213 W Morris Dr · Queen Valley, AZ 85118

$225,000

3 bd · 2.0 ba · 960 sqft · Manufactured public records · 158 Days on market

Built 1996 8,113 sqft lot Est $225k · at est.

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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 +16.2/30.0
• ARV discount +7.4/15.0
• DSCR +5.0/10.0
• 1% rule +3.2/10.0
• 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

Finance eligible 3-bed, 1.5-bath manufactured home in Queen Valley, AZ! Amazing mountain views from your porch in this desert retreat. Near top-rated golfing, scenic hiking trails, and endless outdoor adventures. Open floor plan, and a spacious lot with room to relax. Garage and room in the driveway for an RV! Whether you're looking for a full-time residence or a vacation getaway, Come enjoy the beauty of Arizona. Don't miss this opportunity, COME SEE IT TODAY!

Key facts

• Open floor plan
• Scenic hiking trails
• Top-rated golfing

Tags

• MOUNTAIN VIEWS
• DESERT RETREAT
• TOP-RATED GOLFING
• SCENIC HIKING TRAILS
• OUTDOOR ADVENTURES
• OPEN FLOOR PLAN

Property features AI

Finance

• Other: Lot size approximately 8,113 (assessor)
• HOA & community: No association fees; Community pool; Heated community spa; Coin-operated laundry

Exterior

• Parking: Covered parking for 3 vehicles; 2-car garage; 1-car carport
• Utilities: City water; Public sewer
• Home design: Manufactured/mobile home; Fee simple ownership; Mountain views
• Construction: Stucco and wood frame construction; Composition roof
• Exterior features: Storage; Desert front yard; Natural desert in back; Gravel/stone front; County-maintained road access

Interior

• Kitchen: Refrigerator; Dishwasher; Kitchen island; Pantry; Granite counters
• Bedrooms: Up to 4 bedrooms
• Flooring: Carpet; Laminate; Vinyl; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating; Central air; Ceiling fans
• Interior features: Granite counters; Vaulted ceilings; Kitchen island; Pantry; Furnished (see remarks); Solar screens
• Laundry & utility: Coin-operated laundry available in community

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $225k.

Deal economics

• At list price, monthly cash flow is $121 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $184k (18.3% below list).
• Recommended offer: $184k (18.3% below list) — sets the bar for 1% rule.
• Cap rate 6.9% vs local median 5.6% in Queen Valley — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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 $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 158 days — a 12% lower offer ($198k) is reasonable based on typical stale-listing flexibility.
• 14 sale attempts since 26y ago 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.
• Current owner paid $173k; 30% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk; extreme-heat days projected 6→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $183,887 (18.3% below list)

Questions for the listing agent

1. It's been on market 158 days. Have you received any prior offers? Is the seller open to a 18% 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 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?
5. 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?
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: 0.82% ✗
• Cap rate: 6.94%
• Cash-on-cash: 2.31%
• DSCR: 1.10
• GRM: 10.2

CMA / ARV

• ARV (on-the-fly): $224,640
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
130 E Donna Dr	0.41mi	2/2.0 (-1)	911 (-5%)	3mo	$154,000	$169	64
331 E Diane Dr	0.44mi	2/1.5 (-1)	897 (-7%)	5mo	$210,000	$234	58
297 S Alta Vista Dr	0.13mi	2/1.0 (-1)	833 (-13%)	7mo	$188,000	$226	57
507 E Phyllis Pl	0.51mi	2/1.0 (-1)	961 (+0%)	22mo	$299,999	$312	48
230 E Madeline Dr	0.33mi	2/2.0 (-1)	1,057 (+10%)	24mo	$289,000	$273	43
355 N Buckhorn Ct	0.65mi	3/1.5	1,057 (+10%)	18mo	$242,000	$229	36

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: -12.7%
• Equity multiple: 0.54×
• Total profit: $-28,837
• Equity at exit: $33,548

10-year hold

• IRR: -3.7%
• Equity multiple: 0.75×
• Total profit: $-15,600
• Equity at exit: $19,454

Cash invested: $63,000 (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: 10.2×

Monthly cashflow live

• Estimated rent: $1,839 medium
• Mortgage (P&I): −$1,180
• Tax from tax record: −$58 /mo · $692/yr
• Insurance: −$94
• HOA: −$0
• Vacancy / Maint / Mgmt: −$386
• Net cashflow: $121

Break-even live

Break-even rent $1,685

Max offer price $225,000

Occupancy floor 88%

Sensitivity live

Price	-10% $249	-5% $185	+0% $121	+5% $58	+10% $-6
Rent	-10% $-24	-5% $49	+0% $121	+5% $194	+10% $267
Rate	-1.0pp $235	-0.5pp $179	base $121	+0.5pp $63	+1.0pp $4

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: $56,250
• Closing costs: $6,750
• Reserves months: —
• Total cash needed: —

