2900 W Superstition Blvd #39 · Apache Junction, AZ 85120

$89,000

2 bd · 2.0 ba · 1,040 sqft · Manufactured · 58 Days on market

Built 2009 Good condition 4,865 sqft lot ↓ 7% 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Condition / age +3.8/5.0
• Livability +3.3/5.0
• Rent growth +1.6/5.0
• Schools +1.5/10.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to easy living in Silverado Estates, a 55+ community in Apache Junction! This well-maintained 2009 manufactured home features 2 bedrooms, 2 bathrooms, and 1,040 sq ft of comfortable space, all with beautiful views of the Superstition Mountains. Inside, you'll find brand new appliances, a convenient indoor laundry area, and a layout that feels both functional and cozy. The home sits on a spacious corner lot, giving you a little extra room to enjoy the outdoors. The property is on a leased lot with a monthly fee of $709. Appliances are negotiable, offering flexibility for the new owner. Pets are welcome per park guidelines, and buyer approval through the community is required. You'll

Key facts

• 4,865 sq ft lot
• 4 parking spots
• Community pool

Property features AI

Finance

• Other: Lot size: 4,865 (source: owner)
• HOA & community: Land lease (monthly $709); Association covers electricity, street maintenance, trash and water; Community pool; Community spa (heated); Pickleball court(s)

Exterior

• Parking: 2 covered spaces; 2 open parking spaces; Golf cart garage; 2-car carport
• Utilities: City water; Septic tank
• Home design: Manufactured / mobile home; Leasehold ownership; Mountain view
• Construction: Wood siding; Wood frame; Composition roof
• Exterior features: Storage; Shed(s); Corner lot; No fencing

Interior

• Kitchen: Dishwasher; Reverse osmosis / water purifier
• Bedrooms: 2 possible bedrooms
• Flooring: Linoleum
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating; Central air; Ceiling fans
• Interior features: Breakfast bar; Full bath in master bedroom; Water purifier / reverse osmosis
• Laundry & utility: Washer/dryer hookup only; Laundry: see remarks

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $89k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $667 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $89k).
• Recommended offer: $86k (3.0% below list) — sets the bar for market timing.
• Cap rate 15.3% 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 falling (-3.5%/yr); 455 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 runs 34% of the median local income ($58k/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 $615 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 0.0% rent growth), your $25k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 58 days — a 3% lower offer ($86k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 5→12/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $86,330 (3.0% below list)

Questions for the listing agent

1. It's been on market 58 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 1.82% ✓
• Cap rate: 15.29%
• Cash-on-cash: 32.13%
• DSCR: 2.43
• GRM: 4.6

CMA / ARV

• ARV (on-the-fly): $209,040
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2655 W Mockingbird St	0.14mi	2/2.0	1,041 (+0%)	7mo	$190,000	$183	87
2900 W Superstition Blvd #11	0.13mi	2/2.0	1,000 (-4%)	15mo	$60,000	$60	75
394 N Pinyon Dr	0.38mi	2/2.0	1,040 (0%)	13mo	$280,000	$269	72
478 N Pinal Dr	0.30mi	2/2.0	1,152 (+11%)	0mo	$279,000	$242	68
2452 W Shiprock St	0.40mi	2/2.0	1,057 (+2%)	14mo	$299,000	$283	67
1150 N Delaware Dr #24	0.22mi	2/2.0	896 (-14%)	2mo	$28,000	$31	65
1847 N Warner Dr	0.54mi	3/2.0 (+1)	1,057 (+2%)	12mo	$283,000	$268	57
1030 N Delaware Dr #23	0.29mi	2/2.0	910 (-12%)	13mo	$60,000	$66	55
980 N Ironwood Dr #15	0.69mi	2/1.0	975 (-6%)	2mo	$77,900	$80	52
2787 W Cactus Wren St	0.41mi	3/2.0 (+1)	1,121 (+8%)	15mo	$295,000	$263	50
1325 N Delaware Dr	0.46mi	2/1.5	896 (-14%)	12mo	$25,000	$28	44
520 N Ocotillo Dr	0.52mi	3/2.0 (+1)	1,145 (+10%)	14mo	$230,000	$201	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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 23.7%
• Equity multiple: 1.94×
• Total profit: $23,344
• Equity at exit: $13,270

10-year hold

• IRR: 29.6%
• Equity multiple: 3.28×
• Total profit: $56,768
• Equity at exit: $7,695

Cash invested: $24,920 (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 85120

• Home prices YoY: -29.0%
• Rents YoY: -3.5%
• Active inventory: 455
• Price-to-rent: 4.6×

Monthly cashflow live

• Estimated rent: $1,623 high
• Mortgage (P&I): −$467
• Tax est. 1.5%: −$111 /mo · $1,335/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$341
• Net cashflow: $667

