214 E Cholla Ln · Florence, AZ 85132

$65,000

1 bd · 1.0 ba · 410 sqft · Manufactured · 105 Days on market

Built 1988 1,229 sqft lot Est $86k · 25% under $70/mo HOA · 6% 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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 1-bed park model in Florence offers simple desert living in Caliente Casa de Sol where you own the land. Built in 1988, this Cavco Carme Park Model features 1 bedroom, 1 bath, and 408 sq ft of living space on a 30x41 lot located on the sunny side of the street. Great potential with light TLC. Home offers a layout with comfortable living, dining, and kitchen space. Situated on the sunny side of the street, and has excellent natural light. A little TLC will make this an ideal winter retreat or full time residence. Caliente Casa de Sol is a gated 55+ active adult community in Florence, Arizona known for its active lifestyle and well maintained environment. Residents enjoy access to a heat

Key facts

• 1,229 sq ft lot
• Parking
• Community pool

Property features AI

Finance

• HOA & community: Has association; Annual association fee of $836 covering grounds maintenance; Community pool; Community spa (heated); Pickleball courts; Golf; Community laundry (coin-op); Biking/walking paths; Fitness center

Exterior

• Parking: 1 covered parking space; Additional purchasable parking; 1 carport space
• Utilities: City water; Public sewer; Utilities: see remarks
• Home design: Manufactured/mobile home; Fee simple ownership
• Construction: Metal siding; Wood frame construction; Painted exterior; Metal roof
• Exterior features: Shed(s); Private maintained road; Asphalt road surface

Interior

• Kitchen: Built-in microwave; Refrigerator; Dishwasher
• Bedrooms: 1 possible bedroom
• Flooring: Carpet; Laminate
• Bathrooms: 1 full bathroom
• Heating & cooling: Electric heating; Central air; Ceiling fans
• Interior features: High-speed internet; Eat-in kitchen; Vaulted ceilings; Full bathroom in primary bedroom; Low-emissivity, dual-pane vinyl frame windows

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath manufactured listed at $65k.

Deal economics

• At list price, monthly cash flow is $449 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $65k).
• Recommended offer: $59k (9.0% below list) — sets the bar for market timing.
• Cap rate 14.6% 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: amenities F, commute F, health & safety 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.
• Zoned schools: Florence K-8 (math 17% / reading 23%, grade F, #742 of 1,109 statewide, top 67%, 771 students, 56% FRL); Florence High School (math 8% / reading 12%, grade F, #343 of 381 statewide, top 93%, 796 students, 44% FRL).
• Market conditions: Rents rising (+1.3%/yr); 714 active listings in the ZIP; solid renter incomes; 9,504 units permitted in Pinal County in 2024 (776 in 5+ unit buildings).
• This rent is only 17% of the median local income ($79k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $449 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 1.3% rent growth), your $18k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 105 days — a 9% lower offer ($59k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $28k; list at $65k implies a 136% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 3→7/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $59,150 (9.0% below list)

Questions for the listing agent

1. It's been on market 105 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 1.77% ✓
• Cap rate: 14.59%
• Cash-on-cash: 29.63%
• DSCR: 2.32
• GRM: 4.7

CMA / ARV

• ARV (on-the-fly): $86,100
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
210 E Hedge Dr	0.02mi	1/1.0	409 (-0%)	6mo	$79,000	$193	94
208 E Hedge Dr	0.03mi	1/1.0	392 (-4%)	1mo	$38,000	$97	90
204 E Gila Dr	0.07mi	1/1.0	397 (-3%)	1mo	$125,000	$315	90
404 E Ocotillo Dr	0.18mi	1/1.0	409 (-0%)	1mo	$43,000	$105	90
102 E Barrel Cactus Ln	0.13mi	1/1.0	386 (-6%)	1mo	$113,000	$293	84
328 E Palo Verde Ln	0.15mi	1/1.0	420 (+2%)	7mo	$137,500	$327	83
411 E Barrel Cactus Ln	0.20mi	1/1.0	421 (+3%)	5mo	$115,000	$273	82
107 E Maricopa Blvd	0.14mi	1/1.0	386 (-6%)	4mo	$81,000	$210	80
513 E Barrel Cactus Ln	0.28mi	1/1.0	421 (+3%)	6mo	$59,900	$142	78
203 E Cholla Ln	0.03mi	1/1.0	450 (+10%)	6mo	$41,000	$91	77
3551 N Vista Del Sol --	0.33mi	1/1.0	385 (-6%)	1mo	$95,000	$247	73
107 E Cholla Ln	0.10mi	1/1.0	363 (-12%)	4mo	$55,000	$152	73

