2000 S Apache Rd #337 · Buckeye, AZ 85326

$102,000

3 bd · 2.0 ba · 1,456 sqft · Manufactured · 126 Days on market

Built 2019 Fair condition $70/sqft · 19% below area Est $125k · 19% under

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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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.4/5.0
• Rent growth +2.3/5.0
• Schools +2.3/10.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Back On the Market - Motivated Seller!! Refrigerator included. Well-Maintained 2019 manufactured home in the desirable Buena Vista community in Buckeye. This single-level home offers 3 bedrooms, 2 baths, and approx. 1,456 sq. ft. with a bright, open layout and ample natural light. Recent updates include fresh exterior paint and low-maintenance desert landscaping. Located on a quiet street with desert views and convenient access to local amenities.

Key facts

• Manufactured home
• Convenient access
• Desert landscaping

Tags

• MANUFACTURED HOME
• BUENA VISTA COMMUNITY
• DESERT LANDSCAPING
• DESERT VIEWS
• CONVENIENT ACCESS

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $102k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $879 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $102k).
• Recommended offer: $90k (12.0% below list) — sets the bar for market timing.
• Cap rate 16.6% vs local median 3.1% in Buckeye — 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 68/100 on livability (#53 in AZ) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, crime A; Watch: schools D+, amenities F, commute F.
• Buckeye Union High School District (4284) (town): math 21% / reading 29% proficiency, ranked #129 of 249 in AZ (top 52%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: Rents soft (-0.9%/yr); 1196 active listings in the ZIP; 22 comparable units currently listed for rent nearby; rentals leasing fast (median 10d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 36,011 units permitted in Maricopa County in 2024 (12,801 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $705 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Maricopa County population projected at +38% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 0.0% rent growth), your $29k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 126 days — a 12% lower offer ($90k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts 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.

Risks & watch-outs

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

Recommended offer $89,760 (12.0% below list)

Questions for the listing agent

1. It's been on market 126 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
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: 1.97% ✓
• Cap rate: 16.63%
• Cash-on-cash: 36.93%
• DSCR: 2.64
• GRM: 4.2

CMA / ARV

• ARV (median comp): $125,400
• List price: $102,000
• Delta: -18.66%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2000 S Apache Rd #292	0.00mi	3/2.0	1,456 (0%)	1mo	$135,000	$93	99
2000 S Apache Rd #331	0.00mi	3/2.0	1,456 (0%)	3mo	$122,800	$84	97
2000 S Apache Rd #40	0.00mi	3/2.0	1,450 (-0%)	3mo	$128,000	$88	97
2000 S Apache Rd #223	0.00mi	3/2.0	1,512 (+4%)	1mo	$79,500	$53	93
2000 S Apache Rd #78	0.19mi	3/2.0	1,456 (0%)	3mo	$108,000	$74	89
2000 S Apache Rd #156	0.13mi	2/2.0 (-1)	1,456 (0%)	4mo	$160,000	$110	86
2000 S Apache Rd #371	0.00mi	3/2.0	1,344 (-8%)	2mo	$160,000	$119	86
2000 S Apache Rd #126	0.01mi	3/2.0	1,334 (-8%)	7mo	$120,000	$90	79
2000 S Apache Rd #67	0.00mi	4/2.0 (+1)	1,344 (-8%)	4mo	$104,900	$78	79
2000 S Apache Rd #144	0.54mi	3/2.0	1,344 (-8%)	6mo	$55,000	$41	57
2111 S 248th Ave	0.47mi	4/2.0 (+1)	1,560 (+7%)	7mo	$385,000	$247	55
2000 S Apache Rd #16	0.54mi	3/2.0	1,248 (-14%)	0mo	$120,000	$96	51

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: 29.4%
• Equity multiple: 2.18×
• Total profit: $33,608
• Equity at exit: $15,209

10-year hold

• IRR: 34.9%
• Equity multiple: 3.76×
• Total profit: $78,768
• Equity at exit: $8,819

