608 E Queen Creek Ct · Queen Valley, AZ 85118

$135,000

2 bd · 2.0 ba · 704 sqft · Manufactured public records · 72 Days on market

Built 1982 8,349 sqft lot Est $134k · at est.

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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 +26.8/30.0
• DSCR +9.2/10.0
• ARV discount +7.3/15.0
• 1% rule +6.0/10.0
• Livability +2.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.5/10.0
• Appreciation +0.0/10.0

Listing remarks

This inviting and well-kept 2 bedroom, 2 bath single-wide offers comfort, convenience, and plenty of usable outdoor space. Enjoy parking on both ends of the home, making access easy for you and your guests. 🌿 Outdoor Features Covered front patio perfect for relaxing Large back deck ideal for entertaining Two spacious, well-built storage sheds Extensive concrete work around the home for clean, low-maintenance living Inside and out, this home has been thoughtfully cared for and is ready for its next owner. More Photos coming soon!

Key facts

• 8,349 sq ft lot
• 4 parking spots
• Built 1982

Property features AI

Finance

• Financial info: Conventional, FHA, and VA financing available
• HOA & community: No association fees

Exterior

• Parking: 4 open parking spaces
• Utilities: City water; Public sewer
• Home design: Manufactured/mobile home; Fee simple ownership; Gravel road access
• Construction: Vinyl siding; Wood frame construction; Foam roof; Building area per assessor
• Exterior features: Adjacent to a wash; Gravel/stone front and back

Interior

• Kitchen: Refrigerator
• Bedrooms: 2 bedrooms
• Flooring: Laminate flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Propane heating; Has heating; Has cooling; Other cooling
• Interior features: Eat-in kitchen
• Laundry & utility: No laundry hookups inside

What this means for you Summary

Snapshot

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

Deal economics

• At list price, monthly cash flow is $305 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $135k).
• Recommended offer: $127k (6.0% below list) — sets the bar for market timing.
• Cap rate 9.6% vs local median 5.6% in Queen Valley — 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 51/100 on livability (#322 in AZ) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+, crime A; Watch: amenities F, commute F, employment 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: Peralta Trail Elementary School (math 17% / reading 26%, grade F, #717 of 1,109 statewide, top 65%, 286 students, 74% 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: 430 active listings in the ZIP; 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 $933 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 72 days — a 6% lower offer ($127k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $46k; list at $135k implies a 193% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk; major wildfire risk; extreme-heat days projected 6→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $126,900 (6.0% below list)

Questions for the listing agent

1. It's been on market 72 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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 D-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: 1.10% ✓
• Cap rate: 9.60%
• Cash-on-cash: 11.80%
• DSCR: 1.52
• GRM: 7.6

CMA / ARV

• ARV (on-the-fly): $134,464
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
214 E Mary Lou Ct	0.26mi	2/1.0	641 (-9%)	4mo	$115,000	$179	66
235 W Morris Dr	0.60mi	2/1.5	721 (+2%)	1mo	$145,000	$201	65
77 W Kirk Dr	0.49mi	2/1.0	785 (+12%)	14mo	$149,900	$191	42

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -1.7%
• Equity multiple: 0.93×
• Total profit: $-2,463
• Equity at exit: $20,129

10-year hold

• IRR: 8.0%
• Equity multiple: 1.60×
• Total profit: $22,797
• 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 85118

• Home prices YoY: -32.4%
• Active inventory: 430
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $1,480 medium
• Mortgage (P&I): −$708
• Tax from tax record: −$33 /mo · $398/yr
• Insurance: −$56
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$311
• Net cashflow: $305

Break-even live

Break-even rent $1,093

Max offer price $135,000

Occupancy floor 74%

Sensitivity live

Price	-10% $382	-5% $343	+0% $305	+5% $267	+10% $229
Rent	-10% $188	-5% $247	+0% $305	+5% $364	+10% $422
Rate	-1.0pp $373	-0.5pp $339	base $305	+0.5pp $270	+1.0pp $235

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: —

Listing history 16 events

1. 2026-06-21
   days on market $135,000 Active 72 DOM
2. 2026-06-18
   days on market $135,000 Active 69 DOM
3. 2026-06-17
   days on market $135,000 Active 68 DOM
4. 2026-06-16
   days on market $135,000 Active 67 DOM
5. 2026-06-15
   days on market $135,000 Active 66 DOM
6. 2026-06-13
   days on market $135,000 Active 64 DOM
7. 2026-06-09
   days on market $135,000 Active 60 DOM
8. 2026-06-08
   days on market $135,000 Active 59 DOM
9. 2026-06-07
   days on market $135,000 Active 58 DOM
10. 2026-06-04
    days on market $135,000 Active 55 DOM
11. 2026-06-03
    days on market $135,000 Active 54 DOM
12. 2026-06-02
    days on market $135,000 Active 53 DOM
13. 2026-06-01
    days on market $135,000 Active 52 DOM
14. 2026-05-31
    days on market $135,000 Active 51 DOM
15. 2026-04-10
    listed $135,000 Active
16. 2001-04-03
    soldstatus $46,000

ⓘ 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: $398 · $33/mo
• Projected year-2 tax: $891 · $74/mo
• Expected delta: +$493/yr (+$41/mo · 123.9%)

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

Climate risk First Street

• 🌊 Flood 9/10 Extreme FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 Heat 8/10 Severe 6 d/yr ≥108°F today · 16 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,756
• − Mortgage interest: −$7,562
• − Property taxes: −$398
• − Insurance: −$1,472
• − Repairs & maintenance: −$1,420
• − Management: −$1,420
• − Depreciation: −$3,927
• Taxable income: $1,555
• Est. tax owed @ 24.0%: −$373
• After-tax cash flow: $3,288/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 — Queen Valley

• Score: 51/100
• State rank: #322
• US rank: #25478

Category grades

Amenities F Commute F Cost of living A+ Crime A Employment F Housing A+ Health & safety F User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Queen Valley, AZ
• County: Pinal County · 399,947 people
• Metro: Phoenix-Mesa-Chandler, AZ
• Population (ZIP): 14,932
• Household income: $86,393
• Rent vs Own: 8.4% rent · 91.6% own
• Severe rent burden: 160.0

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 (86%)
• Race & ethnicity: White 86% Hispanic / Latino 8% Two or more races 6%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Portuguese 7% Romanian 4% Slovak 4%
• Foreign-born: 5% · Canada
• Languages at home: 96% English-only · Spanish 3%

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: ▼ -122.27%
• Current HPI: 255.6958
• Rent YoY: —
• 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

+193.5% since first listed

2 events — show timeline

• 2026-04-10 Listed $135,000 ARMLS
• 2001-04-03 Sold (Public Records) $46,000 Public Records

Property tax history

-0.4%/yr

Latest (2025): $398 · +3.6% YoY. Source: county tax records.