3500 S Tomahawk Rd #170 · Apache Junction, AZ 85119

$90,000

2 bd · 2.0 ba · 1,176 sqft · Manufactured · 100 Days on market

Built 1999 Good condition Est $83k · 8% over

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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 +4.0/15.0
• Condition / age +4.0/5.0
• Livability +3.3/5.0
• Rent growth +2.9/5.0
• Schools +1.5/10.0
• Appreciation +0.0/10.0

Listing remarks

Upgrades, Furnished, and move-in ready! New floors, that were professionally leveled. New security door, new water heater, and professionally painted kitchen cabinets. Refrigerator and dishwasher are also new, washer dryer included. Roof has a lot of life left. All furniture can stay with this home. Unpack your bags and start living in this tight-knit community that enjoys stunning views of the Superstition Mountains.

Key facts

• New floors
• New security door
• New water heater

Tags

• NEW FLOORS
• NEW SECURITY DOOR
• NEW WATER HEATER
• NEW REFRIGERATOR
• NEW DISHWASHER
• WASHER DRYER INCLUDED

Property features AI

Finance

• Other: Building area reported by owner
• HOA & community: Land lease community (monthly land lease); Land lease: $822 monthly; Association covers sewer, trash and water; Community amenities: pool, community spa (heated), playground, gated community

Exterior

• Parking: 2 covered parking spaces; Gated parking; 2 carport spaces
• Security: Gated community
• Utilities: City water; Public sewer
• Home design: Manufactured/mobile home; Leasehold ownership; Mountain views
• Construction: Lap siding, steel frame and wood frame construction; Composition roof
• Exterior features: Heated spa; Shed(s); Storage; Gravel/stone front and back; No yard fencing

Interior

• Kitchen: Built-in microwave; Refrigerator; Dishwasher; Disposal; Built-in electric oven; Kitchen island; Laminate counters; Eat-in kitchen
• Bedrooms: Up to 3 bedrooms
• Flooring: Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air conditioning; Heating present
• Interior features: High-speed internet; Eat-in kitchen; Furnished (see remarks); Vaulted ceilings; Kitchen island; 3/4 bath in primary bedroom; Laminate counters; Dual-pane windows; Zero-grade (no-step) entry; Storage
• Laundry & utility: Indoor laundry

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $90k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $760 ($9k/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: $82k (9.0% below list) — sets the bar for market timing.
• Cap rate 16.4% 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; 9 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 $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 ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 100 days — a 9% lower offer ($82k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 6→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $81,900 (9.0% below list)

Questions for the listing agent

1. It's been on market 100 days. Have you received any prior offers? Is the seller open to a 9% 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: 1.94% ✓
• Cap rate: 16.42%
• Cash-on-cash: 36.17%
• DSCR: 2.61
• GRM: 4.3

CMA / ARV

• ARV (on-the-fly): $83,496
• 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 #188	0.04mi	2/2.0	1,248 (+6%)	1mo	$75,000	$60	87
3500 S Tomahawk Rd #198	0.00mi	2/2.0	1,056 (-10%)	9mo	$75,000	$71	76
3500 S Tomahawk Rd #153	0.00mi	2/2.0	1,344 (+14%)	4mo	$77,500	$58	72
3700 S Tomahawk Rd #88	0.15mi	2/2.0	1,316 (+12%)	9mo	$71,000	$54	66
3500 S Tomahawk Rd #160	0.12mi	2/2.0	1,344 (+14%)	10mo	$95,000	$71	62
2605 S Tomahawk Rd #181	0.58mi	3/2.0 (+1)	1,200 (+2%)	4mo	$125,000	$104	62
3355 S Cortez Rd #55	0.64mi	2/2.0	1,128 (-4%)	10mo	$81,500	$72	55
3355 S Cortez Rd #66	0.68mi	2/1.5	1,260 (+7%)	7mo	$109,000	$87	49
2605 S Tomahawk Rd #120	0.58mi	2/2.0	1,000 (-15%)	3mo	$85,000	$85	45
2605 S Tomahawk Rd #46	0.57mi	2/2.0	1,344 (+14%)	6mo	$57,900	$43	45
2359 S Tomahawk Rd	0.74mi	3/2.0 (+1)	1,297 (+10%)	5mo	$170,000	$131	39
2400 E Baseline Ave #182	0.72mi	2/2.0	1,344 (+14%)	10mo	$58,500	$44	35

