210 E Mesa Dr · Florence, AZ 85132

$72,900

1 bd · 1.0 ba · 409 sqft · Manufactured · 134 Days on market

Built 1988 1,220 sqft lot $178/sqft · at area comps Est $71k · at est. $66/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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +6.1/15.0
• 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

Caliente Casa De Sol, an amenity-filled 55+ community where you OWN YOUR OWN LAND! This fully furnished, and well maintained 1 bedroom, 1 bathroom park model with covered parking is ready and waiting for YOU to come join in on the fun! Heating and cooling system recently updated with remote controlled units in living room & bedroom. Lots of storage inside plus exterior storage shed. Community features a spacious clubhouse complete with a ballroom, kitchen, fitness center, wood working, billiards, and ceramics room, to the multiple swimming pools and hot tubs, shuffleboard, pickle ball, mini golf, horseshoes, dog runs, and SO much more, you'll be so excited to call this place home!

Key facts

• Covered parking
• Hot tubs
• Spacious clubhouse

Tags

• COVERED PARKING
• EXTERIOR STORAGE SHED
• SPACIOUS CLUBHOUSE
• MULTIPLE SWIMMING POOLS
• HOT TUBS
• SHUFFLEBOARD

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath manufactured listed at $73k.

Deal economics

• At list price, monthly cash flow is $336 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $73k).
• Recommended offer: $64k (12.0% below list) — sets the bar for market timing.
• Cap rate 11.8% 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; 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 $504 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 $20k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 134 days — a 12% lower offer ($64k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 8y ago; this cycle's ask is 5300% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $53k; 38% 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 3→8/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $64,152 (12.0% below list)

Questions for the listing agent

1. It's been on market 134 days. Have you received any prior offers? Is the seller open to a 12% 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: 1.57% ✓
• Cap rate: 11.82%
• Cash-on-cash: 19.73%
• DSCR: 1.88
• GRM: 5.3

CMA / ARV

• ARV (median comp): $70,631
• List price: $72,900
• Delta: 3.21%
• Verdict: FAIR
• Comps: 18 within 1.0 mi

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
204 E Gila Dr	0.03mi	1/1.0	397 (-3%)	1mo	$125,000	$315	93
208 E Hedge Dr	0.02mi	1/1.0	392 (-4%)	1mo	$38,000	$97	91
404 E Ocotillo Dr	0.21mi	1/1.0	409 (0%)	1mo	$43,000	$105	89
102 E Barrel Cactus Ln	0.13mi	1/1.0	386 (-6%)	1mo	$113,000	$293	84
107 E Maricopa Blvd	0.11mi	1/1.0	386 (-6%)	4mo	$81,000	$210	82
328 E Palo Verde Ln	0.19mi	1/1.0	420 (+3%)	7mo	$137,500	$327	81
411 E Barrel Cactus Ln	0.22mi	1/1.0	421 (+3%)	5mo	$115,000	$273	81
513 E Barrel Cactus Ln	0.29mi	1/1.0	421 (+3%)	6mo	$59,900	$142	77
203 E Cholla Ln	0.06mi	1/1.0	450 (+10%)	6mo	$41,000	$91	75
3551 N Vista Del Sol --	0.33mi	1/1.0	385 (-6%)	1mo	$95,000	$247	74
107 E Cholla Ln	0.11mi	1/1.0	363 (-11%)	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: 9.7%
• Equity multiple: 1.38×
• Total profit: $7,659
• Equity at exit: $10,870

10-year hold

• IRR: 17.3%
• Equity multiple: 2.31×
• Total profit: $26,655
• Equity at exit: $6,303

Cash invested: $20,412 (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: 5.3×

Monthly cashflow live

• Estimated rent: $1,146 medium
• Mortgage (P&I): −$382
• Tax est. 1.5%: −$91 /mo · $1,094/yr
• Insurance: −$30
• HOA: −$66
• Vacancy / Maint / Mgmt: −$241
• Net cashflow: $336

Break-even live

Break-even rent $721

Max offer price $72,900

Occupancy floor 66%

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: $18,225
• Closing costs: $2,187
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $66 · $792/yr
• Likely covers: poolgym

