3729 N Minnesota Ave · Florence, AZ 85132

$178,871

2 bd · 2.0 ba · 960 sqft · Manufactured public records · 11 Days on market

Built 1997 5,087 sqft lot $186/sqft · 8% above area Est $165k · 8% over $50/mo HOA · 3% of rent

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Why this score? — see what drove the D- 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 +15.3/30.0
• DSCR +4.7/10.0
• ARV discount +3.7/15.0
• 1% rule +3.2/10.0
• 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 MLS

Water/Sewer Assessment NOT paid. A very clean late-model mobile home in a very active 55+ park. 2 carports makes for plenty of parking, and two storage sheds taped & textured. Golf course and clubhouse available. San Carlos Irrigation electric. Buyer or Buyer's agent to verify all info.

Key facts

• 5,087 sq ft lot
• 4 parking spots
• Community pool

Property features AI

Finance

• Other: Lot size per assessor: 5,087 sq ft
• Financial info: Annual tax information available
• HOA & community: Community association with annual fee; Association fee $605 annually; Association covers grounds maintenance and street maintenance; No visible truck/trailer/RV/boat allowed; Community amenities: pool, golf, pickleball, community spa (heated), community media room, tennis courts, fitness center

Exterior

• Parking: 2 covered parking spaces; 2 open parking spaces; 2 carport spaces
• Utilities: City water; Public sewer
• Home design: Manufactured/mobile home; Fee simple ownership; Desert view; Asphalt road surface
• Construction: Wood siding and wood frame construction; Painted exterior; Composition roof; Building area per assessor
• Exterior features: Private street; Private yard; Shed(s); Storage; Gravel/stone front and back; City-maintained road

Interior

• Kitchen: Built-in microwave; Laminate counters; Refrigerator; Disposal
• Bedrooms: 2 possible bedrooms
• Flooring: Vinyl
• Bathrooms: 2 full bathrooms (total 2)
• Heating & cooling: Heat pump heating; Heat pump cooling; Central air
• Interior features: High-speed internet available; Eat-in kitchen; Furnished (see remarks); 3/4 bath in master bedroom; Laminate counters; 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 $179k.

Deal economics

• At list price, monthly cash flow is $67 ($801/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $147k (17.7% below list).
• Recommended offer: $147k (17.7% below list) — sets the bar for 1% rule.
• Cap rate 6.7% 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; 2 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 $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.

Negotiation context

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 24y 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 $140k; 28% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $147,151 (17.7% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.82% ✗
• Cap rate: 6.74%
• Cash-on-cash: 1.60%
• DSCR: 1.07
• GRM: 10.1

CMA / ARV

• ARV (median comp): $165,000
• List price: $178,871
• Delta: 8.41%
• Verdict: FAIR
• Comps: 17 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3614 N Ohio Ave	0.25mi	3/2.0 (+1)	961 (+0%)	2mo	$165,000	$172	81
3717 N Illinois Ave	0.26mi	2/2.0	925 (-4%)	3mo	$119,900	$130	79
307 E Cholla Ln	0.41mi	2/2.0	955 (-0%)	2mo	$155,000	$162	78
3806 N Iowa Ave	0.15mi	2/2.0	1,040 (+8%)	6mo	$184,500	$177	74
810 E Mississippi St	0.39mi	3/2.0 (+1)	985 (+3%)	4mo	$199,000	$202	69
3814 N Iowa Ave	0.17mi	2/2.5	1,024 (+7%)	14mo	$240,000	$234	67
3701 N Ohio Ave	0.24mi	2/1.5	855 (-11%)	3mo	$155,000	$181	66
3604 N North Dakota Ave	0.27mi	2/2.0	1,057 (+10%)	10mo	$180,000	$170	62
3609 N Minnesota Ave	0.24mi	2/2.0	1,057 (+10%)	17mo	$175,000	$166	58
3601 N Wisconsin Ave	0.35mi	2/1.0	897 (-7%)	14mo	$90,000	$100	57
3611 N Colorado Ave	0.42mi	2/2.0	1,057 (+10%)	11mo	$173,000	$164	54
3815 N Illinois Ave	0.28mi	3/3.0 (+1)	1,089 (+13%)	3mo	$195,000	$179	53