Cash invested: $28,560 (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 85326

• Home prices YoY: -32.5%
• Rents YoY: -0.9%
• Active inventory: 1196
• Price-to-rent: 4.2×

Monthly cashflow live

• Estimated rent: $2,005 high
• Mortgage (P&I): −$535
• Tax est. 1.5%: −$128 /mo · $1,530/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$421
• Net cashflow: $879

Break-even live

Break-even rent $892

Max offer price $102,000

Occupancy floor 51%

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: $25,500
• Closing costs: $3,060
• Reserves months: —
• Total cash needed: —

Rent comps 22 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2000 S Apache Rd Buckeye, AZ	3.0	3.0	1456	$1,600	$1.10	12d	1	0.01mi
1881 S 245th Dr Buckeye, AZ	3.0	2.0	1789	$1,949	$1.09	43d	1	0.15mi
24215 W Gross Ave Buckeye, AZ	3.0	2.0	1680	$1,850	$1.10	14d	1	0.25mi
24458 W Verlea Dr Buckeye, AZ	3.0	2.0	1345	$2,198	$1.63	1d	1	0.31mi
24240 W Verlea Dr Buckeye, AZ	4.0	2.5	1854	$1,900	$1.02	10d	1	0.32mi
24403 W Ripple Rd Buckeye, AZ	3.0	2.0	1565	$1,900	$1.21	43d	1	0.36mi
1730 S 246th Ln Buckeye, AZ	3.0	2.0	1578	$2,000	$1.27	1d	1	0.37mi
24068 W Whyman Ave Buckeye, AZ	4.0	2.0	1450	$2,400	$1.66	1d	1	0.46mi
24485 W Yuma Rd Buckeye, AZ	1.0–3.0	1.0–2.5	1090	$1,950	$1.79	1d	1	0.47mi
24037 W Zak Rd Buckeye, AZ	4.0	2.0	1601	$1,895	$1.18	43d	1	0.51mi
1868 S 240th Ave Buckeye, AZ	4.0	2.0	1449	$2,050	$1.41	1d	1	0.53mi
1868 S 240th Ave Buckeye, AZ	4.0	2.0	1449	$2,100	$1.45	18d	1	0.53mi
1044 S 239th Ln Buckeye, AZ	3.0	2.0	1298	$1,935	$1.49	14d	1	0.81mi
1268 S 238th Ln Buckeye, AZ	3.0	2.0	1571	$1,800	$1.15	21d	1	0.82mi
23928 W Desert Bloom St Buckeye, AZ	4.0	2.0	1535	$1,999	$1.30	1d	1	0.84mi
23692 W Watkins St Buckeye, AZ	3.0	2.0	1618	$1,799	$1.11	10d	1	0.89mi
23692 W Watkins St Buckeye, AZ	3.0	2.0	1618	$1,750	$1.08	1d	1	0.89mi
23949 W Antelope Trl Buckeye, AZ	4.0	2.0	1535	$1,775	$1.16	12d	1	1.01mi
23683 W Yuma Rd Buckeye, AZ	1.0–3.0	1.0–2.0	1034	$1,823	$1.76	1d	30	1.04mi
24542 W Raymond St Buckeye, AZ	3.0	2.0	1612	$1,895	$1.18	1d	1	1.08mi
24375 W Wood St Buckeye, AZ	3.0	2.5	1585	$1,864	$1.18	1d	1	1.34mi
4195 S 245th Dr Buckeye, AZ	3.0–4.0	2.0	1552	$1,899	$1.22	1d	15	1.37mi