Listing history 33 events

1. 2026-06-18
   days on market $72,900 Active 134 DOM
2. 2026-06-17
   days on market $72,900 Active 133 DOM
3. 2026-06-16
   days on market $72,900 Active 132 DOM
4. 2026-06-15
   days on market $72,900 Active 131 DOM
5. 2026-06-13
   days on market $72,900 Active 129 DOM
6. 2026-06-13
   days on market $72,900 Active 128 DOM
7. 2026-06-09
   days on market $72,900 Active 125 DOM
8. 2026-06-08
   days on market $72,900 Active 124 DOM
9. 2026-06-07
   days on market $72,900 Active 123 DOM
10. 2026-06-04
    days on market $72,900 Active 120 DOM
11. 2026-06-03
    days on market $72,900 Active 119 DOM
12. 2026-06-02
    days on market $72,900 Active 118 DOM
13. 2026-06-01
    days on market $72,900 Active 117 DOM
14. 2026-05-31
    days on market $72,900 Active 116 DOM
15. 2026-03-13
    listed $1,350
16. 2026-03-06
    historical $1,350
17. 2026-02-04
    listed $72,900 Active 693-char remark

    Show marketing remark (693 chars)

    Caliente Casa De Sol, an amenity-filled 55+ community where you OWN YOUR OWN LAND! This fully furnished, and well maintained 1 bedroom, 1 bathroom park model with covered parking is ready and waiting for YOU to come join in on the fun! Heating and cooling system recently updated with remote controlled units in living room & bedroom. Lots of storage inside plus exterior storage shed. Community features a spacious clubhouse complete with a ballroom, kitchen, fitness center, wood working, billiards, and ceramics room, to the multiple swimming pools and hot tubs, shuffleboard, pickle ball, mini golf, horseshoes, dog runs, and SO much more, you'll be so excited to call this place home!

18. 2025-06-13
    historical
19. 2025-05-23
    price $72,900
20. 2025-05-08
    price $74,900
21. 2025-03-28
    price $75,000
22. 2024-11-13
    price $88,900
23. 2024-06-21
    listed $1,350
24. 2024-06-13
    listed $89,900 Active
25. 2022-02-09
    soldstatus $53,008 Closed
26. 2022-02-09
    soldstatus $53,008
27. 2022-01-27
    status Pending
28. 2022-01-26
    price $55,000
29. 2022-01-18
    price $65,000
30. 2021-12-31
    listed $75,000 Active
31. 2018-06-20
    soldstatus $21,500 Closed
32. 2018-06-07
    status Pending
33. 2018-01-05
    listed $23,500 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 ≥112°F today · 8 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: $13,753
• − Mortgage interest: −$4,084
• − Property taxes: −$1,094
• − Insurance: −$364
• − Repairs & maintenance: −$1,100
• − Management: −$1,100
• − HOA: −$792
• − Depreciation: −$2,121
• Taxable income: $3,098
• Est. tax owed @ 24.0%: −$744
• After-tax cash flow: $3,284/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

-94.3% since first listed

19 events — show timeline

• 2026-03-13 Listed for Rent $1,350 ARMLS
• 2026-03-06 Rental Removed $1,350 ARMLS
• 2026-02-04 Listed $72,900 ARMLS
• 2025-06-13 Listing Removed — ARMLS
• 2025-05-23 Price Changed $72,900 ARMLS
• 2025-05-08 Price Changed $74,900 ARMLS
• 2025-03-28 Price Changed $75,000 ARMLS
• 2024-11-13 Price Changed $88,900 ARMLS
• 2024-06-21 Listed for Rent $1,350 ARMLS
• 2024-06-13 Listed $89,900 ARMLS
• 2022-02-09 Sold (Public Records) $53,008 Public Records
• 2022-02-09 Sold (MLS) $53,008 ARMLS
• 2022-01-27 Pending — ARMLS
• 2022-01-26 Price Changed $55,000 ARMLS
• 2022-01-18 Price Changed $65,000 ARMLS
• 2021-12-31 Listed $75,000 ARMLS
• 2018-06-20 Sold (MLS) $21,500 ARMLS
• 2018-06-07 Pending — ARMLS
• 2018-01-05 Listed $23,500 ARMLS

Property tax history

+2.4%/yr

Latest (2025): $128 · +2.4% YoY. Source: county tax records.