2400 E Baseline Ave #250 · Apache Junction, AZ 85119

$164,900

2 bd · 2.0 ba · 1,344 sqft · SingleFamily · 60 Days on market

Built 1996 Excellent condition

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Why this score? — see what drove the C+ 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 +25.5/30.0
• DSCR +8.5/10.0
• ARV discount +7.5/15.0
• 1% rule +6.7/10.0
• Condition / age +4.8/5.0
• Livability +3.3/5.0
• Rent growth +2.9/5.0
• Schools +1.5/10.0
• Appreciation +0.0/10.0

Listing remarks

FULLY FURNISHED Curated Sanctuary! Yes, this home comes FULLY FURNISHED offering a rare turnkey opportunity in Rancho Mirage's 55+ community-- allowing you to move in and enjoy the home exactly as presented . A master class in contemporary refinement, this 1340 square-foot residence has undergone a comprehensive top to bottom transformation within the past year. Every detail has been thoughtfully curated to create a cohesive, refined living environment with timeless finishes. Designer upgrades throughout reflect pride of ownership and attention to detail rarely found in comparable homes.

Key facts

• 2 parking spots
• Community pool
• Built 1996

Property features AI

Finance

• Other: Tax info available (not included per instructions); Directions to gated entrance available
• Financial info: Current financing: Conventional
• HOA & community: Land lease (monthly $1,045); No association fees included; Community pool; Community spa; Fitness center; Pickleball courts; Racquetball; Pickleball; Gated community; Guarded entry

Exterior

• Parking: 2 covered parking spaces; 2 carport spaces
• Security: Gated community; Guarded entry
• Utilities: City water; Public sewer
• Home design: Manufactured/mobile home; Leasehold ownership
• Construction: Cement siding; Board & batten siding; Painted exterior; Other construction materials; Composition roof; Building area reported by owner
• Exterior features: Corner lot; Gravel/stone front; Gravel/stone back; County-maintained road; Concrete road surface

Interior

• Kitchen: Non-laminate counters; Refrigerator; Dishwasher; Disposal
• Bedrooms: Up to 3 bedrooms
• Flooring: Laminate flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating; Central air conditioning
• Interior features: High speed internet; Double vanity in bath; No interior steps; Vaulted ceilings; Full bath in primary bedroom; Skylights; Solar screens

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $165k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $387 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $165k).
• Recommended offer: $160k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.1% 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+, 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: Desert Vista Elementary School (math 18% / reading 23%, grade F, #729 of 1,109 statewide, top 67%, 536 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); 357 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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 32% 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 $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 60 days — a 3% lower offer ($160k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 3y 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.

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 $159,953 (3.0% below list)

Questions for the listing agent

1. It's been on market 60 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: 1.17% ✓
• Cap rate: 9.11%
• Cash-on-cash: 10.05%
• DSCR: 1.45
• GRM: 7.1

CMA / ARV

• ARV (on-the-fly): $366,912
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2207 E 39th Ave	0.23mi	3/2.0 (+1)	1,304 (-3%)	2mo	$305,000	$234	78
3489 S Bowman Rd	0.25mi	3/2.0 (+1)	1,388 (+3%)	0mo	$340,000	$245	78
2303 E 35th Ave	0.21mi	3/2.0 (+1)	1,402 (+4%)	1mo	$260,000	$185	77
2652 E Music Mountain Ave	0.34mi	3/2.0 (+1)	1,299 (-3%)	7mo	$430,000	$331	68
3301 S Goldfield Rd #4027	0.67mi	2/2.0	1,358 (+1%)	0mo	$203,000	$149	67
2157 E 35th Ave	0.28mi	3/2.0 (+1)	1,187 (-12%)	0mo	$350,000	$295	62
2328 E Greenlee Ave	0.54mi	3/2.0 (+1)	1,411 (+5%)	2mo	$365,000	$259	60
2771 S Conestoga Rd	0.62mi	3/2.0 (+1)	1,244 (-7%)	3mo	$339,999	$273	51
1945 E 36th Ave	0.41mi	3/2.5 (+1)	1,541 (+15%)	4mo	$398,900	$259	46
1886 E 37th Ave	0.44mi	3/2.5 (+1)	1,541 (+15%)	3mo	$420,000	$273	46
2181 E 27th Ave	0.68mi	3/2.0 (+1)	1,219 (-9%)	4mo	$334,900	$275	44
2301 E Pima Ave	0.73mi	3/2.0 (+1)	1,218 (-9%)	2mo	$340,000	$279	44

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: -2.8%
• Equity multiple: 0.90×
• Total profit: $-4,793
• Equity at exit: $24,587

10-year hold

• IRR: 5.2%
• Equity multiple: 1.36×
• Total profit: $16,743
• Equity at exit: $14,258

Cash invested: $46,172 (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: 357
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $1,932 high
• Mortgage (P&I): −$865
• Tax est. 1.5%: −$206 /mo · $2,474/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$406
• Net cashflow: $387

