3700 S Tomahawk Rd #91 · Apache Junction, AZ 85119

$93,999

2 bd · 2.0 ba · 1,428 sqft · Manufactured · 40 Days on market

Built 1998 Good condition Est $86k · 10% over ↓ 1% since listing

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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 +4.0/5.0
• Livability +3.3/5.0
• ARV discount +3.1/15.0
• Rent growth +2.9/5.0
• Schools +1.5/10.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to Quail Run, a sought-after gated 55+ community in Apache Junction! This beautifully maintained home offers a bright, open layout designed for relaxed Arizona living. Enjoy stunning mountain views right from your dining table, the perfect backdrop for morning coffee or evening meals. The spacious living area flows seamlessly into a well-appointed kitchen with ample cabinetry. A large Arizona room adds valuable bonus space, ideal for entertaining or unwinding year-round. Step outside to a backyard perfect for BBQ's and enjoying sunny Arizona days. Residents enjoy resort-style amenities including a clubhouse, pool, fitness center, and vibrant social calendar, all conveniently located

Key facts

• 4 parking spots
• Community pool
• Built 1998

Property features AI

Finance

• Other: Located in a 55+ community (Quail Run); Directions available from US 60 at Tomahawk
• Financial info: Land lease; Owner-reported lot and building area sources
• HOA & community: Land lease (monthly); Land lease amount: monthly fee applies; Association fees include sewer, trash and water; Community pool; Community spa (heated); Community media room; Fitness center

Exterior

• Parking: 2 covered parking spaces; 2 open parking spaces; 2 carport spaces
• Security: Gated community
• Utilities: City water; Public sewer
• Home design: Manufactured/Mobile home; Leasehold ownership; Desert and mountain views
• Construction: Vertical siding; Other/See remarks construction materials; Composition roof
• Exterior features: Screened-in patio; Shed(s); Storage; Block fencing; Desert front and back; Synthetic grass in back; Private maintained road; Asphalt road surface

Interior

• Kitchen: Built-in microwave; Refrigerator; Dishwasher; Kitchen island; Laminate counters
• Bedrooms: 3 possible bedrooms
• Flooring: Carpet; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating; Central air; Ceiling fans
• Interior features: High-speed internet; Kitchen island; Full bathroom in primary bedroom; Laminate counters; Storage
• Laundry & utility: Inside laundry

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $94k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $878 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $94k).
• Recommended offer: $91k (3.0% below list) — sets the bar for market timing.
• Cap rate 17.5% 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+, amenities F, commute 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.
• Zoned schools: Peralta Trail Elementary School (math 17% / reading 26%, grade F, #717 of 1,109 statewide, top 65%, 286 students, 74% FRL); Cactus Canyon Junior High (math 14% / reading 19%, grade F, #151 of 218 statewide, top 70%, 702 students, 50% FRL); Apache Junction High School (math 12% / reading 17%, grade F, #267 of 381 statewide, top 72%, 999 students, 48% FRL) — zoned schools at 57% FRL track the district average.
• Market conditions: Rents rising (+1.6%/yr); 358 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 32% 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 $650 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 $26k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 40 days — a 3% lower offer ($91k) 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 $91,179 (3.0% below list)

Questions for the listing agent

1. It's been on market 40 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: 2.06% ✓
• Cap rate: 17.50%
• Cash-on-cash: 40.01%
• DSCR: 2.78
• GRM: 4.1

CMA / ARV

• ARV (on-the-fly): $85,680
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3700 S Tomahawk Rd #91	0.00mi	2/2.0	1,428 (0%)	1mo	$85,000	$60	99
3700 S Tomahawk Rd #13	0.00mi	2/2.0	1,436 (+1%)	2mo	$59,000	$41	97
3700 S Tomahawk Rd #16	0.00mi	3/2.0 (+1)	1,512 (+6%)	0mo	$119,900	$79	85
3500 S Tomahawk Rd #153	0.12mi	2/2.0	1,344 (-6%)	4mo	$77,500	$58	81
3700 S Tomahawk Rd #93	0.13mi	2/2.0	1,568 (+10%)	0mo	$80,000	$51	77
3500 S Tomahawk Rd #188	0.16mi	2/2.0	1,248 (-13%)	2mo	$75,000	$60	70
2400 E Baseline Ave #125	0.72mi	2/2.0	1,376 (-4%)	1mo	$82,900	$60	60
2400 E Baseline Rd #248	0.72mi	2/2.0	1,500 (+5%)	4mo	$152,500	$102	55
2400 E Baseline Ave #181	0.72mi	3/2.0 (+1)	1,456 (+2%)	5mo	$148,000	$102	54
2400 E Baseline Ave #148	0.73mi	2/2.0	1,500 (+5%)	5mo	$100,000	$67	54
3355 S Cortez Rd #98	0.73mi	2/2.0	1,356 (-5%)	6mo	$110,000	$81	53
2605 S Tomahawk Rd #46	0.69mi	2/2.0	1,344 (-6%)	6mo	$57,900	$43	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 · 1.57% rent growth · sell at horizon

