2560 S Yavapai Rd · Apache Junction, AZ 85119

$500,000

6 bd · 3.0 ba · 2,880 sqft · MultiFamily public records · 149 Days on market

Built 1983

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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 +14.4/30.0
• ARV discount +7.5/15.0
• DSCR +4.4/10.0
• Livability +3.3/5.0
• Rent growth +2.9/5.0
• 1% rule +2.8/10.0
• Condition / age +2.5/5.0
• Schools +1.5/10.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 3 units. confirmed

Listing remarks MLS

HISTORY OF ALMOST CONSTANT OCCUPANCY OF UNITS.OWNER ONLY PAYS TRASH - TENANTS PAY OWN UTILITIES. WASHER/DRYER IN EACH UNIT. COVERED PARKING. ONE UNIT JUST REPAINTED, NEW VINYL & GENERAL FIX-UP, THEN RENTED AGAIN. PLEASE DO NOT DISTURB TENANTS- LISTERS SHOULD BE ABLE TO GAIN ACCESS FOR YOU (OR WRITE OFFER SUBJECT TO INSPECTION). THANKS.

Key facts

• Covered parking
• Individually metered
• Remodeled units

Tags

• INDOOR LAUNDRY ROOM
• PRIVATE OUTDOOR STORAGE
• COVERED PARKING
• REMODELED UNITS
• INDIVIDUALLY METERED

Property features AI

Exterior

• Parking: 11 parking spaces total; 5 covered parking spaces; 6 open parking spaces; Other parking features
• Utilities: SRP electric service; Septic tank sewer; City franchise water
• Home design: Fee simple ownership; Single building on the lot
• Construction: Wood frame and stucco construction; Rolled/hot mop roof
• Exterior features: Asphalt road access; No community pool

Interior

• Kitchen: Free-standing range; Dishwasher
• Bedrooms: 2 bedrooms
• Flooring: Tile
• Heating & cooling: Central heating; Heat pump; Electric heating; Central air conditioning; Ceiling fans; Electric cooling
• Interior features: Dishwasher; Free-standing range; Washer/dryer hookup; Tile flooring
• Laundry & utility: Washer/dryer hookup

What this means for you Summary

Snapshot

• This is a 3 × 2-bed/1.0-bath units multifamily listed at $500k.

Deal economics

• At list price, monthly cash flow is $104 ($1k/yr) — positive. Per door: $35/mo.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $388k (22.3% below list).
• Recommended offer: $388k (22.3% below list) — sets the bar for 1% rule.
• Cap rate 6.5% 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+, 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: 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).
• Market conditions: Rents rising (+1.6%/yr); 354 active listings in the ZIP; 9,504 units permitted in Pinal County in 2024 (776 in 5+ unit buildings).
• At $3,883/mo this rent would consume 65% of the median local household income ($72k/yr) (locally 305% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $15k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 149 days — a 12% lower offer ($440k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 26y ago; this cycle's ask has dropped $60k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $121k; list at $500k implies a 313% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $388,300 (22.3% below list)

Questions for the listing agent

1. It's been on market 149 days. Have you received any prior offers? Is the seller open to a 22% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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?
9. 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.
10. 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.
11. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 0.78% ✗
• Cap rate: 6.54%
• Cash-on-cash: 0.89%
• DSCR: 1.04
• GRM: 10.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 1.57% rent growth · sell at horizon

5-year hold

• IRR: -16.3%
• Equity multiple: 0.43×
• Total profit: $-80,125
• Equity at exit: $74,552

10-year hold

• IRR: -10.5%
• Equity multiple: 0.40×
• Total profit: $-84,164
• Equity at exit: $43,231

Cash invested: $140,000 (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 85119

• Home prices YoY: -33.5%
• Rents YoY: 1.6%
• Active inventory: 354
• Price-to-rent: 32.2×

Monthly cashflow live

• Estimated rent: $3,883 high
• Mortgage (P&I): −$2,622
• Tax from tax record: −$133 /mo · $1,593/yr
• Insurance: −$208
• HOA: −$0
• Vacancy / Maint / Mgmt: −$815
• Net cashflow: $104

Break-even live

Break-even rent $3,751

Max offer price $500,000

Occupancy floor 92%

3-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 3× units	2	1	$3,882
Total (3 units)			$3,883

