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

$119,900

1 bd · 1.0 ba · 416 sqft · Manufactured · 179 Days on market

Manufactured home Built 2026 Excellent condition $288/sqft · 11% below area Est $134k · 11% under

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Why this score? — see what drove the F 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).

• ARV discount +12.2/15.0
• Cash flow +7.0/30.0
• Condition / age +4.8/5.0
• Livability +3.3/5.0
• Rent growth +2.9/5.0
• Appreciation +2.5/10.0
• 1% rule +1.9/10.0
• Schools +1.7/10.0
• DSCR +1.2/10.0
• Manufactured-home adj. -3.0

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.

Key facts

• Built 2026
• Listed 179 days

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath manufactured listed at $120k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-174 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $95k (21.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $83k (30.9% below list).
• Recommended offer: $83k (30.9% below list) — sets the bar for 1% rule.
• Cap rate 4.5% vs local median 3.0% 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: Four Peaks Elementary School (math 12% / reading 17%, grade F, #898 of 1,109 statewide, top 83%, 498 students, 73% FRL); Cactus Canyon Junior High (math 14% / reading 19%, grade F, #151 of 218 statewide, top 70%, 702 students, 50% FRL); Apache Junction High School (math 12% / reading 17%, grade F, #267 of 381 statewide, top 72%, 999 students, 48% FRL) — zoned schools at 57% FRL track the district average.
• Market conditions: Rents rising (+1.6%/yr); 478 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 27d 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 is only 14% of the median local income ($72k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

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.

Negotiation context

• It's been on market 179 days — a 12% lower offer ($106k) 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 $82,834 (30.9% 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 179 days. Have you received any prior offers? Is the seller open to a 31% 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: 0.69% ✗
• Cap rate: 4.55%
• Cash-on-cash: -6.23%
• DSCR: 0.72
• GRM: 12.1

CMA / ARV

• ARV (median comp): $134,000
• List price: $119,900
• Delta: -10.52%
• Verdict: UNDERPRICED
• Comps: 10 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1262 S Shawnee Dr	0.25mi	1/1.0	400 (-4%)	1mo	$95,000	$238	81
1206 W Klamath Dr	0.38mi	1/1.0	409 (-2%)	6mo	$138,000	$337	75
1185 W Klamath Ave	0.38mi	1/1.0	400 (-4%)	8mo	$113,000	$283	69
1367 W Chesapeake Ave	0.46mi	1/1.5	400 (-4%)	4mo	$130,000	$325	66
1311 W Chesapeake Dr	0.45mi	1/1.0	400 (-4%)	12mo	$118,500	$296	63
2072 W Klamath Ave	0.34mi	1/2.0	446 (+7%)	6mo	$170,000	$381	63
2269 S Seminole Dr	0.57mi	1/1.0	400 (-4%)	6mo	$210,000	$525	62
1004 S Kiowa Cir	0.42mi	1/1.0	445 (+7%)	11mo	$85,000	$191	59
1344 W Inuit Ave	0.42mi	1/1.0	397 (-5%)	17mo	$173,500	$437	59
2309 S Seminole Dr	0.47mi	1/2.0	386 (-7%)	6mo	$200,000	$518	57
2058 S Walla Walla Cir	0.35mi	1/1.0	450 (+8%)	16mo	$130,000	$289	56
2274 S Seminole Dr	0.58mi	1/1.0	386 (-7%)	6mo	$155,000	$402	56

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: -28.6%
• Equity multiple: 0.06×
• Total profit: $-31,687
• Equity at exit: $17,877

10-year hold

• IRR: -34.8%
• Equity multiple: -0.39×
• Total profit: $-46,515
• 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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 11 active · 1 under contract
• Months of supply: 11.0 mo (9%/mo absorbed)
• Median asking: $119,000 ($288/sqft)
• Median days on market: 228 d
• This list price: 55% of active listings are priced below it
• ARV vs active asking: +12.0% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 85119

• Home prices YoY: -33.5%
• Rents YoY: 1.6%
• Active inventory: 478
• Price-to-rent: 12.1×

Monthly cashflow live

• Estimated rent: $828 medium
• Mortgage (P&I): −$629
• Tax est. 1.5%: −$150 /mo · $1,798/yr
• Insurance: −$50
• HOA: −$0
• Lot rent leased land?: −$0
• Vacancy / Maint / Mgmt: −$174
• Net cashflow: $-174

Break-even live

Break-even rent $1,049

Max offer price $94,691

Occupancy floor —

Sensitivity live

Price	-10% $-91	-5% $-133	+0% $-174	+5% $-216	+10% $-257
Rent	-10% $-240	-5% $-207	+0% $-174	+5% $-141	+10% $-109
Rate	-1.0pp $-114	-0.5pp $-144	base $-174	+0.5pp $-205	+1.0pp $-237