Listing history 22 events

1. 2026-06-18
   days on market $102,000 Active 126 DOM
2. 2026-06-17
   days on market $102,000 Active 125 DOM
3. 2026-06-16
   days on market $102,000 Active 124 DOM
4. 2026-06-16
   status $102,000 Active 123 DOM
5. 2026-06-15
   days on market $102,000 Under Contract Accepting Backups 123 DOM
6. 2026-06-13
   days on market $102,000 Under Contract Accepting Backups 121 DOM
7. 2026-06-13
   statusdays on market $102,000 Under Contract Accepting Backups 120 DOM
8. 2026-06-09
   days on market $102,000 Active 117 DOM
9. 2026-06-08
   days on market $102,000 Active 116 DOM
10. 2026-06-07
    days on market $102,000 Active 115 DOM
11. 2026-06-04
    days on market $102,000 Active 112 DOM
12. 2026-06-03
    days on market $102,000 Active 111 DOM
13. 2026-06-02
    days on market $102,000 Active 110 DOM
14. 2026-06-01
    days on market $102,000 Active 109 DOM
15. 2026-05-31
    days on market $102,000 Active 108 DOM
16. 2026-04-27
    price $105,000 452-char remark

    Show marketing remark (452 chars)

    Back On the Market - Motivated Seller!! Refrigerator included. Well-Maintained 2019 manufactured home in the desirable Buena Vista community in Buckeye. This single-level home offers 3 bedrooms, 2 baths, and approx. 1,456 sq. ft. with a bright, open layout and ample natural light. Recent updates include fresh exterior paint and low-maintenance desert landscaping. Located on a quiet street with desert views and convenient access to local amenities.

17. 2026-04-24
    status Active 452-char remark

    Show marketing remark (452 chars)

    Back On the Market - Motivated Seller!! Refrigerator included. Well-Maintained 2019 manufactured home in the desirable Buena Vista community in Buckeye. This single-level home offers 3 bedrooms, 2 baths, and approx. 1,456 sq. ft. with a bright, open layout and ample natural light. Recent updates include fresh exterior paint and low-maintenance desert landscaping. Located on a quiet street with desert views and convenient access to local amenities.

18. 2026-04-09
    historical Under Contract Accepting Backups 452-char remark

    Show marketing remark (452 chars)

    Back On the Market - Motivated Seller!! Refrigerator included. Well-Maintained 2019 manufactured home in the desirable Buena Vista community in Buckeye. This single-level home offers 3 bedrooms, 2 baths, and approx. 1,456 sq. ft. with a bright, open layout and ample natural light. Recent updates include fresh exterior paint and low-maintenance desert landscaping. Located on a quiet street with desert views and convenient access to local amenities.

19. 2026-04-01
    price $100,000 452-char remark

    Show marketing remark (452 chars)

    Back On the Market - Motivated Seller!! Refrigerator included. Well-Maintained 2019 manufactured home in the desirable Buena Vista community in Buckeye. This single-level home offers 3 bedrooms, 2 baths, and approx. 1,456 sq. ft. with a bright, open layout and ample natural light. Recent updates include fresh exterior paint and low-maintenance desert landscaping. Located on a quiet street with desert views and convenient access to local amenities.

20. 2026-02-25
    status Active 452-char remark

    Show marketing remark (452 chars)

    Back On the Market - Motivated Seller!! Refrigerator included. Well-Maintained 2019 manufactured home in the desirable Buena Vista community in Buckeye. This single-level home offers 3 bedrooms, 2 baths, and approx. 1,456 sq. ft. with a bright, open layout and ample natural light. Recent updates include fresh exterior paint and low-maintenance desert landscaping. Located on a quiet street with desert views and convenient access to local amenities.

21. 2026-02-13
    status Pending 452-char remark

    Show marketing remark (452 chars)

    Back On the Market - Motivated Seller!! Refrigerator included. Well-Maintained 2019 manufactured home in the desirable Buena Vista community in Buckeye. This single-level home offers 3 bedrooms, 2 baths, and approx. 1,456 sq. ft. with a bright, open layout and ample natural light. Recent updates include fresh exterior paint and low-maintenance desert landscaping. Located on a quiet street with desert views and convenient access to local amenities.

