2400 E Baseline Ave #112 · Apache Junction, AZ 85119

$112,300

2 bd · 2.0 ba · 1,150 sqft · Manufactured · 150 Days on market

Built 1994 Est $116k · at est.

---

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 +9.0/15.0
• Livability +3.3/5.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Schools +1.5/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This gently used and nicely updated home is waiting for you. Lovely open concept home is freshly painted, newer carpets, and even has new appliances. a new RO unit allows for the perfect cup of coffee. The back yard has been professionally designed and is very private, a dream spot to sit and enjoy the perfect Arizona weather. When the weather is not as perfect, spend your time in the spacious screen room. FULLY FURNISHED with high end furniture you'll just love. Purchased for their long term enjoyment, this is not inexpensive furniture. Stearns and Foster mattresses. Bunk bed in spare room has never been used. All you'll need is your toothbrush! This is one you really want to see. Bring all offers!

Key facts

• New ro unit
• New electricity
• Redone roof

Tags

• OPEN CONCEPT HOME
• NEW APPLIANCES
• REDONE ROOF
• NEW RO UNIT
• NEW ELECTRICITY
• SPACIOUS SCREEN ROOM

Property features AI

Finance

• Financial info: Monthly land lease payment required
• HOA & community: Land lease community (monthly land lease fee applies); Association covers grounds maintenance and street maintenance; No visible truck/trailer/RV/boat allowed; Community amenities: pool, community spa (heated), racquetball, golf, gated community, community media room, tennis courts, biking/walking paths, fitness center

Exterior

• Parking: 2 covered parking spaces; 2 carport spaces
• Utilities: City water; Public sewer
• Home design: Leasehold ownership; Manufactured/mobile home; Asphalt road access
• Construction: Wood siding and wood frame construction; Painted exterior; Composition roof
• Exterior features: Screened-in patio(s); Storage; Shed(s); Gravel/stone front and back; Private maintained road

Interior

• Kitchen: Refrigerator; Dishwasher; Disposal; Water purifier; Kitchen island; Breakfast bar
• Bedrooms: 2 possible bedrooms
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating; Central air; Ceiling fans
• Interior features: High-speed internet; Breakfast bar; Furnished (see remarks); No interior steps; Vaulted ceilings; Kitchen island; 3/4 bath in master bedroom; Dual-pane windows; Zero-grade (step-free) entry; Screened-in patio; Storage
• Laundry & utility: Laundry inside

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $112k.

Deal economics

• At list price, monthly cash flow is $825 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $112k).
• Recommended offer: $99k (12.0% below list) — sets the bar for market timing.
• Cap rate 15.1% 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: Desert Vista Elementary School (math 18% / reading 23%, grade F, #729 of 1,109 statewide, top 67%, 536 students, 50% FRL); Apache Junction High School (math 12% / reading 17%, grade F, #267 of 381 statewide, top 72%, 999 students, 48% FRL).
• Market conditions: Rents rising (+1.6%/yr); 354 active listings in the ZIP; 4 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 34% 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 $776 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 $31k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 150 days — a 12% lower offer ($99k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 5y ago; this cycle's ask has dropped $10k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk; extreme-heat days projected 6→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $98,824 (12.0% below list)

Questions for the listing agent

1. It's been on market 150 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 1.80% ✓
• Cap rate: 15.10%
• Cash-on-cash: 31.47%
• DSCR: 2.40
• GRM: 4.6

CMA / ARV

• ARV (on-the-fly): $116,150
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2400 E Baseline Ave #81	0.00mi	2/2.0	1,152 (+0%)	12mo	$129,000	$112	90
3355 S Cortez Rd #55	0.09mi	2/2.0	1,128 (-2%)	10mo	$81,500	$72	84
2400 E Baseline Ave #94	0.13mi	2/2.0	1,104 (-4%)	7mo	$125,000	$113	82
2400 E Baseline Ave #309	0.13mi	3/2.0 (+1)	1,296 (+13%)	1mo	$131,000	$101	66
3301 S Goldfield Rd #4066	0.67mi	2/2.0	1,140 (-1%)	2mo	$140,000	$123	66
3355 S Cortez Rd #66	0.27mi	2/1.5	1,260 (+10%)	7mo	$109,000	$87	63
3500 S Tomahawk Rd #188	0.70mi	2/2.0	1,248 (+8%)	1mo	$75,000	$60	52
3301 S Goldfield Rd #4053	0.66mi	2/2.0	1,253 (+9%)	7mo	$225,000	$180	49
3500 S Tomahawk Rd #198	0.72mi	2/2.0	1,056 (-8%)	9mo	$75,000	$71	46
3500 S Tomahawk Rd #133	0.66mi	2/2.0	1,056 (-8%)	14mo	$74,900	$71	44
3700 S Tomahawk Rd #88	0.59mi	2/2.0	1,316 (+14%)	9mo	$71,000	$54	41
3301 S Goldfield Rd #2105	0.73mi	2/2.0	1,280 (+11%)	14mo	$165,000	$129	35