Break-even live

Break-even rent $779

Max offer price $89,000

Occupancy floor 54%

Sensitivity live

Price	-10% $729	-5% $698	+0% $667	+5% $637	+10% $606
Rent	-10% $539	-5% $603	+0% $667	+5% $731	+10% $796
Rate	-1.0pp $712	-0.5pp $690	base $667	+0.5pp $644	+1.0pp $621

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: $22,250
• Closing costs: $2,670
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
455 N Delaware Dr Unit 7 Apache Junction, AZ	2.0	2.0	1060	$1,900	$1.79	25d	1	0.42mi
2185 W Ohio St Apache Junction, AZ	2.0	1.0	1000	$1,295	$1.29	4d	1	0.46mi
1877 W Overland St Apache Junction, AZ	3.0	2.0	1420	$1,999	$1.41	17d	1	0.62mi
135 N Palo Verde Dr Unit 8 Apache Junction, AZ	1.0	1.0	750	$925	$1.23	24d	1	0.81mi
135 N Palo Verde Dr Apache Junction, AZ	1.0	1.0	750	$915	$1.22	20d	1	0.81mi
455 S Delaware Dr Apache Junction, AZ	2.0	2.0	1060	$2,048	$1.93	21d	2	0.97mi
455 S Delaware Dr Unit 179 Apache Junction, AZ	2.0	2.0	1060	$2,395	$2.26	25d	1	0.97mi
561 S Meridian Rd Unit 2 Apache Junction, AZ	3.0	2.0	1000	$1,395	$1.40	17d	1	0.99mi
561 S Meridian Rd Unit 1 Apache Junction, AZ	2.0	1.0	700	$1,099	$1.57	25d	1	0.99mi
2292 N Ironwood Dr Apache Junction, AZ	2.0	2.0	1152	$1,475	$1.28	25d	1	1.05mi

Listing history 16 events

1. 2026-06-18
   days on market $89,000 Active 58 DOM
2. 2026-06-17
   days on market $89,000 Active 57 DOM
3. 2026-06-16
   days on market $89,000 Active 56 DOM
4. 2026-06-15
   days on market $89,000 Active 55 DOM
5. 2026-06-13
   days on market $89,000 Active 53 DOM
6. 2026-06-09
   days on market $89,000 Active 49 DOM
7. 2026-06-08
   days on market $89,000 Active 48 DOM
8. 2026-06-07
   days on market $89,000 Active 47 DOM
9. 2026-06-04
   days on market $89,000 Active 44 DOM
10. 2026-06-03
    days on market $89,000 Active 43 DOM
11. 2026-06-02
    days on market $89,000 Active 42 DOM
12. 2026-06-01
    days on market $89,000 Active 41 DOM
13. 2026-05-31
    days on market $89,000 Active 40 DOM
14. 2026-05-05
    price $89,000
15. 2026-04-28
    price $89,500
16. 2026-04-21
    listed $96,000 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 (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 8/10 Severe 5 d/yr ≥111°F today · 12 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,478
• − Mortgage interest: −$4,985
• − Property taxes: −$1,335
• − Insurance: −$445
• − Repairs & maintenance: −$1,558
• − Management: −$1,558
• − Depreciation: −$2,589
• Taxable income: $7,007
• Est. tax owed @ 24.0%: −$1,682
• After-tax cash flow: $6,325/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 · 12 photos

Good 75/100 Cosmetic rehab

This well-maintained 2009 manufactured home in Silverado Estates, Apache Junction, is in good condition with minimal repairs needed. It offers a good return on investment with updates that can significantly increase its value.

Value-add opportunities

• Both Paint exterior trim — Enhances curb appeal and value
• Both Clean gutters — Improves drainage and property value

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior trim — Enhances curb appeal and value ↑
• Both Clean gutters — Improves drainage and property value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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): 31,191
• Household income: $57,786
• Rent vs Own: 17.8% rent · 82.2% own
• Severe rent burden: 686.0

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 (77%)
• Race & ethnicity: White 77% Hispanic / Latino 16% Two or more races 10% Asian 1%
• Hispanic origin (detail): Mexican 13%
• Common ancestry: Romanian 3% Lithuanian 3% Portuguese 3%
• Foreign-born: 7% · Canada
• Languages at home: 89% English-only · Spanish 8% Tagalog/Filipino 1%

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: ▼ -128.31%
• Current HPI: 313.4666
• Rent YoY: ▼ -3.50%
• 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

-7.3% since first listed

3 events — show timeline

• 2026-05-05 Price Changed $89,000 ARMLS
• 2026-04-28 Price Changed $89,500 ARMLS
• 2026-04-21 Listed $96,000 ARMLS