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: 30.3%
• Equity multiple: 2.24×
• Total profit: $31,338
• Equity at exit: $13,419

10-year hold

• IRR: 36.7%
• Equity multiple: 4.17×
• Total profit: $79,797
• Equity at exit: $7,782

Cash invested: $25,200 (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: 4.3×

Monthly cashflow live

• Estimated rent: $1,749 high
• Mortgage (P&I): −$472
• Tax est. 1.5%: −$112 /mo · $1,350/yr
• Insurance: −$38
• HOA: −$0
• Vacancy / Maint / Mgmt: −$367
• Net cashflow: $760

Break-even live

Break-even rent $787

Max offer price $90,000

Occupancy floor 52%

Sensitivity live

Price	-10% $822	-5% $791	+0% $760	+5% $728	+10% $697
Rent	-10% $621	-5% $690	+0% $760	+5% $829	+10% $898
Rate	-1.0pp $805	-0.5pp $782	base $760	+0.5pp $736	+1.0pp $713

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: $22,500
• Closing costs: $2,700
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3448 S Chaparral Rd Apache Junction, AZ	3.0	2.0	1186	$1,848	$1.56	12d	1	0.43mi
3333 S Conestoga Rd Apache Junction, AZ	3.0	2.0	1387	$2,900	$2.09	25d	1	0.63mi
1540 E 25th Ave Apache Junction, AZ	2.0	1.0	850	$995	$1.17	13d	1	0.68mi
700 E Quail Ave Apache Junction, AZ	3.0	2.0	1168	$1,795	$1.54	6d	1	0.90mi
501 E Quail Ave Apache Junction, AZ	2.0	1.0	720	$1,150	$1.60	6d	1	0.94mi
501 E Quail Ave Apache Junction, AZ	2.0	1.0	720	$1,150	$1.60	4d	1	0.94mi
403 E Quail Ave Apache Junction, AZ	2.0	1.0	800	$1,350	$1.69	5d	1	0.97mi
705 E Kachina Ave Apache Junction, AZ	3.0	2.0	1400	$2,655	$1.90	6d	1	1.22mi
2061 S Apache Dr Unit 1 Apache Junction, AZ	2.0	1.0	800	$1,095	$1.37	6d	1	1.35mi

Listing history 15 events

1. 2026-06-21
   days on market $90,000 Active 100 DOM
2. 2026-06-18
   days on market $90,000 Active 97 DOM
3. 2026-06-17
   days on market $90,000 Active 96 DOM
4. 2026-06-16
   days on market $90,000 Active 95 DOM
5. 2026-06-15
   days on market $90,000 Active 94 DOM
6. 2026-06-13
   days on market $90,000 Active 92 DOM
7. 2026-06-09
   days on market $90,000 Active 88 DOM
8. 2026-06-08
   days on market $90,000 Active 87 DOM
9. 2026-06-07
   days on market $90,000 Active 86 DOM
10. 2026-06-04
    days on market $90,000 Active 83 DOM
11. 2026-06-03
    days on market $90,000 Active 82 DOM
12. 2026-06-02
    days on market $90,000 Active 81 DOM
13. 2026-06-01
    days on market $90,000 Active 80 DOM
14. 2026-05-31
    days on market $90,000 Active 79 DOM
15. 2026-03-13
    listed $90,000 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 3/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 9/10 Extreme 6 d/yr ≥111°F today · 16 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: $20,985
• − Mortgage interest: −$5,041
• − Property taxes: −$1,350
• − Insurance: −$450
• − Repairs & maintenance: −$1,679
• − Management: −$1,679
• − Depreciation: −$2,618
• Taxable income: $8,168
• Est. tax owed @ 24.0%: −$1,960
• After-tax cash flow: $7,154/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 · 13 photos

Good 80/100 Cosmetic rehab

This manufactured home is in good condition with fresh paint and well-maintained landscaping, making it move-in ready and suitable for both resale and rental.

Value-add opportunities

• Both Paint exterior — Fresh paint enhances curb appeal and value
• Both Landscaping — Neat landscaping improves curb appeal and rental value

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior — Fresh paint enhances curb appeal and value ↑
• Both Landscaping — Neat landscaping improves curb appeal and rental value ↑

ⓘ 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

1 event — show timeline

• 2026-03-13 Listed $90,000 ARMLS