600 S Idaho Rd #252 · Apache Junction, AZ 85119

$129,900

1 bd · 1.0 ba · 416 sqft · Manufactured · 85 Days on market

Built 2026 Excellent condition Est $140k · 7% under

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Why this score? — see what drove the D 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 +12.8/30.0
• ARV discount +10.8/15.0
• Condition / age +4.8/5.0
• DSCR +3.8/10.0
• 1% rule +3.6/10.0
• Livability +3.3/5.0
• Rent growth +2.9/5.0
• Schools +1.5/10.0
• Appreciation +0.0/10.0

Listing remarks

This charming 416 square foot ]home, built in 2026 by Cavco, offers a cozy and efficient living space perfect for comfortable Arizona living. Featuring one bedroom and one bathroom, the home includes a spacious living room, a well-appointed kitchen equipped with modern appliances such as an oven, fridge, dishwasher, and microwave, and convenient washer/dryer hook-ups. Central A/C ensures year-round comfort, while the interior's thoughtful layout maximizes every inch of space. The exterior boasts durable Hardi siding, an observation deck, a carport for protected parking, a shed for extra storage, and a patio ideal for your very own garden. Located in the welcoming Rock Shadows community in A

Key facts

• Built 2026
• Listed 85 days

Property features AI

Finance

• Financial info: List price $129,900

Exterior

• Home design: Single-level residence; Spec inventory plan: 600 S. Idaho Rd. #252; Active listing
• Construction: Living area approximately 416
• Exterior features: Located at 600 S Idaho Rd #252, Apache Junction, AZ

Interior

• Bedrooms: 1 bedroom
• Bathrooms: 1 full bathroom
• Interior features: Studio-style layout (1 bedroom listed with open living area)

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath manufactured listed at $130k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-13 ($-152/yr) — negative.
• To cash-flow at today's rent, offer at most $128k (1.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $112k (13.8% below list).
• Recommended offer: $112k (13.8% below list) — sets the bar for 1% rule.
• Cap rate 6.2% 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); 357 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 $898 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 85 days — a 6% lower offer ($122k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 4→11/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $112,032 (13.8% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 85 days. Have you received any prior offers? Is the seller open to a 14% concession, seller financing, or rate buy-down credit?
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. 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?
7. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
8. 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.
9. 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.
10. 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: 0.86% ✗
• Cap rate: 6.18%
• Cash-on-cash: -0.42%
• DSCR: 0.98
• GRM: 9.7

CMA / ARV

• ARV (on-the-fly): $140,192
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1206 W Klamath Dr	0.38mi	1/1.0	409 (-2%)	3mo	$138,000	$337	77
1185 W Klamath Ave	0.38mi	1/1.0	400 (-4%)	5mo	$113,000	$283	72
1367 W Chesapeake Ave	0.46mi	1/1.5	400 (-4%)	1mo	$130,000	$325	69
1311 W Chesapeake Dr	0.45mi	1/1.0	400 (-4%)	9mo	$118,500	$296	66
2072 W Klamath Ave	0.34mi	1/2.0	446 (+7%)	3mo	$170,000	$381	65
2269 S Seminole Dr	0.57mi	1/1.0	400 (-4%)	3mo	$210,000	$525	65
1084 S Shoshone Dr	0.36mi	1/1.0	400 (-4%)	15mo	$93,000	$233	65
1004 S Kiowa Cir	0.42mi	1/1.0	445 (+7%)	8mo	$85,000	$191	62
1344 W Inuit Ave	0.42mi	1/1.0	397 (-5%)	14mo	$173,500	$437	61
2309 S Seminole Dr	0.47mi	1/2.0	386 (-7%)	3mo	$200,000	$518	60
2058 S Walla Walla Cir	0.35mi	1/1.0	450 (+8%)	13mo	$130,000	$289	59
2274 S Seminole Dr	0.58mi	1/1.0	386 (-7%)	3mo	$155,000	$402	58

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: -18.6%
• Equity multiple: 0.36×
• Total profit: $-23,428
• Equity at exit: $19,369

10-year hold

• IRR: -14.1%
• Equity multiple: 0.24×
• Total profit: $-27,707
• Equity at exit: $11,231

Cash invested: $36,372 (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: 357
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $1,120 medium
• Mortgage (P&I): −$681
• Tax est. 1.5%: −$162 /mo · $1,948/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$235
• Net cashflow: $-13

Break-even live

Break-even rent $1,136

Max offer price $128,069

Occupancy floor 96%

Sensitivity live

Price	-10% $77	-5% $32	+0% $-13	+5% $-58	+10% $-102
Rent	-10% $-101	-5% $-57	+0% $-13	+5% $32	+10% $76
Rate	-1.0pp $53	-0.5pp $20	base $-13	+0.5pp $-46	+1.0pp $-81

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: $32,475
• Closing costs: $3,897
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
432 E 9th Ave Unit 6 Apache Junction, AZ	—	1.0	370	$975	$2.64	25d	1	0.41mi

Listing history 15 events

1. 2026-06-21
   days on market $129,900 Active 85 DOM
2. 2026-06-18
   days on market $129,900 Active 82 DOM
3. 2026-06-17
   days on market $129,900 Active 81 DOM
4. 2026-06-16
   days on market $129,900 Active 80 DOM
5. 2026-06-15
   remarks 699-char remark
6. 2026-06-15
   days on market $129,900 Active 79 DOM
7. 2026-06-13
   days on market $129,900 Active 77 DOM
8. 2026-06-09
   days on market $129,900 Active 73 DOM
9. 2026-06-08
   days on market $129,900 Active 72 DOM
10. 2026-06-07
    days on market $129,900 Active 71 DOM
11. 2026-06-04
    days on market $129,900 Active 68 DOM
12. 2026-06-03
    days on market $129,900 Active 67 DOM
13. 2026-06-02
    days on market $129,900 Active 66 DOM
14. 2026-06-01
    days on market $129,900 Active 65 DOM
15. 2026-05-31
    days on market $129,900 Active 64 DOM

ⓘ 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 5/10 Major
• 🌡 Heat 8/10 Severe 4 d/yr ≥111°F today · 11 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: $13,444
• − Mortgage interest: −$7,276
• − Property taxes: −$1,948
• − Insurance: −$650
• − Repairs & maintenance: −$1,076
• − Management: −$1,076
• − Depreciation: −$3,779
• Taxable loss: −$2,361
• Est. tax savings @ 24.0%: +$567
• After-tax cash flow: $415/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 · 10 photos

Excellent 95/100 None rehab

This manufactured home is in excellent condition with no visible repairs or maintenance needed. It is move-in ready and has the potential to be further enhanced with some cosmetic updates to boost its resale and rental value.

Value-add opportunities

• Both Painting the exterior siding — Fresh paint can enhance curb appeal and property value.
• Both Landscaping the front yard — A well-maintained front yard can improve curb appeal and property value.
• Both Adding a small front porch — A small front porch can enhance curb appeal and provide a welcoming entrance.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior siding — Fresh paint can enhance curb appeal and property value. ↑
• Both Landscaping the front yard — A well-maintained front yard can improve curb appeal and property value. ↑
• Both Adding a small front porch — A small front porch can enhance curb appeal and provide a welcoming entrance. ↑

ⓘ 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