-09
   days on market $42,000 Active 47 DOM
7. 2026-06-08
   days on market $42,000 Active 46 DOM
8. 2026-06-07
   days on market $42,000 Active 45 DOM
9. 2026-06-04
   days on market $42,000 Active 42 DOM
10. 2026-06-03
    days on market $42,000 Active 41 DOM
11. 2026-06-02
    days on market $42,000 Active 40 DOM
12. 2026-06-01
    days on market $42,000 Active 39 DOM
13. 2026-05-31
    days on market $42,000 Active 38 DOM
14. 2026-05-08
    price $42,000
15. 2026-04-22
    listed $40,000 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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 8/10 Severe 3 d/yr ≥111°F today · 9 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: $15,604
• − Mortgage interest: −$2,353
• − Property taxes: −$630
• − Insurance: −$210
• − Repairs & maintenance: −$1,248
• − Management: −$1,248
• − Depreciation: −$1,222
• Taxable income: $8,693
• Est. tax owed @ 24.0%: −$2,086
• After-tax cash flow: $6,758/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.

Condition & rehab AI · 11 photos

Good 75/100 Cosmetic rehab

This home is in good condition with a good condition score of 75. It has a cosmetic rehab level and requires minor maintenance. The highest-ROI updates would be painting the exterior siding and replacing the window screens to enhance curb appeal and improve comfort for tenants.

Value-add opportunities

• Resale Paint exterior siding — Enhances curb appeal and can add value to the home.
• Rental Replace window screens — Improves comfort and energy efficiency for tenants.

Renovation cost estimate screening

Value-add ROI direction

• Resale Paint exterior siding — Enhances curb appeal and can add value to the home. ↑
• Rental Replace window screens — Improves comfort and energy efficiency for tenants. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

• 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

+5.0% since first listed

2 events — show timeline

• 2026-05-08 Price Changed $42,000 ARMLS
• 2026-04-22 Listed $40,000 ARMLS