1363 N Plaza Dr #10 · Apache Junction, AZ 85120

$135,000

2 bd · 2.0 ba · 1,027 sqft · Manufactured · 56 Days on market

Built 2023 Good condition 1,056 sqft lot ↓ 4% since listing

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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 +28.1/30.0
• DSCR +10.0/10.0
• 1% rule +7.7/10.0
• ARV discount +7.5/15.0
• Condition / age +4.0/5.0
• Livability +3.3/5.0
• Rent growth +1.6/5.0
• Schools +1.5/10.0
• Appreciation +0.0/10.0

Listing remarks

Clean, bright, and move-in ready - this 2023 Cavco home offers easy living in a peaceful, gated 55+ community near the Superstition Mountains! Enjoy an open-concept layout with a stunning white kitchen featuring marble-look countertops, stainless steel appliances, and a spacious island perfect for gathering. The home features vaulted ceilings and abundant natural light. The primary suite offers comfort and functionality, while additional space provides flexibility for guests or hobbies. Outside, enjoy low-maintenance desert landscaping, a welcoming front porch, covered parking, and easy-access entry. With recent updates including new floors in bedrooms, bathrooms, and the laundry room, plus

Key facts

• 1,056 sq ft lot
• 2 parking spots
• Built 2023

Property features AI

Finance

• Other: Private maintained road
• HOA & community: Land lease community (monthly land lease fee); Land lease $525 monthly; Association covers grounds maintenance, street maintenance, trash, and water

Exterior

• Parking: 2 covered parking spaces; Rear vehicle entry; 2 carport spaces
• Security: Gated community
• Utilities: City water; Public sewer
• Home design: Manufactured/mobile home; Leasehold ownership
• Construction: Vinyl siding with wood frame construction; Composition roof
• Exterior features: Private street; On-site storage; Shed(s); Gravel/stone front and back; Mountain view

Interior

• Kitchen: Built-in microwave; Kitchen island; Laminate countertops; Refrigerator; Dishwasher; Garbage disposal
• Bedrooms: 2 possible bedrooms
• Flooring: Laminate flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating; Central air conditioning; Programmable thermostat
• Interior features: High-speed internet; Double vanity in bathroom; Eat-in kitchen; Breakfast bar; No interior steps; Vaulted ceilings; Kitchen island; Full bath in primary bedroom; Laminate counters
• Laundry & utility: Washer/dryer hookup only

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $135k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $423 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $135k).
• Recommended offer: $131k (3.0% below list) — sets the bar for market timing.
• Cap rate 10.1% 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+, 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 falling (-3.5%/yr); 455 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 9,504 units permitted in Pinal County in 2024 (776 in 5+ unit buildings).
• This rent runs 36% of the median local income ($58k/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 $933 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 56 days — a 3% lower offer ($131k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

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 $130,950 (3.0% below list)

Questions for the listing agent

1. It's been on market 56 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 1.27% ✓
• Cap rate: 10.05%
• Cash-on-cash: 13.42%
• DSCR: 1.60
• GRM: 6.6

CMA / ARV

• ARV (on-the-fly): $63,674
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1363 N Plaza Dr #9	0.02mi	2/2.0	1,027 (0%)	3mo	$135,000	$131	97
1065 N San Marcos Dr #25	0.30mi	2/2.0	1,056 (+3%)	14mo	$48,000	$45	69
875 W Smoketree St	0.46mi	2/2.0	1,080 (+5%)	7mo	$337,000	$312	64
1363 N Plaza Dr #40	0.02mi	2/2.0	1,152 (+12%)	18mo	$120,000	$104	64
900 N San Marcos Dr #95	0.51mi	2/1.0	980 (-5%)	4mo	$20,000	$20	62
1363 N Plaza Dr #8	0.02mi	3/2.0 (+1)	910 (-11%)	21mo	$56,000	$62	58
985 W Roundup St	0.47mi	2/2.0	896 (-13%)	11mo	$330,000	$368	48
800 W Apache Trail Trl #147	0.75mi	2/2.0	1,056 (+3%)	17mo	$37,900	$36	46
800 W Apache Trl #141	0.75mi	2/1.5	910 (-11%)	11mo	$30,000	$33	35
800 W Apache Trl #153	0.75mi	2/2.0	1,152 (+12%)	14mo	$42,000	$36	33
1280 W Greasewood St	0.66mi	2/1.5	924 (-10%)	22mo	$259,000	$280	32
800 W Apache Trl N #144	0.75mi	2/1.0	896 (-13%)	16mo	$42,900	$48	27

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 0.0%
• Equity multiple: 1.00×
• Total profit: $54
• Equity at exit: $20,129

10-year hold

• IRR: 6.3%
• Equity multiple: 1.41×
• Total profit: $15,396
• Equity at exit: $11,672

Cash invested: $37,800 (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 85120

• Home prices YoY: -29.0%
• Rents YoY: -3.5%
• Active inventory: 455
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $1,716 high
• Mortgage (P&I): −$708
• Tax est. 1.5%: −$169 /mo · $2,025/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$360
• Net cashflow: $423