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: 24.7%
• Equity multiple: 2.00×
• Total profit: $31,474
• Equity at exit: $16,744

10-year hold

• IRR: 31.6%
• Equity multiple: 3.66×
• Total profit: $83,693
• Equity at exit: $9,710

Cash invested: $31,444 (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: 4.6×

Monthly cashflow live

• Estimated rent: $2,026 medium
• Mortgage (P&I): −$589
• Tax est. 1.5%: −$140 /mo · $1,684/yr
• Insurance: −$47
• HOA: −$0
• Vacancy / Maint / Mgmt: −$425
• Net cashflow: $825

Break-even live

Break-even rent $982

Max offer price $112,300

Occupancy floor 54%

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: $28,075
• Closing costs: $3,369
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3333 S Conestoga Rd Apache Junction, AZ	3.0	2.0	1387	$2,900	$2.09	24d	1	0.29mi
3448 S Chaparral Rd Apache Junction, AZ	3.0	2.0	1186	$1,848	$1.56	11d	1	0.33mi
1540 E 25th Ave Apache Junction, AZ	2.0	1.0	850	$995	$1.17	13d	1	1.01mi
700 E Quail Ave Apache Junction, AZ	3.0	2.0	1168	$1,795	$1.54	5d	1	1.46mi

Listing history 36 events

1. 2026-06-16
   days on market $112,300 Active 150 DOM
2. 2026-06-15
   days on market $112,300 Active 149 DOM
3. 2026-06-13
   days on market $112,300 Active 147 DOM
4. 2026-06-09
   days on market $112,300 Active 143 DOM
5. 2026-06-08
   days on market $112,300 Active 142 DOM
6. 2026-06-07
   days on market $112,300 Active 141 DOM
7. 2026-06-04
   days on market $112,300 Active 138 DOM
8. 2026-06-03
   days on market $112,300 Active 137 DOM
9. 2026-06-02
   days on market $112,300 Active 136 DOM
10. 2026-06-01
    days on market $112,300 Active 135 DOM
11. 2026-05-31
    days on market $112,300 Active 134 DOM
12. 2026-04-24
    price $112,300
13. 2026-02-05
    price $117,500
14. 2026-01-17
    listed $122,400 Active
15. 2025-04-02
    soldstatus $112,300 Closed 713-char remark

    Show marketing remark (713 chars)

    This gently used and nicely updated home is waiting for you. Lovely open concept home is freshly painted, newer carpets, and even has new appliances. a new RO unit allows for the perfect cup of coffee. The back yard has been professionally designed and is very private, a dream spot to sit and enjoy the perfect Arizona weather. When the weather is not as perfect, spend your time in the spacious screen room. FULLY FURNISHED with high end furniture you'll just love. Purchased for their long term enjoyment, this is not inexpensive furniture. Stearns and Foster mattresses. Bunk bed in spare room has never been used. All you'll need is your toothbrush! This is one you really want to see. Bring all offers!

16. 2025-02-25
    historical Under Contract Accepting Backups 713-char remark

    Show marketing remark (713 chars)

    This gently used and nicely updated home is waiting for you. Lovely open concept home is freshly painted, newer carpets, and even has new appliances. a new RO unit allows for the perfect cup of coffee. The back yard has been professionally designed and is very private, a dream spot to sit and enjoy the perfect Arizona weather. When the weather is not as perfect, spend your time in the spacious screen room. FULLY FURNISHED with high end furniture you'll just love. Purchased for their long term enjoyment, this is not inexpensive furniture. Stearns and Foster mattresses. Bunk bed in spare room has never been used. All you'll need is your toothbrush! This is one you really want to see. Bring all offers!

17. 2025-01-03
    price $119,000 713-char remark

    Show marketing remark (713 chars)

    This gently used and nicely updated home is waiting for you. Lovely open concept home is freshly painted, newer carpets, and even has new appliances. a new RO unit allows for the perfect cup of coffee. The back yard has been professionally designed and is very private, a dream spot to sit and enjoy the perfect Arizona weather. When the weather is not as perfect, spend your time in the spacious screen room. FULLY FURNISHED with high end furniture you'll just love. Purchased for their long term enjoyment, this is not inexpensive furniture. Stearns and Foster mattresses. Bunk bed in spare room has never been used. All you'll need is your toothbrush! This is one you really want to see. Bring all offers!

18. 2024-11-16
    price $139,000 713-char remark

    Show marketing remark (713 chars)

    This gently used and nicely updated home is waiting for you. Lovely open concept home is freshly painted, newer carpets, and even has new appliances. a new RO unit allows for the perfect cup of coffee. The back yard has been professionally designed and is very private, a dream spot to sit and enjoy the perfect Arizona weather. When the weather is not as perfect, spend your time in the spacious screen room. FULLY FURNISHED with high end furniture you'll just love. Purchased for their long term enjoyment, this is not inexpensive furniture. Stearns and Foster mattresses. Bunk bed in spare room has never been used. All you'll need is your toothbrush! This is one you really want to see. Bring all offers!