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
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 4 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	120d	1	0.41mi
432 E 9th Ave Unit 7 Apache Junction, AZ	—	1.0	370	$975	$2.64	19d	1	0.41mi
535 N Gold Dr Unit 5 Apache Junction, AZ	—	1.0	335	$950	$2.84	10d	1	1.06mi
225 S Grand Dr Unit 4 Apache Junction, AZ	—	1.0	347	$750	$2.16	27d	1	1.30mi

Property features AI

Finance

• Financial info: List price $129,900

Exterior

• Home design: Single-level residenceSpec inventory plan: 600 S. Idaho Rd. #252Active 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)

Listing history 50 events

1. 2026-09-23
   days on market $119,900 Active 179 DOM
2. 2026-09-22
   days on market $119,900 Active 178 DOM
3. 2026-09-21
   days on market $119,900 Active 177 DOM
4. 2026-09-20
   days on market $119,900 Active 176 DOM
5. 2026-09-19
   days on market $119,900 Active 175 DOM
6. 2026-09-18
   days on market $119,900 Active 174 DOM
7. 2026-09-17
   days on market $119,900 Active 173 DOM
8. 2026-09-16
   days on market $119,900 Active 172 DOM
9. 2026-09-15
   days on market $119,900 Active 171 DOM
10. 2026-09-14
    days on market $119,900 Active 170 DOM
11. 2026-09-13
    days on market $119,900 Active 169 DOM
12. 2026-09-12
    days on market $119,900 Active 168 DOM
13. 2026-09-11
    days on market $119,900 Active 167 DOM
14. 2026-09-05
    days on market $119,900 Active 161 DOM
15. 2026-09-04
    days on market $119,900 Active 160 DOM
16. 2026-09-03
    days on market $119,900 Active 159 DOM
17. 2026-08-31
    days on market $119,900 Active 156 DOM
18. 2026-08-30
    days on market $119,900 Active 155 DOM
19. 2026-08-29
    days on market $119,900 Active 154 DOM
20. 2026-08-28
    price $119,900 Active 153 DOM
21. 2026-08-28
    days on market $129,900 Active 153 DOM
22. 2026-08-27
    days on market $129,900 Active 152 DOM
23. 2026-08-26
    days on market $129,900 Active 151 DOM
24. 2026-08-25
    days on market $129,900 Active 150 DOM
25. 2026-08-24
    days on market $129,900 Active 149 DOM
26. 2026-08-23
    days on market $129,900 Active 148 DOM
27. 2026-08-22
    days on market $129,900 Active 147 DOM
28. 2026-08-21
    days on market $129,900 Active 146 DOM
29. 2026-08-20
    days on market $129,900 Active 145 DOM
30. 2026-08-19
    days on market $129,900 Active 144 DOM
31. 2026-08-18
    days on market $129,900 Active 143 DOM
32. 2026-08-17
    days on market $129,900 Active 142 DOM
33. 2026-08-16
    days on market $129,900 Active 141 DOM
34. 2026-08-15
    days on market $129,900 Active 140 DOM
35. 2026-08-14
    days on market $129,900 Active 139 DOM
36. 2026-08-13
    days on market $129,900 Active 138 DOM
37. 2026-08-12
    days on market $129,900 Active 137 DOM
38. 2026-08-11
    days on market $129,900 Active 136 DOM
39. 2026-08-10
    days on market $129,900 Active 135 DOM
40. 2026-08-09
    days on market $129,900 Active 134 DOM
41. 2026-08-08
    days on market $129,900 Active 133 DOM
42. 2026-08-06
    days on market $129,900 Active 131 DOM
43. 2026-08-05
    days on market $129,900 Active 130 DOM
44. 2026-08-04
    days on market $129,900 Active 129 DOM
45. 2026-08-03
    days on market $129,900 Active 128 DOM
46. 2026-07-31
    days on market $129,900 Active 125 DOM
47. 2026-07-30
    days on market $129,900 Active 124 DOM
48. 2026-07-30
    days on market $129,900 Active 123 DOM
49. 2026-07-28
    days on market $129,900 Active 122 DOM
50. 2026-07-26
    days on market $129,900 Active 120 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: $9,940
• − Mortgage interest: −$6,716
• − Property taxes: −$1,798
• − Insurance: −$600
• − Repairs & maintenance: −$795
• − Management: −$795
• − Depreciation: −$3,488
• Taxable loss: −$4,253
• Est. tax savings @ 24.0%: +$1,021
• After-tax cash flow: $-1,070/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. ↑

F Composite school gradezoned avg 17/100

Zoned Schools

Elementary Desert Vista Elementary School F AZ #729/1,109 Nat'l #33,158/41,679 Middle Cactus Canyon Junior High F AZ #151/218 Nat'l #12,406/14,009 High Apache Junction High School F AZ #267/381 Nat'l #15,534/17,239

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

C Composite livability gradescore 66/100

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 · 437,574 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: 12% of renters

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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%

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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%

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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

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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

Property features AI

Finance

• Financial info: List price $129,900

Exterior

• Home design: Single-level residenceSpec inventory plan: 600 S. Idaho Rd. #252Active 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)