2400 E Baseline Ave #79 · Apache Junction, AZ 85119

$139,900

3 bd · 2.0 ba · 1,680 sqft · Manufactured · 119 Days on market

Built 1995 Est $134k · at est. ↓ 2% since listing

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Why this score? — see what drove the B- 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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +9.9/10.0
• ARV discount +5.7/15.0
• Livability +3.3/5.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Schools +1.5/10.0
• Appreciation +0.0/10.0

Listing remarks

BIG PRICE IMPROVEMENT -- NOW $139,900! Seller is motivated and this spacious 3 bedroom, 2 bath home in gated Rancho Mirage is ready for its next owner. Offering approximately 1,680 sq ft, this home gives you the room you want with a bright open layout, comfortable living spaces, generous bedrooms, and a desirable corner-lot setting with peaceful greenbelt views. Enjoy the relaxed 55+ lifestyle Rancho Mirage is known for, with resort-style amenities including a clubhouse, pool, spa, fitness center, pickleball, tennis, shuffleboard, dog park, social activities, and more. If you are looking for space, value, and an active adult community in Apache Junction, this home needs to be on your list.

Key facts

• Premium corner lot
• Updated kitchen
• Golf course views

Tags

• PREMIUM CORNER LOT
• GOLF COURSE VIEWS
• UPDATED KITCHEN
• SHAKER-STYLE CABINETRY
• TILE BACKSPLASH
• BREAKFAST BAR

Property features AI

Finance

• Other: Lot size source: Assessor; Building area source: Owner; Directions available to gated community (from US-60 to Tomahawk Rd to E Baseline Ave, gated entrance)
• HOA & community: Land lease community — monthly land lease; Land lease amount $938 monthly; Association covers grounds maintenance and street maintenance; No visible truck/trailer/RV/boat allowed; Community amenities include pool, heated community spa, community spa, racquetball, tennis courts, pickleball courts, golf, fitness center, community media room, biking/walking paths

Exterior

• Parking: 2 covered parking spaces; 2 carport spaces
• Security: Gated community
• Utilities: City water; Public sewer
• Home design: Manufactured/mobile home; Leasehold ownership; Golf course and mountain views
• Construction: Vertical siding; Wood frame construction; Painted exterior; Composition roof
• Exterior features: Shed(s); Corner lot; Located on a golf course; Gravel/stone front yard; Gravel/stone back yard; Private maintained road

Interior

• Kitchen: Kitchen island; Laminate countertops; Pantry; Refrigerator; Dishwasher
• Bedrooms: Up to 3 possible bedrooms
• Flooring: Carpet; Laminate; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating; Ceiling fans; Has heating and cooling
• Interior features: High-speed internet; Breakfast bar; No interior steps; Vaulted ceilings; Kitchen island; Pantry; Full bath in primary bedroom; Laminate counters; Skylights; Dual-pane windows; Lever door handles; Bath lever faucets
• Laundry & utility: Indoor laundry

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $140k.

Deal economics

• At list price, monthly cash flow is $680 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $140k).
• Recommended offer: $127k (9.0% below list) — sets the bar for market timing.
• Cap rate 12.1% 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); 354 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals leasing fast (median 12d on market — plan ~1-2 weeks tenant-placement turnaround); 9,504 units permitted in Pinal County in 2024 (776 in 5+ unit buildings).
• This rent runs 35% of the median local income ($72k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $967 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 1.6% rent growth), your $39k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 119 days — a 9% lower offer ($127k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk; extreme-heat days projected 6→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $127,309 (9.0% below list)

Questions for the listing agent

1. It's been on market 119 days. Have you received any prior offers? Is the seller open to a 9% 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 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?
5. 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?
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: 1.49% ✓
• Cap rate: 12.12%
• Cash-on-cash: 20.82%
• DSCR: 1.93
• GRM: 5.6

CMA / ARV

• ARV (on-the-fly): $134,400
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3355 S Cortez Rd #28	0.24mi	2/2.0 (-1)	1,512 (-10%)	0mo	$77,000	$51	67
3301 S Goldfield Rd #2056	0.70mi	2/2.0 (-1)	1,680 (0%)	2mo	$177,500	$106	61
3301 S Goldfield Rd #2095	0.59mi	2/2.0 (-1)	1,632 (-3%)	2mo	$129,900	$80	61
3301 S Goldfield Rd #2102	0.64mi	2/2.0 (-1)	1,720 (+2%)	1mo	$120,000	$70	60
3301 S Goldfield Rd #1054	0.59mi	2/2.0 (-1)	1,586 (-6%)	1mo	$165,000	$104	58
3700 S Tomahawk Rd #93	0.60mi	2/2.0 (-1)	1,568 (-7%)	0mo	$80,000	$51	55
3301 S Goldfield Rd #2015	0.70mi	2/2.0 (-1)	1,795 (+7%)	1mo	$145,000	$81	50
3700 S Tomahawk Rd #16	0.73mi	3/2.0	1,512 (-10%)	0mo	$119,900	$79	49
3301 S Goldfield Rd #4028	0.64mi	2/2.0 (-1)	1,890 (+12%)	1mo	$157,500	$83	43
3301 S Goldfield Rd #1015	0.70mi	3/3.0	1,874 (+12%)	2mo	$140,000	$75	43
3301 S Goldfield Rd #3038	0.70mi	2/2.0 (-1)	1,915 (+14%)	1mo	$171,000	$89	38
3700 S Tomahawk Rd #91	0.73mi	2/2.0 (-1)	1,428 (-15%)	1mo	$85,000	$60	35