Break-even live

Break-even rent $1,443

Max offer price $164,900

Occupancy floor 75%

Sensitivity live

Price	-10% $501	-5% $444	+0% $387	+5% $330	+10% $273
Rent	-10% $234	-5% $311	+0% $387	+5% $463	+10% $540
Rate	-1.0pp $470	-0.5pp $429	base $387	+0.5pp $344	+1.0pp $301

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: $41,225
• Closing costs: $4,947
• Reserves months: —
• Total cash needed: —

Rent comps 10 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	25d	1	0.09mi
3879 S Conestoga Rd Apache Junction, AZ	3.0	2.0	1578	$1,910	$1.21	25d	1	0.11mi
3333 S Conestoga Rd Apache Junction, AZ	3.0	2.0	1387	$2,900	$2.09	25d	1	0.29mi
3448 S Chaparral Rd Apache Junction, AZ	3.0	2.0	1186	$1,848	$1.56	12d	1	0.33mi
3478 S Chaparral Rd Apache Junction, AZ	3.0	2.5	1614	$1,850	$1.15	6d	1	0.34mi
3277 S Chaparral Rd Apache Junction, AZ	3.0	2.5	1614	$1,770	$1.10	4d	1	0.39mi
2681 E Boulder Ave Apache Junction, AZ	3.0	3.5	1776	$2,200	$1.24	25d	1	0.42mi
3301 S Goldfield Rd Unit 4077 Apache Junction, AZ	2.0	2.0	1548	$1,850	$1.20	25d	1	0.74mi
1510 E 26th Ln Unit 2 Apache Junction, AZ	2.0	1.5	1160	$1,550	$1.34	0d	1	0.93mi
700 E Quail Ave Apache Junction, AZ	3.0	2.0	1168	$1,795	$1.54	6d	1	1.46mi

Listing history 23 events

1. 2026-06-10
   status $164,900 Pending 60 DOM
2. 2026-06-09
   days on market $164,900 Contract Contingent on Buyer Sale 60 DOM
3. 2026-06-08
   days on market $164,900 Contract Contingent on Buyer Sale 59 DOM
4. 2026-06-07
   days on market $164,900 Contract Contingent on Buyer Sale 58 DOM
5. 2026-06-04
   days on market $164,900 Contract Contingent on Buyer Sale 55 DOM
6. 2026-06-03
   days on market $164,900 Contract Contingent on Buyer Sale 54 DOM
7. 2026-06-02
   days on market $164,900 Contract Contingent on Buyer Sale 53 DOM
8. 2026-06-01
   days on market $164,900 Contract Contingent on Buyer Sale 52 DOM
9. 2026-05-31
   days on market $164,900 Contract Contingent on Buyer Sale 51 DOM
10. 2026-05-12
    historical Contract Contingent on Buyer Sale
11. 2026-04-17
    price $164,900
12. 2026-04-10
    listed $169,900 Active
13. 2025-03-12
    historical
14. 2025-02-28
    price $85,000
15. 2024-11-07
    price $127,000
16. 2024-09-29
    listed $136,500 Active
17. 2024-05-04
    historical
18. 2024-04-02
    price $110,000
19. 2024-03-21
    price $133,000
20. 2024-02-14
    price $145,000
21. 2023-12-27
    price $155,000
22. 2023-07-03
    historical
23. 2023-06-26
    listed $165,000 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: $23,187
• − Mortgage interest: −$9,237
• − Property taxes: −$2,474
• − Insurance: −$824
• − Repairs & maintenance: −$1,855
• − Management: −$1,855
• − Depreciation: −$4,797
• Taxable income: $2,145
• Est. tax owed @ 24.0%: −$515
• After-tax cash flow: $4,128/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

Excellent 95/100 None rehab

This fully furnished, contemporary home in a 55+ community is in excellent condition with no visible repairs needed. It offers a rare turnkey opportunity with high resale and rental value.

Value-add opportunities

• Both Painting exterior siding — Enhances curb appeal and value
• Both Landscaping improvements — Enhances curb appeal and value
• Both Replace ceiling fans with energy-efficient models — Saves on energy costs and enhances comfort

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior siding — Enhances curb appeal and value ↑
• Both Landscaping improvements — Enhances curb appeal and value ↑
• Both Replace ceiling fans with energy-efficient models — Saves on energy costs and enhances comfort ↑

ⓘ 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): 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

-0.1% since first listed

14 events — show timeline

• 2026-05-12 Contingent — ARMLS
• 2026-04-17 Price Changed $164,900 ARMLS
• 2026-04-10 Listed $169,900 ARMLS
• 2025-03-12 Listing Removed — ARMLS
• 2025-02-28 Price Changed $85,000 ARMLS
• 2024-11-07 Price Changed $127,000 ARMLS
• 2024-09-29 Listed $136,500 ARMLS
• 2024-05-04 Listing Removed — ARMLS
• 2024-04-02 Price Changed $110,000 ARMLS
• 2024-03-21 Price Changed $133,000 ARMLS
• 2024-02-14 Price Changed $145,000 ARMLS
• 2023-12-27 Price Changed $155,000 ARMLS
• 2023-07-03 Rental Removed — RENT.
• 2023-06-26 Listed $165,000 ARMLS