3915 N Idaho Ave · Florence, AZ 85132

$160,800

3 bd · 2.0 ba · 1,792 sqft · Manufactured public records · 98 Days on market

Built 1989 5,706 sqft lot $90/sqft · 26% below area Est $218k · 26% under $50/mo HOA · 3% 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 +28.2/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +6.9/10.0
• 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

HUD HOME - SAVE THOUSANDS! Welcome to the vibrant 55+ community of Florence Gardens, where you own your own lot and enjoy stunning valley views! This spacious home features 3 bedrooms plus a den/office, perfect for flexible living. The kitchen offers a breakfast bar and walk-in pantry, while vaulted ceilings enhance the open feel. The large primary suite includes a walk-in closet, double vanities, and a step-in shower. Enjoy the expansive 2-car carport with space for a golf cart, and relax on the huge screened porch while taking in the views. The property also boasts lovely fruit trees. Embrace the lifestyle at Florence Gardens. Come visit today!

Key facts

• Walk-in closet
• Double vanities
• Vaulted ceilings

Tags

• VALLEY VIEWS
• BREAKFAST BAR
• WALK-IN PANTRY
• VAULTED CEILINGS
• WALK-IN CLOSET
• DOUBLE VANITIES

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $161k.

Deal economics

• At list price, monthly cash flow is $512 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $161k).
• Recommended offer: $146k (9.0% below list) — sets the bar for market timing.
• Cap rate 10.1% vs local median 4.1% 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); 736 active listings in the ZIP; 1 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

• It's been on market 98 days — a 9% lower offer ($146k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 8y ago; this cycle's ask has dropped $40k (20%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 5→13/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $146,328 (9.0% below list)

Questions for the listing agent

1. It's been on market 98 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: 1.19% ✓
• Cap rate: 10.11%
• Cash-on-cash: 13.65%
• DSCR: 1.61
• GRM: 7.0

CMA / ARV

• ARV (median comp): $217,520
• List price: $160,800
• Delta: -26.08%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3913 N Florence Blvd	0.04mi	3/2.0	1,625 (-9%)	9mo	$227,500	$140	75
3709 N Florence Blvd	0.46mi	2/2.0 (-1)	1,801 (+0%)	0mo	$130,000	$72	72
813 E Pennsylvania Ave	0.10mi	3/2.0	1,569 (-12%)	4mo	$180,000	$115	72
3812 N Kansas Ave	0.50mi	3/2.0	1,782 (-1%)	6mo	$273,500	$153	71
3712 N Illinois Ave	0.44mi	3/2.0	1,793 (+0%)	11mo	$250,000	$139	70
3926 N Florence Blvd	0.08mi	2/2.0 (-1)	1,561 (-13%)	3mo	$255,000	$163	67
3930 N Florence Blvd	0.10mi	2/2.0 (-1)	2,049 (+14%)	3mo	$230,000	$112	64
3811 N Wisconsin Ave	0.28mi	3/2.0	1,569 (-12%)	6mo	$265,000	$169	61
3927 N Florence Blvd	0.09mi	2/2.0 (-1)	1,535 (-14%)	9mo	$224,000	$146	59
3725 N Colorado Ave	0.36mi	3/2.0	2,040 (+14%)	5mo	$215,000	$105	56
3703 N Colorado Ave	0.50mi	3/2.0	1,570 (-12%)	1mo	$265,000	$169	55
3706 N South Dakota Ave	0.53mi	2/2.0 (-1)	1,681 (-6%)	8mo	$239,000	$142	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: 1.9%
• Equity multiple: 1.07×
• Total profit: $3,246
• Equity at exit: $23,976

10-year hold

• IRR: 9.8%
• Equity multiple: 1.70×
• Total profit: $31,694
• Equity at exit: $13,903

Cash invested: $45,024 (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: 736
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $1,911 medium
• Mortgage (P&I): −$843
• Tax from tax record: −$38 /mo · $451/yr
• Insurance: −$67
• HOA: −$50
• Vacancy / Maint / Mgmt: −$401
• Net cashflow: $512

Break-even live

Break-even rent $1,263

Max offer price $160,800

Occupancy floor 68%

Sensitivity live

Price	-10% $603	-5% $558	+0% $512	+5% $467	+10% $421
Rent	-10% $361	-5% $437	+0% $512	+5% $588	+10% $663
Rate	-1.0pp $593	-0.5pp $553	base $512	+0.5pp $470	+1.0pp $428

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: $40,200
• Closing costs: $4,824
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3611 N Michigan Ave Florence, AZ	2.0	1.5	1441	$1,600	$1.11	45d	1	0.67mi

HOA detail

• Monthly dues: $50 · $600/yr

Listing history 38 events

1. 2026-06-07
   statusdays on market $160,800 Pending 98 DOM
2. 2026-06-04
   days on market $160,800 Active 97 DOM
3. 2026-06-03
   days on market $160,800 Active 96 DOM
4. 2026-06-02
   days on market $160,800 Active 95 DOM
5. 2026-06-01
   days on market $160,800 Active 94 DOM
6. 2026-05-31
   days on market $160,800 Active 93 DOM
7. 2026-05-15
   price $160,800 658-char remark