Break-even live

Break-even rent $1,181

Max offer price $135,000

Occupancy floor 70%

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1440 N Idaho Rd Apache Junction, AZ	1.0–2.0	1.0–1.5	1010	$1,900	$1.88	24d	3	0.15mi
695 E Superstition Blvd Apache Junction, AZ	1.0–3.0	1.0–2.0	983	$1,860	$1.89	2d	13	0.75mi
1877 W Overland St Apache Junction, AZ	3.0	2.0	1420	$1,999	$1.41	16d	1	1.03mi
111 S Outpost Rd Unit 4 Apache Junction, AZ	2.0	1.0	775	$1,175	$1.52	24d	1	1.03mi
2292 N Ironwood Dr Apache Junction, AZ	2.0	2.0	1152	$1,475	$1.28	24d	1	1.10mi
135 N Palo Verde Dr Unit 8 Apache Junction, AZ	1.0	1.0	750	$925	$1.23	24d	1	1.29mi
135 N Palo Verde Dr Apache Junction, AZ	1.0	1.0	750	$915	$1.22	20d	1	1.29mi
2185 W Ohio St Apache Junction, AZ	2.0	1.0	1000	$1,295	$1.29	4d	1	1.34mi
455 N Delaware Dr Unit 7 Apache Junction, AZ	2.0	2.0	1060	$1,900	$1.79	24d	1	1.44mi

Listing history 17 events

1. 2026-06-18
   days on market $135,000 Active 56 DOM
2. 2026-06-17
   days on market $135,000 Active 55 DOM
3. 2026-06-16
   days on market $135,000 Active 54 DOM
4. 2026-06-15
   days on market $135,000 Active 53 DOM
5. 2026-06-13
   days on market $135,000 Active 51 DOM
6. 2026-06-09
   days on market $135,000 Active 47 DOM
7. 2026-06-08
   days on market $135,000 Active 46 DOM
8. 2026-06-07
   days on market $135,000 Active 45 DOM
9. 2026-06-04
   days on market $135,000 Active 42 DOM
10. 2026-06-03
    days on market $135,000 Active 41 DOM
11. 2026-06-02
    days on market $135,000 Active 40 DOM
12. 2026-06-01
    days on market $135,000 Active 39 DOM
13. 2026-05-31
    days on market $135,000 Active 38 DOM
14. 2026-04-23
    listed $135,000 Active
15. 2026-03-31
    historical
16. 2026-02-19
    price $135,000
17. 2025-10-25
    listed $140,000 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 (shaded) · 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: $20,595
• − Mortgage interest: −$7,562
• − Property taxes: −$2,025
• − Insurance: −$675
• − Repairs & maintenance: −$1,648
• − Management: −$1,648
• − Depreciation: −$3,927
• Taxable income: $3,110
• Est. tax owed @ 24.0%: −$747
• After-tax cash flow: $4,328/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

Good 80/100 Cosmetic rehab

This 2023 Cavco home is move-in ready with a good condition score and recent updates. It offers a modern kitchen, well-maintained bathrooms, and a low-maintenance exterior. The home is located in a peaceful, gated 55+ community near the Superstition Mountains.

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics.
• Both Updating the flooring in the bathrooms — Modern flooring can improve the look and feel of the bathrooms.
• Both Upgrading the kitchen appliances — Newer appliances can increase the home's appeal and functionality.
• Both Adding a smart home system — Smart home features can enhance convenience and energy efficiency, attracting more buyers and renters.
• Both Landscaping improvements — Enhancing the landscaping can improve curb appeal and attract more potential buyers and renters.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics. ↑
• Both Updating the flooring in the bathrooms — Modern flooring can improve the look and feel of the bathrooms. ↑
• Both Upgrading the kitchen appliances — Newer appliances can increase the home's appeal and functionality. ↑
• Both Adding a smart home system — Smart home features can enhance convenience and energy efficiency, attracting more buyers and renters. ↑
• Both Landscaping improvements — Enhancing the landscaping can improve curb appeal and attract more potential buyers and renters. ↑

ⓘ 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): 31,191
• Household income: $57,786
• Rent vs Own: 17.8% rent · 82.2% own
• Severe rent burden: 686.0

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 (77%)
• Race & ethnicity: White 77% Hispanic / Latino 16% Two or more races 10% Asian 1%
• Hispanic origin (detail): Mexican 13%
• Common ancestry: Romanian 3% Lithuanian 3% Portuguese 3%
• Foreign-born: 7% · Canada
• Languages at home: 89% English-only · Spanish 8% Tagalog/Filipino 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: ▼ -128.31%
• Current HPI: 313.4666
• Rent YoY: ▼ -3.50%
• 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

-3.6% since first listed

4 events — show timeline

• 2026-04-23 Listed $135,000 ARMLS
• 2026-03-31 Listing Removed — ARMLS
• 2026-02-19 Price Changed $135,000 ARMLS
• 2025-10-25 Listed $140,000 ARMLS