22. 2026-01-31
    listed $105,000 Active 452-char remark

    Show marketing remark (452 chars)

    Back On the Market - Motivated Seller!! Refrigerator included. Well-Maintained 2019 manufactured home in the desirable Buena Vista community in Buckeye. This single-level home offers 3 bedrooms, 2 baths, and approx. 1,456 sq. ft. with a bright, open layout and ample natural light. Recent updates include fresh exterior paint and low-maintenance desert landscaping. Located on a quiet street with desert views and convenient access to local amenities.

ⓘ 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 4/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥115°F today · 18 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,059
• − Mortgage interest: −$5,714
• − Property taxes: −$1,530
• − Insurance: −$510
• − Repairs & maintenance: −$1,925
• − Management: −$1,925
• − Depreciation: −$2,967
• Taxable income: $9,489
• Est. tax owed @ 24.0%: −$2,277
• After-tax cash flow: $8,270/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 · 1 photo

Fair 45/100 Moderate rehab

This 2019 manufactured home requires moderate repairs to its exterior and landscaping to improve its curb appeal and value.

Repairs flagged

• Major exterior siding — Significant wear and tear
• Major landscaping — Overgrown vegetation and debris

Value-add opportunities

• Both paint exterior — Fresh paint enhances curb appeal and value
• Both landscaping — Well-maintained landscaping improves curb appeal and value

Renovation cost estimate screening

Repair item	Severity	Est. cost
exterior siding · Significant wear and tear	Major	$15,000–50,000
landscaping · Overgrown vegetation and debris	Major	$15,000–50,000
Total estimated repair cost · 2 items		$30,000–100,000

Value-add ROI direction

• Both paint exterior — Fresh paint enhances curb appeal and value ↑
• Both landscaping — Well-maintained landscaping improves curb appeal and 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: Buckeye Union High School District (4284)
• NCES district ID: 0401410
• Math proficiency: 21% ▼ -30.00%
• Reading proficiency: 29% ▼ -8.00%
• Median HH income: $59,182
• Composite: 22.91/100
• National rank: #7995
• State rank: #129 of 249 in AZ

Livability — Buckeye

• Score: 68/100
• State rank: #53
• US rank: #9428

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Buckeye, AZ
• County: Maricopa County · 4,537,380 people
• City population: 117,540
• Metro: Phoenix-Mesa-Chandler, AZ
• Population (ZIP): 75,359
• Household income: $89,876
• Rent vs Own: 18.2% rent · 81.8% own
• Severe rent burden: 661.0

Population outlook (Maricopa County) Hauer SSP2

• Today (2025): 4,979,203 people
• By 2030: 5,378,229 · +8.0%
• By 2040: 6,156,598 · +23.6%
• By 2050: 6,872,376 · +38.0%
• By 2075: 8,401,270 · +68.7%
• By 2100: 9,247,439 · +85.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.60)
• Race & ethnicity: Hispanic / Latino 50% White 38% Two or more races 13% Black 7% Native American 2% Asian 1%
• Hispanic origin (detail): Mexican 44%
• Common ancestry: Lithuanian 2% Slovak 1% Italian 1%
• Foreign-born: 12% · Canada
• Languages at home: 66% English-only · Spanish 32%

Political lean MEDSL · Maricopa

• 2024 margin: Toss-up / Even · D 47.7% · R 51.2% · Other 1.1%
• 2008→2024 swing: +7.1pp toward D · 2008: -10.6pp · 2024: -3.5pp
• All cycles: 2024: R+3.5 2020: D+2.2 2016: R+3.5 2012: R+12.0 2008: R+10.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -138.00%
• Current HPI: 286.9242
• Rent YoY: ▼ -0.92%
• 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

+0.0% since first listed

7 events — show timeline

• 2026-04-27 Price Changed $105,000 ARMLS
• 2026-04-24 Relisted — ARMLS
• 2026-04-09 Contingent — ARMLS
• 2026-04-01 Price Changed $100,000 ARMLS
• 2026-02-25 Relisted — ARMLS
• 2026-02-13 Pending — ARMLS
• 2026-01-31 Listed $105,000 ARMLS