3700 S Tomahawk Rd #16 · Apache Junction, AZ 85119

$119,900

3 bd · 2.0 ba · 1,512 sqft · Manufactured · 18 Days on market

Built 1999 Average condition Est $91k · 32% over

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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
• Livability +3.3/5.0
• Rent growth +2.9/5.0
• Condition / age +2.8/5.0
• Schools +1.5/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this well-maintained 3 bedroom, 2 bathroom home in a desirable Apache Junction community! This spacious layout offers comfortable living with an open floor plan ideal for relaxing or entertaining. The kitchen features ample cabinet and counter space and flows into the main living area. The primary suite includes a private bathroom and generous closet space, while the additional bedrooms offer flexibility for guests, an office, or hobbies. Enjoy outdoor living with a covered patio, perfect for morning coffee or evenings at home. Conveniently located near shopping, dining, and freeway access. Move-in ready and a great value! Furniture in home stays!

Key facts

• Open floor plan
• Covered patio
• Ample cabinet space

Tags

• OPEN FLOOR PLAN
• AMPLE CABINET SPACE
• COVERED PATIO
• PRIVATE BATHROOM
• GENEROUS CLOSET SPACE

Property features AI

Finance

• Other: Private maintained road; Building area reported by owner
• Financial info: Monthly land lease amount
• HOA & community: Land lease (monthly); Land lease fee applies; Association covers sewer, trash, and water; Community pool; Community spa (heated); Community media room; Fitness center

Exterior

• Parking: 2 covered parking spaces; 2 carport spaces
• Security: Gated community
• Utilities: City water; Public sewer
• Home design: Manufactured / mobile home; Leasehold property
• Construction: Painted exterior; Other construction materials; Composition roof
• Exterior features: Screened-in patio(s); Block fencing; Asphalt road access; Desert front and back landscaping; Irrigation at back

Interior

• Kitchen: Laminate counters; Reverse osmosis water filtration; Refrigerator; Dishwasher; Disposal
• Bedrooms: Up to 3 bedrooms
• Flooring: Carpet; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Heat pump (heating and cooling)
• Interior features: 3/4 bath in master bedroom; Skylight(s); Storage
• Laundry & utility: Interior laundry (inside)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $120k. Condition is rated average.

Deal economics

• At list price, monthly cash flow is $828 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $120k).
• Recommended offer: $118k (1.5% below list) — sets the bar for market timing.
• Cap rate 14.6% 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); 354 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals leasing fast (median 11d 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 35% 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 $829 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 1.6% rent growth), your $34k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 18 days — a 2% lower offer ($118k) 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 $118,101 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
4. 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.
5. 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.
6. 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: 1.75% ✓
• Cap rate: 14.58%
• Cash-on-cash: 29.59%
• DSCR: 2.32
• GRM: 4.8

CMA / ARV

• ARV (on-the-fly): $90,720
• 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 #16	0.00mi	3/2.0	1,512 (0%)	0mo	$119,900	$79	100
3700 S Tomahawk Rd #91	0.00mi	2/2.0 (-1)	1,428 (-6%)	1mo	$85,000	$60	85
3700 S Tomahawk Rd #13	0.00mi	2/2.0 (-1)	1,436 (-5%)	2mo	$59,000	$41	85
3700 S Tomahawk Rd #93	0.13mi	2/2.0 (-1)	1,568 (+4%)	0mo	$80,000	$51	82
3500 S Tomahawk, Unit 142 Rd	0.13mi	3/2.0	1,680 (+11%)	3mo	$85,000	$51	73
3500 S Tomahawk Rd #153	0.12mi	2/2.0 (-1)	1,344 (-11%)	4mo	$77,500	$58	67
3700 S Tomahawk Rd #99	0.11mi	3/2.0	1,736 (+15%)	4mo	$50,000	$29	67
2400 E Baseline Rd #248	0.72mi	2/2.0 (-1)	1,500 (-1%)	4mo	$152,500	$102	57
2400 E Baseline Ave #181	0.72mi	3/2.0	1,456 (-4%)	5mo	$148,000	$102	56
2400 E Baseline Ave #148	0.73mi	2/2.0 (-1)	1,500 (-1%)	5mo	$100,000	$67	56
2400 E Baseline Ave #125	0.72mi	2/2.0 (-1)	1,376 (-9%)	1mo	$82,900	$60	46
3355 S Cortez Rd #98	0.73mi	2/2.0 (-1)	1,356 (-10%)	5mo	$110,000	$81	39