   Show marketing remark (658 chars)

   HUD HOME - SAVE THOUSANDS! Welcome to the vibrant 55+ community of Florence Gardens, where you own your own lot and enjoy stunning valley views! This spacious home features 3 bedrooms plus a den/office, perfect for flexible living. The kitchen offers a breakfast bar and walk-in pantry, while vaulted ceilings enhance the open feel. The large primary suite includes a walk-in closet, double vanities, and a step-in shower. Enjoy the expansive 2-car carport with space for a golf cart, and relax on the huge screened porch while taking in the views. The property also boasts lovely fruit trees. Embrace the lifestyle at Florence Gardens. Come visit today!

8. 2026-04-14
   price $180,900 658-char remark

   Show marketing remark (658 chars)

   HUD HOME - SAVE THOUSANDS! Welcome to the vibrant 55+ community of Florence Gardens, where you own your own lot and enjoy stunning valley views! This spacious home features 3 bedrooms plus a den/office, perfect for flexible living. The kitchen offers a breakfast bar and walk-in pantry, while vaulted ceilings enhance the open feel. The large primary suite includes a walk-in closet, double vanities, and a step-in shower. Enjoy the expansive 2-car carport with space for a golf cart, and relax on the huge screened porch while taking in the views. The property also boasts lovely fruit trees. Embrace the lifestyle at Florence Gardens. Come visit today!

9. 2026-02-27
   listed $201,000 Active 658-char remark

   Show marketing remark (658 chars)

   HUD HOME - SAVE THOUSANDS! Welcome to the vibrant 55+ community of Florence Gardens, where you own your own lot and enjoy stunning valley views! This spacious home features 3 bedrooms plus a den/office, perfect for flexible living. The kitchen offers a breakfast bar and walk-in pantry, while vaulted ceilings enhance the open feel. The large primary suite includes a walk-in closet, double vanities, and a step-in shower. Enjoy the expansive 2-car carport with space for a golf cart, and relax on the huge screened porch while taking in the views. The property also boasts lovely fruit trees. Embrace the lifestyle at Florence Gardens. Come visit today!

10. 2024-04-26
    soldstatus $215,000
11. 2024-04-25
    soldstatus $215,000 Closed 947-char remark

    Show marketing remark (947 chars)

    Multi-wide manufactured home located in Florence Gardens 55+ community where you own your land! Home provides an open-concept living space & is partially furnished. 3-beds, 2-baths & a separate den for your office space! The heart of the home, a sky-lit kitchen, showcases an island, walk-in pantry & all appliances. Master bedroom ensuite delights w/ wainscot walls, walk-in shower & extensive closet space. Step outside to enjoy the screened porch, perfect for morning or evening relaxation. Fruit trees to enjoy pink grapefruit, naval orange & Meyer lemons. Shed for your tools & workbench. Added perks include a newly installed AC unit (5/2023) & an option for an assumable mortgage w/attractive 2.75% interest rate, making this the ideal home for those seeking comfort, convenience, & community Florence Gardens has many amenities for your enjoyment, Pickle Ball, Shuffle Board, Clubhouse, Golf, and much more!

12. 2024-04-08
    status Pending 947-char remark

    Show marketing remark (947 chars)

    Multi-wide manufactured home located in Florence Gardens 55+ community where you own your land! Home provides an open-concept living space & is partially furnished. 3-beds, 2-baths & a separate den for your office space! The heart of the home, a sky-lit kitchen, showcases an island, walk-in pantry & all appliances. Master bedroom ensuite delights w/ wainscot walls, walk-in shower & extensive closet space. Step outside to enjoy the screened porch, perfect for morning or evening relaxation. Fruit trees to enjoy pink grapefruit, naval orange & Meyer lemons. Shed for your tools & workbench. Added perks include a newly installed AC unit (5/2023) & an option for an assumable mortgage w/attractive 2.75% interest rate, making this the ideal home for those seeking comfort, convenience, & community Florence Gardens has many amenities for your enjoyment, Pickle Ball, Shuffle Board, Clubhouse, Golf, and much more!

13. 2024-03-21
    historical Contract Contingent on Buyer Sale 947-char remark

    Show marketing remark (947 chars)

    Multi-wide manufactured home located in Florence Gardens 55+ community where you own your land! Home provides an open-concept living space & is partially furnished. 3-beds, 2-baths & a separate den for your office space! The heart of the home, a sky-lit kitchen, showcases an island, walk-in pantry & all appliances. Master bedroom ensuite delights w/ wainscot walls, walk-in shower & extensive closet space. Step outside to enjoy the screened porch, perfect for morning or evening relaxation. Fruit trees to enjoy pink grapefruit, naval orange & Meyer lemons. Shed for your tools & workbench. Added perks include a newly installed AC unit (5/2023) & an option for an assumable mortgage w/attractive 2.75% interest rate, making this the ideal home for those seeking comfort, convenience, & community Florence Gardens has many amenities for your enjoyment, Pickle Ball, Shuffle Board, Clubhouse, Golf, and much more!