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: $125,000
• Closing costs: $15,000
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-18
   days on market $500,000 Active 149 DOM
2. 2026-06-17
   days on market $500,000 Active 148 DOM
3. 2026-06-16
   days on market $500,000 Active 147 DOM
4. 2026-06-15
   days on market $500,000 Active 146 DOM
5. 2026-06-13
   days on market $500,000 Active 144 DOM
6. 2026-06-09
   days on market $500,000 Active 140 DOM
7. 2026-06-08
   days on market $500,000 Active 139 DOM
8. 2026-06-07
   days on market $500,000 Active 138 DOM
9. 2026-06-04
   pricedays on market $500,000 Active 135 DOM
10. 2026-06-03
    days on market $520,000 Active 134 DOM
11. 2026-06-02
    days on market $520,000 Active 133 DOM
12. 2026-06-01
    days on market $520,000 Active 132 DOM
13. 2026-05-31
    days on market $520,000 Active 131 DOM
14. 2026-03-03
    price $520,000
15. 2026-01-19
    listed $560,000 Active
16. 2002-02-01
    soldstatus $121,000
17. 2000-08-04
    soldstatus $110,000
18. 2000-07-27
    soldstatus $110,000 341-char remark

    Show marketing remark (341 chars)

    HISTORY OF ALMOST CONSTANT OCCUPANCY OF UNITS.OWNER ONLY PAYS TRASH - TENANTS PAY OWN UTILITIES. WASHER/DRYER IN EACH UNIT. COVERED PARKING. ONE UNIT JUST REPAINTED, NEW VINYL & GENERAL FIX-UP, THEN RENTED AGAIN. PLEASE DO NOT DISTURB TENANTS- LISTERS SHOULD BE ABLE TO GAIN ACCESS FOR YOU (OR WRITE OFFER SUBJECT TO INSPECTION). THANKS.

19. 2000-07-19
    historical 341-char remark

    Show marketing remark (341 chars)

    HISTORY OF ALMOST CONSTANT OCCUPANCY OF UNITS.OWNER ONLY PAYS TRASH - TENANTS PAY OWN UTILITIES. WASHER/DRYER IN EACH UNIT. COVERED PARKING. ONE UNIT JUST REPAINTED, NEW VINYL & GENERAL FIX-UP, THEN RENTED AGAIN. PLEASE DO NOT DISTURB TENANTS- LISTERS SHOULD BE ABLE TO GAIN ACCESS FOR YOU (OR WRITE OFFER SUBJECT TO INSPECTION). THANKS.

20. 2000-02-01
    listed $110,000 341-char remark

    Show marketing remark (341 chars)

    HISTORY OF ALMOST CONSTANT OCCUPANCY OF UNITS.OWNER ONLY PAYS TRASH - TENANTS PAY OWN UTILITIES. WASHER/DRYER IN EACH UNIT. COVERED PARKING. ONE UNIT JUST REPAINTED, NEW VINYL & GENERAL FIX-UP, THEN RENTED AGAIN. PLEASE DO NOT DISTURB TENANTS- LISTERS SHOULD BE ABLE TO GAIN ACCESS FOR YOU (OR WRITE OFFER SUBJECT TO INSPECTION). THANKS.

ⓘ 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: $1,593 · $133/mo
• Projected year-2 tax: $3,300 · $275/mo
• Expected delta: +$1,707/yr (+$142/mo · 107.1%)

ⓘ 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 5/10 Major
• 🌡 Heat 9/10 Extreme 7 d/yr ≥111°F today · 18 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: $46,596
• − Mortgage interest: −$28,008
• − Property taxes: −$1,593
• − Insurance: −$2,500
• − Repairs & maintenance: −$3,728
• − Management: −$3,728
• − Depreciation: −$14,545
• Taxable loss: −$7,506
• Est. tax savings @ 24.0%: +$1,801
• After-tax cash flow: $3,054/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 — 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

• 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

Price history

+372.7% since first listed

7 events — show timeline

• 2026-03-03 Price Changed $520,000 ARMLS
• 2026-01-19 Listed $560,000 ARMLS
• 2002-02-01 Sold (Public Records) $121,000 Public Records
• 2000-08-04 Sold (Public Records) $110,000 Public Records
• 2000-07-27 Sold (MLS) $110,000 ARMLS
• 2000-07-19 Listing Removed — ARMLS
• 2000-02-01 Listed $110,000 ARMLS

Property tax history

+0.4%/yr

Latest (2025): $1,593 · +3.3% YoY. Source: county tax records.