5-year hold

• IRR: 34.8%
• Equity multiple: 2.44×
• Total profit: $37,945
• Equity at exit: $14,016

10-year hold

• IRR: 40.8%
• Equity multiple: 4.58×
• Total profit: $94,194
• Equity at exit: $8,127

Cash invested: $26,320 (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: 358
• Price-to-rent: 4.1×

Monthly cashflow live

• Estimated rent: $1,933 high
• Mortgage (P&I): −$493
• Tax est. 1.5%: −$117 /mo · $1,410/yr
• Insurance: −$39
• HOA: −$0
• Vacancy / Maint / Mgmt: −$406
• Net cashflow: $878

Break-even live

Break-even rent $822

Max offer price $93,999

Occupancy floor 50%

Sensitivity live

Price	-10% $942	-5% $910	+0% $878	+5% $845	+10% $813
Rent	-10% $725	-5% $801	+0% $878	+5% $954	+10% $1,030
Rate	-1.0pp $925	-0.5pp $901	base $878	+0.5pp $853	+1.0pp $828

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: $23,500
• Closing costs: $2,820
• 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	7d	1	0.44mi
3448 S Chaparral Rd Apache Junction, AZ	3.0	2.0	1186	$1,848	$1.56	13d	1	0.47mi
3277 S Chaparral Rd Apache Junction, AZ	3.0	2.5	1614	$1,770	$1.10	5d	1	0.54mi
3705 S Conestoga Rd Apache Junction, AZ	3.0	2.0	1700	$1,895	$1.11	26d	1	0.61mi
3879 S Conestoga Rd Apache Junction, AZ	3.0	2.0	1578	$1,910	$1.21	26d	1	0.62mi
3333 S Conestoga Rd Apache Junction, AZ	3.0	2.0	1387	$2,900	$2.09	26d	1	0.67mi
1510 E 26th Ln Unit 2 Apache Junction, AZ	2.0	1.5	1160	$1,550	$1.34	0d	1	0.70mi
2681 E Boulder Ave Apache Junction, AZ	3.0	3.5	1776	$2,200	$1.24	26d	1	0.89mi
700 E Quail Ave Apache Junction, AZ	3.0	2.0	1168	$1,795	$1.54	7d	1	1.02mi
705 E Kachina Ave Apache Junction, AZ	3.0	2.0	1400	$2,655	$1.90	7d	1	1.35mi
3301 S Goldfield Rd Unit 4077 Apache Junction, AZ	2.0	2.0	1548	$1,850	$1.20	26d	1	1.41mi

Listing history 3 events

1. 2026-04-28
   status Pending
2. 2026-04-24
   price $93,999
3. 2026-03-19
   listed $94,999 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: $23,197
• − Mortgage interest: −$5,265
• − Property taxes: −$1,410
• − Insurance: −$470
• − Repairs & maintenance: −$1,856
• − Management: −$1,856
• − Depreciation: −$2,735
• Taxable income: $9,606
• Est. tax owed @ 24.0%: −$2,305
• After-tax cash flow: $8,225/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 · 12 photos

Good 80/100 Cosmetic rehab

This well-maintained manufactured home in Quail Run offers a good condition with minimal repairs needed. It's move-in ready with a good curb appeal and potential for value increase through exterior painting and carpet replacement.

Value-add opportunities

• Both Paint exterior — Enhances curb appeal and resale value
• Both Replace carpet — Improves comfort and reduces maintenance costs

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior — Enhances curb appeal and resale value ↑
• Both Replace carpet — Improves comfort and reduces maintenance costs ↑

ⓘ 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

• 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

-1.1% since first listed

3 events — show timeline

• 2026-04-28 Pending — ARMLS
• 2026-04-24 Price Changed $93,999 ARMLS
• 2026-03-19 Listed $94,999 ARMLS