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: 22.2%
• Equity multiple: 1.89×
• Total profit: $16,151
• Equity at exit: $9,692

10-year hold

• IRR: 29.0%
• Equity multiple: 3.38×
• Total profit: $43,229
• Equity at exit: $5,620

Cash invested: $18,200 (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 85132

• Home prices YoY: -5.2%
• Rents YoY: 1.3%
• Active inventory: 714
• Price-to-rent: 4.7×

Monthly cashflow live

• Estimated rent: $1,148 medium
• Mortgage (P&I): −$341
• Tax from tax record: −$20 /mo · $235/yr
• Insurance: −$27
• HOA: −$70
• Vacancy / Maint / Mgmt: −$241
• Net cashflow: $449

Break-even live

Break-even rent $579

Max offer price $65,000

Occupancy floor 56%

Sensitivity live

Price	-10% $486	-5% $468	+0% $449	+5% $431	+10% $413
Rent	-10% $359	-5% $404	+0% $449	+5% $495	+10% $540
Rate	-1.0pp $482	-0.5pp $466	base $449	+0.5pp $433	+1.0pp $415

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: $16,250
• Closing costs: $1,950
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $70 · $840/yr
• Likely covers: security

Listing history 19 events

1. 2026-06-17
   status $65,000 Pending 105 DOM
2. 2026-06-17
   days on market $65,000 Under Contract Accepting Backups 105 DOM
3. 2026-06-16
   days on market $65,000 Under Contract Accepting Backups 104 DOM
4. 2026-06-15
   days on market $65,000 Under Contract Accepting Backups 103 DOM
5. 2026-06-13
   days on market $65,000 Under Contract Accepting Backups 101 DOM
6. 2026-06-13
   days on market $65,000 Under Contract Accepting Backups 100 DOM
7. 2026-06-09
   days on market $65,000 Under Contract Accepting Backups 97 DOM
8. 2026-06-08
   days on market $65,000 Under Contract Accepting Backups 96 DOM
9. 2026-06-07
   days on market $65,000 Under Contract Accepting Backups 95 DOM
10. 2026-06-04
    days on market $65,000 Under Contract Accepting Backups 92 DOM
11. 2026-06-03
    days on market $65,000 Under Contract Accepting Backups 91 DOM
12. 2026-06-02
    days on market $65,000 Under Contract Accepting Backups 90 DOM
13. 2026-06-01
    days on market $65,000 Under Contract Accepting Backups 89 DOM
14. 2026-05-31
    days on market $65,000 Under Contract Accepting Backups 88 DOM
15. 2026-04-24
    historical Under Contract Accepting Backups
16. 2026-03-04
    listed $65,000 Active
17. 2026-03-01
    price $65,000
18. 2001-02-27
    soldstatus $27,500
19. 1987-11-24
    soldstatus $7,200

ⓘ 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: $235 · $20/mo
• Projected year-2 tax: $429 · $36/mo
• Expected delta: +$194/yr (+$16/mo · 82.9%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 8/10 Severe 3 d/yr ≥112°F today · 7 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: $13,776
• − Mortgage interest: −$3,641
• − Property taxes: −$235
• − Insurance: −$325
• − Repairs & maintenance: −$1,102
• − Management: −$1,102
• − HOA: −$840
• − Depreciation: −$1,891
• Taxable income: $4,641
• Est. tax owed @ 24.0%: −$1,114
• After-tax cash flow: $4,280/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

+802.8% since first listed

5 events — show timeline

• 2026-04-24 Contingent — ARMLS
• 2026-03-04 Listed $65,000 ARMLS
• 2026-03-01 Price Changed $65,000 ARMLS
• 2001-02-27 Sold (Public Records) $27,500 Public Records
• 1987-11-24 Sold (Public Records) $7,200 Public Records

Property tax history

-0.5%/yr

Latest (2025): $235 · +2.4% YoY. Source: county tax records.