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: 22.5%
• Equity multiple: 1.90×
• Total profit: $30,360
• Equity at exit: $17,877

10-year hold

• IRR: 29.5%
• Equity multiple: 3.46×
• Total profit: $82,607
• Equity at exit: $10,367

Cash invested: $33,572 (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: 354
• Price-to-rent: 4.8×

Monthly cashflow live

• Estimated rent: $2,097 high
• Mortgage (P&I): −$629
• Tax est. 1.5%: −$150 /mo · $1,798/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$440
• Net cashflow: $828

Break-even live

Break-even rent $1,049

Max offer price $119,900

Occupancy floor 56%

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: $29,975
• Closing costs: $3,597
• Reserves months: —
• Total cash needed: —

Rent comps 14 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	5d	1	0.44mi
3448 S Chaparral Rd Apache Junction, AZ	3.0	2.0	1186	$1,848	$1.56	11d	1	0.47mi
3277 S Chaparral Rd Apache Junction, AZ	3.0	2.5	1614	$1,770	$1.10	3d	1	0.54mi
3705 S Conestoga Rd Apache Junction, AZ	3.0	2.0	1700	$1,895	$1.11	24d	1	0.61mi
3879 S Conestoga Rd Apache Junction, AZ	3.0	2.0	1578	$1,910	$1.21	24d	1	0.62mi
2369 E 35th Ave Apache Junction, AZ	3.0	2.5	1892	$2,100	$1.11	4d	1	0.63mi
3333 S Conestoga Rd Apache Junction, AZ	3.0	2.0	1387	$2,900	$2.09	24d	1	0.67mi
2191 E Greenlee Ave Apache Junction, AZ	4.0	3.0	2184	$2,275	$1.04	2d	1	0.71mi
2653 S Powell Rd Apache Junction, AZ	4.0	2.0	1560	$1,945	$1.25	5d	1	0.80mi
2681 E Boulder Ave Apache Junction, AZ	3.0	3.5	1776	$2,200	$1.24	24d	1	0.89mi
700 E Quail Ave Apache Junction, AZ	3.0	2.0	1168	$1,795	$1.54	5d	1	1.02mi
2491 S Siphon Peak Rd Apache Junction, AZ	4.0	3.0	1948	$3,278	$1.68	24d	1	1.32mi
705 E Kachina Ave Apache Junction, AZ	3.0	2.0	1400	$2,655	$1.90	5d	1	1.35mi
3301 S Goldfield Rd Unit 4077 Apache Junction, AZ	2.0	2.0	1548	$1,850	$1.20	24d	1	1.41mi

Listing history 2 events

1. 2026-05-16
   status Pending
2. 2026-04-27
   listed $119,900 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: $25,163
• − Mortgage interest: −$6,716
• − Property taxes: −$1,798
• − Insurance: −$600
• − Repairs & maintenance: −$2,013
• − Management: −$2,013
• − Depreciation: −$3,488
• Taxable income: $8,534
• Est. tax owed @ 24.0%: −$2,048
• After-tax cash flow: $7,887/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

Average 55/100 Cosmetic rehab

This well-maintained 3-bedroom, 2-bathroom home in Apache Junction is move-in ready with a neutral color palette and low-maintenance landscaping. It offers a spacious layout and is conveniently located near shopping, dining, and freeway access.

Repairs flagged

• Minor ceiling fans — need cleaning
• Minor ceiling fans — need cleaning

Value-add opportunities

• Both paint interior walls — fresh paint enhances curb appeal and interior aesthetics
• Both replace ceiling fans — new fans improve air circulation and reduce energy costs
• Both update kitchen countertops — new countertops add value and functionality
• Both update bathrooms countertops — new countertops add value and functionality
• Both replace flooring — new flooring enhances curb appeal and interior aesthetics

Renovation cost estimate screening

Repair item	Severity	Est. cost
ceiling fans · need cleaning	Minor	$500–3,000
ceiling fans · need cleaning	Minor	$500–3,000
Total estimated repair cost · 2 items		$1,000–6,000

Value-add ROI direction

• Both paint interior walls — fresh paint enhances curb appeal and interior aesthetics ↑
• Both replace ceiling fans — new fans improve air circulation and reduce energy costs ↑
• Both update kitchen countertops — new countertops add value and functionality ↑
• Both update bathrooms countertops — new countertops add value and functionality ↑
• Both replace flooring — new flooring enhances curb appeal and interior aesthetics ↑

ⓘ 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

2 events — show timeline

• 2026-05-16 Pending — ARMLS
• 2026-04-27 Listed $119,900 ARMLS