14. 2024-03-11
    listed $215,000 Active 947-char remark

    Show marketing remark (947 chars)

    Multi-wide manufactured home located in Florence Gardens 55+ community where you own your land! Home provides an open-concept living space & is partially furnished. 3-beds, 2-baths & a separate den for your office space! The heart of the home, a sky-lit kitchen, showcases an island, walk-in pantry & all appliances. Master bedroom ensuite delights w/ wainscot walls, walk-in shower & extensive closet space. Step outside to enjoy the screened porch, perfect for morning or evening relaxation. Fruit trees to enjoy pink grapefruit, naval orange & Meyer lemons. Shed for your tools & workbench. Added perks include a newly installed AC unit (5/2023) & an option for an assumable mortgage w/attractive 2.75% interest rate, making this the ideal home for those seeking comfort, convenience, & community Florence Gardens has many amenities for your enjoyment, Pickle Ball, Shuffle Board, Clubhouse, Golf, and much more!

15. 2024-03-08
    historical
16. 2024-02-23
    price $212,500
17. 2024-02-15
    price $215,000
18. 2024-02-12
    price $220,000
19. 2024-02-08
    listed $230,000 Active
20. 2020-02-06
    soldstatus $145,000 Closed
21. 2020-02-06
    soldstatus $145,000
22. 2020-01-22
    historical Under Contract Accepting Backups
23. 2020-01-15
    price $148,000
24. 2020-01-03
    listed $158,000 Active
25. 2019-06-03
    soldstatus $138,000 Closed
26. 2019-06-03
    soldstatus $138,000
27. 2019-04-26
    historical Contract Contingent on Buyer Sale
28. 2019-04-26
    status Pending
29. 2019-03-25
    historical Under Contract Accepting Backups
30. 2019-03-22
    status Active
31. 2019-02-24
    historical
32. 2019-02-21
    status Active
33. 2019-02-15
    historical Under Contract Accepting Backups
34. 2019-02-04
    price $144,900
35. 2019-01-29
    status Active
36. 2019-01-15
    status Pending
37. 2018-11-16
    listed $149,900 Active
38. 2018-10-11
    soldstatus $70,000

ⓘ 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: $451 · $38/mo
• Projected year-2 tax: $1,061 · $88/mo
• Expected delta: +$610/yr (+$51/mo · 135.1%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone D · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 8/10 Severe 5 d/yr ≥112°F today · 13 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: $22,936
• − Mortgage interest: −$9,007
• − Property taxes: −$451
• − Insurance: −$804
• − Repairs & maintenance: −$1,835
• − Management: −$1,835
• − HOA: −$600
• − Depreciation: −$4,678
• Taxable income: $3,726
• Est. tax owed @ 24.0%: −$894
• After-tax cash flow: $5,251/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

+129.7% since first listed

32 events — show timeline

• 2026-05-15 Price Changed $160,800 ARMLS
• 2026-04-14 Price Changed $180,900 ARMLS
• 2026-02-27 Listed $201,000 ARMLS
• 2024-04-26 Sold (Public Records) $215,000 Public Records
• 2024-04-25 Sold (MLS) $215,000 ARMLS
• 2024-04-08 Pending — ARMLS
• 2024-03-21 Contingent — ARMLS
• 2024-03-11 Listed $215,000 ARMLS
• 2024-03-08 Listing Removed — ARMLS
• 2024-02-23 Price Changed $212,500 ARMLS
• 2024-02-15 Price Changed $215,000 ARMLS
• 2024-02-12 Price Changed $220,000 ARMLS
• 2024-02-08 Listed $230,000 ARMLS
• 2020-02-06 Sold (Public Records) $145,000 Public Records
• 2020-02-06 Sold (MLS) $145,000 ARMLS
• 2020-01-22 Contingent — ARMLS
• 2020-01-15 Price Changed $148,000 ARMLS
• 2020-01-03 Listed $158,000 ARMLS
• 2019-06-03 Sold (Public Records) $138,000 Public Records
• 2019-06-03 Sold (MLS) $138,000 ARMLS
• 2019-04-26 Contingent — ARMLS
• 2019-04-26 Pending — ARMLS
• 2019-03-25 Contingent — ARMLS
• 2019-03-22 Relisted — ARMLS
• 2019-02-24 Listing Removed — ARMLS
• 2019-02-21 Relisted — ARMLS
• 2019-02-15 Contingent — ARMLS
• 2019-02-04 Price Changed $144,900 ARMLS
• 2019-01-29 Relisted — ARMLS
• 2019-01-15 Pending — ARMLS
• 2018-11-16 Listed $149,900 ARMLS
• 2018-10-11 Sold (Public Records) $70,000 Public Records

Property tax history

-1.0%/yr

Latest (2025): $451 · +2.3% YoY. Source: county tax records.