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: 11.6%
• Equity multiple: 1.45×
• Total profit: $17,696
• Equity at exit: $20,860

10-year hold

• IRR: 19.4%
• Equity multiple: 2.52×
• Total profit: $59,493
• Equity at exit: $12,096

Cash invested: $39,172 (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: 5.6×

Monthly cashflow live

• Estimated rent: $2,084 high
• Mortgage (P&I): −$734
• Tax est. 1.5%: −$175 /mo · $2,098/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$438
• Net cashflow: $680

Break-even live

Break-even rent $1,224

Max offer price $139,900

Occupancy floor 62%

Sensitivity live

Price	-10% $776	-5% $728	+0% $680	+5% $631	+10% $583
Rent	-10% $515	-5% $597	+0% $680	+5% $762	+10% $844
Rate	-1.0pp $750	-0.5pp $715	base $680	+0.5pp $643	+1.0pp $607

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: $34,975
• Closing costs: $4,197
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3705 S Conestoga Rd Apache Junction, AZ	3.0	2.0	1700	$1,895	$1.11	24d	1	0.09mi
2369 E 35th Ave Apache Junction, AZ	3.0	2.5	1892	$2,100	$1.11	5d	1	0.09mi
3879 S Conestoga Rd Apache Junction, AZ	3.0	2.0	1578	$1,910	$1.21	24d	1	0.16mi
3333 S Conestoga Rd Apache Junction, AZ	3.0	2.0	1387	$2,900	$2.09	24d	1	0.23mi
3448 S Chaparral Rd Apache Junction, AZ	3.0	2.0	1186	$1,848	$1.56	12d	1	0.30mi
3478 S Chaparral Rd Apache Junction, AZ	3.0	2.5	1614	$1,850	$1.15	5d	1	0.31mi
3277 S Chaparral Rd Apache Junction, AZ	3.0	2.5	1614	$1,770	$1.10	4d	1	0.34mi
2191 E Greenlee Ave Apache Junction, AZ	4.0	3.0	2184	$2,275	$1.04	3d	1	0.45mi
2681 E Boulder Ave Apache Junction, AZ	3.0	3.5	1776	$2,200	$1.24	24d	1	0.48mi
2653 S Powell Rd Apache Junction, AZ	4.0	2.0	1560	$1,945	$1.25	5d	1	0.66mi
3301 S Goldfield Rd Unit 4077 Apache Junction, AZ	2.0	2.0	1548	$1,850	$1.20	24d	1	0.72mi
2491 S Siphon Peak Rd Apache Junction, AZ	4.0	3.0	1948	$3,278	$1.68	24d	1	0.81mi
700 E Quail Ave Apache Junction, AZ	3.0	2.0	1168	$1,795	$1.54	5d	1	1.41mi

Listing history 16 events

1. 2026-06-18
   days on market $139,900 Active 119 DOM
2. 2026-06-17
   days on market $139,900 Active 118 DOM
3. 2026-06-16
   days on market $139,900 Active 117 DOM
4. 2026-06-15
   days on market $139,900 Active 116 DOM
5. 2026-06-13
   days on market $139,900 Active 114 DOM
6. 2026-06-09
   days on market $139,900 Active 110 DOM
7. 2026-06-08
   days on market $139,900 Active 109 DOM
8. 2026-06-07
   remarks 699-char remark
9. 2026-06-07
   pricedays on market $139,900 Active 108 DOM
10. 2026-06-04
    days on market $142,000 Active 105 DOM
11. 2026-06-03
    days on market $142,000 Active 104 DOM
12. 2026-06-02
    days on market $142,000 Active 103 DOM
13. 2026-06-01
    days on market $142,000 Active 102 DOM
14. 2026-05-31
    days on market $142,000 Active 101 DOM
15. 2026-04-24
    price $142,000
16. 2026-02-19
    listed $145,000 Active

ⓘ 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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 8/10 Severe 6 d/yr ≥111°F today · 15 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: $25,011
• − Mortgage interest: −$7,837
• − Property taxes: −$2,098
• − Insurance: −$700
• − Repairs & maintenance: −$2,001
• − Management: −$2,001
• − Depreciation: −$4,070
• Taxable income: $6,305
• Est. tax owed @ 24.0%: −$1,513
• After-tax cash flow: $6,644/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

• 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

Price history

-2.1% since first listed

2 events — show timeline

• 2026-04-24 Price Changed $142,000 ARMLS
• 2026-02-19 Listed $145,000 ARMLS