19. 2024-11-16
    price $139,900 713-char remark

    Show marketing remark (713 chars)

    This gently used and nicely updated home is waiting for you. Lovely open concept home is freshly painted, newer carpets, and even has new appliances. a new RO unit allows for the perfect cup of coffee. The back yard has been professionally designed and is very private, a dream spot to sit and enjoy the perfect Arizona weather. When the weather is not as perfect, spend your time in the spacious screen room. FULLY FURNISHED with high end furniture you'll just love. Purchased for their long term enjoyment, this is not inexpensive furniture. Stearns and Foster mattresses. Bunk bed in spare room has never been used. All you'll need is your toothbrush! This is one you really want to see. Bring all offers!

20. 2024-11-04
    price $149,900 713-char remark

    Show marketing remark (713 chars)

    This gently used and nicely updated home is waiting for you. Lovely open concept home is freshly painted, newer carpets, and even has new appliances. a new RO unit allows for the perfect cup of coffee. The back yard has been professionally designed and is very private, a dream spot to sit and enjoy the perfect Arizona weather. When the weather is not as perfect, spend your time in the spacious screen room. FULLY FURNISHED with high end furniture you'll just love. Purchased for their long term enjoyment, this is not inexpensive furniture. Stearns and Foster mattresses. Bunk bed in spare room has never been used. All you'll need is your toothbrush! This is one you really want to see. Bring all offers!

21. 2024-11-04
    listed $144,900 Active 713-char remark

    Show marketing remark (713 chars)

    This gently used and nicely updated home is waiting for you. Lovely open concept home is freshly painted, newer carpets, and even has new appliances. a new RO unit allows for the perfect cup of coffee. The back yard has been professionally designed and is very private, a dream spot to sit and enjoy the perfect Arizona weather. When the weather is not as perfect, spend your time in the spacious screen room. FULLY FURNISHED with high end furniture you'll just love. Purchased for their long term enjoyment, this is not inexpensive furniture. Stearns and Foster mattresses. Bunk bed in spare room has never been used. All you'll need is your toothbrush! This is one you really want to see. Bring all offers!

22. 2023-04-01
    historical
23. 2023-03-11
    price $144,900
24. 2023-03-08
    price $149,900
25. 2023-03-06
    listed $155,000 Active
26. 2023-03-06
    historical
27. 2023-03-05
    price $155,000
28. 2023-03-04
    historical
29. 2023-02-26
    listed $159,900 Active
30. 2023-02-26
    listed $159,900 Active
31. 2022-02-24
    soldstatus $75,600 Closed
32. 2022-02-18
    historical Under Contract Accepting Backups
33. 2022-02-04
    price $90,000
34. 2022-01-07
    price $95,000
35. 2021-11-24
    price $100,000
36. 2021-11-05
    listed $110,000 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 6/10 Major
• 🌡 Heat 8/10 Severe 6 d/yr ≥111°F today · 15 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: $24,313
• − Mortgage interest: −$6,291
• − Property taxes: −$1,684
• − Insurance: −$562
• − Repairs & maintenance: −$1,945
• − Management: −$1,945
• − Depreciation: −$3,267
• Taxable income: $8,620
• Est. tax owed @ 24.0%: −$2,069
• After-tax cash flow: $7,826/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: 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

+2.1% since first listed

25 events — show timeline

• 2026-04-24 Price Changed $112,300 ARMLS
• 2026-02-05 Price Changed $117,500 ARMLS
• 2026-01-17 Listed $122,400 ARMLS
• 2025-04-02 Sold (MLS) $112,300 ARMLS
• 2025-02-25 Contingent — ARMLS
• 2025-01-03 Price Changed $119,000 ARMLS
• 2024-11-16 Price Changed $139,000 ARMLS
• 2024-11-16 Price Changed $139,900 ARMLS
• 2024-11-04 Price Changed $149,900 ARMLS
• 2024-11-04 Listed $144,900 ARMLS
• 2023-04-01 Listing Removed — ARMLS
• 2023-03-11 Price Changed $144,900 ARMLS
• 2023-03-08 Price Changed $149,900 ARMLS
• 2023-03-06 Listed $155,000 ARMLS
• 2023-03-06 Listing Removed — ARMLS
• 2023-03-05 Price Changed $155,000 ARMLS
• 2023-03-04 Listing Removed — ARMLS
• 2023-02-26 Listed $159,900 ARMLS
• 2023-02-26 Listed $159,900 ARMLS
• 2022-02-24 Sold (MLS) $75,600 ARMLS
• 2022-02-18 Contingent — ARMLS
• 2022-02-04 Price Changed $90,000 ARMLS
• 2022-01-07 Price Changed $95,000 ARMLS
• 2021-11-24 Price Changed $100,000 ARMLS
• 2021-11-05 Listed $110,000 ARMLS