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: -15.5%
• Equity multiple: 0.45×
• Total profit: $-27,313
• Equity at exit: $26,670

10-year hold

• IRR: -10.0%
• Equity multiple: 0.43×
• Total profit: $-28,547
• Equity at exit: $15,465

Cash invested: $50,084 (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: 10.1×

Monthly cashflow live

• Estimated rent: $1,472 medium
• Mortgage (P&I): −$938
• Tax from tax record: −$33 /mo · $398/yr
• Insurance: −$75
• HOA: −$50
• Vacancy / Maint / Mgmt: −$309
• Net cashflow: $67

Break-even live

Break-even rent $1,387

Max offer price $178,871

Occupancy floor 90%

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: $44,718
• Closing costs: $5,366
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3722 N South Dakota Ave Florence, AZ	1.0	1.0	721	$1,100	$1.53	44d	1	0.10mi
308 Lancaster Ct Unit 1 Florence, AZ	2.0	1.0	841	$1,295	$1.54	44d	1	0.34mi

HOA detail

• Monthly dues: $50 · $600/yr
• Likely covers: watersewerelectric

Listing history 11 events

1. 2026-05-18
   status Pending 799-char remark
2. 2026-05-09
   status Active 799-char remark
3. 2026-05-09
   price $178,871 799-char remark
4. 2026-05-03
   historical 799-char remark
5. 2026-05-01
   listed $178,888 Active 799-char remark
6. 2024-12-26
   soldstatus $140,000
7. 2006-12-05
   soldstatus $89,500
8. 2003-05-01
   soldstatus $47,000
9. 2003-04-30
   soldstatus $47,000 291-char remark

   Show marketing remark (291 chars)

   Water/Sewer Assessment NOT paid. A very clean late-model mobile home in a very active 55+ park. 2 carports makes for plenty of parking, and two storage sheds taped & textured. Golf course and clubhouse available. San Carlos Irrigation electric. Buyer or Buyer's agent to verify all info.

10. 2003-03-28
    historical 291-char remark

    Show marketing remark (291 chars)

    Water/Sewer Assessment NOT paid. A very clean late-model mobile home in a very active 55+ park. 2 carports makes for plenty of parking, and two storage sheds taped & textured. Golf course and clubhouse available. San Carlos Irrigation electric. Buyer or Buyer's agent to verify all info.

11. 2002-11-26
    listed $49,500 291-char remark

    Show marketing remark (291 chars)

    Water/Sewer Assessment NOT paid. A very clean late-model mobile home in a very active 55+ park. 2 carports makes for plenty of parking, and two storage sheds taped & textured. Golf course and clubhouse available. San Carlos Irrigation electric. Buyer or Buyer's agent to verify all info.

ⓘ 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: $398 · $33/mo
• Projected year-2 tax: $1,181 · $98/mo
• Expected delta: +$783/yr (+$65/mo · 196.7%)

ⓘ 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 · 14 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: $17,658
• − Mortgage interest: −$10,020
• − Property taxes: −$398
• − Insurance: −$894
• − Repairs & maintenance: −$1,413
• − Management: −$1,413
• − HOA: −$600
• − Depreciation: −$5,204
• Taxable loss: −$2,282
• Est. tax savings @ 24.0%: +$548
• After-tax cash flow: $1,349/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

+261.4% since first listed

11 events — show timeline

• 2026-05-18 Pending — ARMLS
• 2026-05-09 Relisted — ARMLS
• 2026-05-09 Price Changed $178,871 ARMLS
• 2026-05-03 Listing Removed — ARMLS
• 2026-05-01 Listed $178,888 ARMLS
• 2024-12-26 Sold (Public Records) $140,000 Public Records
• 2006-12-05 Sold (Public Records) $89,500 Public Records
• 2003-05-01 Sold (Public Records) $47,000 Public Records
• 2003-04-30 Sold (MLS) $47,000 ARMLS
• 2003-03-28 Listing Removed — ARMLS
• 2002-11-26 Listed $49,500 ARMLS

Property tax history

-2.6%/yr

Latest (2025): $398 · -10.3% YoY. Source: county tax records.