Listing history 50 events

1. 2026-06-21
   days on market $225,000 Active 158 DOM
2. 2026-06-18
   days on market $225,000 Active 155 DOM
3. 2026-06-17
   days on market $225,000 Active 154 DOM
4. 2026-06-16
   days on market $225,000 Active 153 DOM
5. 2026-06-15
   days on market $225,000 Active 152 DOM
6. 2026-06-13
   days on market $225,000 Active 150 DOM
7. 2026-06-09
   days on market $225,000 Active 146 DOM
8. 2026-06-08
   days on market $225,000 Active 145 DOM
9. 2026-06-07
   days on market $225,000 Active 144 DOM
10. 2026-06-04
    days on market $225,000 Active 141 DOM
11. 2026-06-03
    days on market $225,000 Active 140 DOM
12. 2026-06-02
    days on market $225,000 Active 139 DOM
13. 2026-06-01
    days on market $225,000 Active 138 DOM
14. 2026-05-31
    days on market $225,000 Active 137 DOM
15. 2026-01-14
    listed $225,000 Active
16. 2025-12-17
    historical
17. 2025-11-12
    price $234,500
18. 2025-09-18
    price $239,500
19. 2025-07-18
    price $239,900
20. 2025-07-09
    listed $240,000 Active
21. 2025-07-01
    historical
22. 2025-05-01
    status Active
23. 2025-05-01
    historical
24. 2025-02-23
    listed $240,000 Active
25. 2024-04-26
    soldstatus $173,000 Closed
26. 2024-04-26
    soldstatus $173,000
27. 2024-04-05
    status Pending
28. 2024-03-22
    historical Under Contract Accepting Backups
29. 2024-03-22
    soldstatus $173,000 Closed
30. 2024-03-06
    price $180,000
31. 2024-03-05
    status Active
32. 2024-02-29
    status Pending
33. 2024-02-21
    price $235,000
34. 2023-12-18
    listed $250,000 Active
35. 2014-06-30
    soldstatus $59,000 Closed
36. 2014-06-30
    soldstatus $59,000
37. 2014-04-30
    status Pending
38. 2014-04-27
    listed $67,000 Active
39. 2014-04-26
    soldstatus $59,000 Closed
40. 2014-04-03
    status Pending
41. 2014-02-23
    price $67,000
42. 2013-07-01
    listed $69,000 Active
43. 2013-05-23
    historical
44. 2013-05-21
    status Active
45. 2013-05-20
    historical
46. 2012-12-30
    price $69,000
47. 2012-05-21
    listed $79,900 Active
48. 2012-05-18
    historical
49. 2012-04-04
    listed $89,900 Active
50. 2003-07-01
    historical

ⓘ 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: $692 · $58/mo
• Projected year-2 tax: $1,485 · $124/mo
• Expected delta: +$793/yr (+$66/mo · 114.7%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 Heat 8/10 Severe 6 d/yr ≥108°F today · 17 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: $22,066
• − Mortgage interest: −$12,603
• − Property taxes: −$692
• − Insurance: −$1,125
• − Repairs & maintenance: −$1,765
• − Management: −$1,765
• − Depreciation: −$6,545
• Taxable loss: −$2,430
• Est. tax savings @ 24.0%: +$583
• After-tax cash flow: $2,040/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

+1400.0% since first listed

42 events — show timeline

• 2026-01-14 Listed $225,000 ARMLS
• 2025-12-17 Listing Removed — ARMLS
• 2025-11-12 Price Changed $234,500 ARMLS
• 2025-09-18 Price Changed $239,500 ARMLS
• 2025-07-18 Price Changed $239,900 ARMLS
• 2025-07-09 Listed $240,000 ARMLS
• 2025-07-01 Listing Removed — ARMLS
• 2025-05-01 Relisted — ARMLS
• 2025-05-01 Listing Removed — ARMLS
• 2025-02-23 Listed $240,000 ARMLS
• 2024-04-26 Sold (Public Records) $173,000 Public Records
• 2024-04-26 Sold (MLS) $173,000 ARMLS
• 2024-04-05 Pending — ARMLS
• 2024-03-22 Contingent — ARMLS
• 2024-03-22 Sold (MLS) $173,000 ARMLS
• 2024-03-06 Price Changed $180,000 ARMLS
• 2024-03-05 Relisted — ARMLS
• 2024-02-29 Pending — ARMLS
• 2024-02-21 Price Changed $235,000 ARMLS
• 2023-12-18 Listed $250,000 ARMLS
• 2014-06-30 Sold (Public Records) $59,000 Public Records
• 2014-06-30 Sold (MLS) $59,000 ARMLS
• 2014-04-30 Pending — ARMLS
• 2014-04-27 Listed $67,000 ARMLS
• 2014-04-26 Sold (MLS) $59,000 ARMLS
• 2014-04-03 Pending — ARMLS
• 2014-02-23 Price Changed $67,000 ARMLS
• 2013-07-01 Listed $69,000 ARMLS
• 2013-05-23 Listing Removed — ARMLS
• 2013-05-21 Relisted — ARMLS
• 2013-05-20 Listing Removed — ARMLS
• 2012-12-30 Price Changed $69,000 ARMLS
• 2012-05-21 Listed $79,900 ARMLS
• 2012-05-18 Listing Removed — ARMLS
• 2012-04-04 Listed $89,900 ARMLS
• 2003-07-01 Listing Removed — ARMLS
• 2002-10-22 Listed $74,900 ARMLS
• 2001-10-18 Listing Removed — ARMLS
• 2001-10-08 Listed $75,000 ARMLS
• 2001-09-30 Listing Removed — ARMLS
• 2000-06-09 Listed $79,900 ARMLS
• 1988-03-29 Sold (Public Records) $15,000 Public Records

Property tax history

+5.6%/yr

Latest (2025): $692 · +5.0% YoY. Source: county tax records.