1280 N Ironwood Dr #52 · Apache Junction, AZ 85120

$25,000

1 bd · 1.0 ba · 600 sqft · Manufactured · 11 Days on market

Built 1980 Good condition

---

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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• 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

This 1 bed 1 bath home is located in the Ironwood MHP 55+ park. The flooring has recently been replaced with laminate flooring throughout the house. The house has easy access to the clubhouse and pool area, being just steps away. Nice sized shop/storage area adjacent to the carport. Easy access to shopping and recreation areas. The Salt River, Saguaro lake and Canyon lake are all within a 20-30 minute drive. Hiking trails can be found about 5 minutes away within the nearby Tonto National Forest. Easy access to both U. S. 60 and AZ Loop 202.

Key facts

• Laminate flooring
• Shop storage area
• Hiking trails

Tags

• LAMINATE FLOORING
• CLUBHOUSE AND POOL AREA
• SHOP STORAGE AREA
• EASY ACCESS TO SHOPPING
• HIKING TRAILS
• TONTO NATIONAL FOREST

Property features AI

Finance

• Other: Building area source: Owner
• HOA & community: Land lease: $650 monthly; Association covers grounds maintenance and street maintenance; Community pool

Exterior

• Parking: 1 covered parking space; 1 carport space
• Utilities: Private water company; Septic (see remarks) — septic in and connected
• Home design: Manufactured/mobile home; Leasehold ownership; Asphalt road access
• Construction: Aluminum siding; Wood frame construction; Reflective coating roof
• Exterior features: Gravel/stone front and back yard; Private maintained road; Heated spa

Interior

• Kitchen: Refrigerator
• Bedrooms: 1 possible bedroom
• Flooring: Laminate
• Bathrooms: 1 full bathroom
• Heating & cooling: Electric heating; Window/wall unit cooling
• Interior features: Refrigerator included; Laminate flooring; Window/wall cooling unit; Electric heating

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath manufactured listed at $25k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $736 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $25k).
• Cap rate 41.6% 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; 4 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $173 of loan paydown is wiped out by about $750 of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 0.0% rent growth), your $7k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: moderate 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 $25,000

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
4. 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?
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: 4.60% ✓
• Cap rate: 41.62%
• Cash-on-cash: 126.17%
• DSCR: 6.61
• GRM: 1.8

CMA / ARV

• ARV (on-the-fly): $115,200
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1560 W Superstition Blvd #8	0.28mi	2/1.0 (+1)	600 (0%)	9mo	$24,500	$41	74
2650 W Superstition Blvd #36	0.63mi	1/1.0	600 (0%)	22mo	$29,000	$48	52
2451 W Cholla St	0.60mi	2/1.0 (+1)	562 (-6%)	8mo	$120,000	$214	50
1922 N Desert View Dr	0.72mi	2/1.0 (+1)	660 (+10%)	0mo	$130,000	$197	44
453 N Saguaro Dr	0.53mi	2/1.0 (+1)	673 (+12%)	9mo	$129,000	$192	42
1770 N Valley Dr #36	0.43mi	2/1.0 (+1)	672 (+12%)	21mo	$45,000	$67	38
2760 W Tepee St	0.70mi	2/1.0 (+1)	673 (+12%)	17mo	$165,000	$245	28

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: —
• Equity multiple: 6.64×
• Total profit: $39,470
• Equity at exit: $3,728

10-year hold

• IRR: —
• Equity multiple: 12.68×
• Total profit: $81,771
• Equity at exit: $2,162

Cash invested: $7,000 (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 85120

• Home prices YoY: -29.0%
• Rents YoY: -3.5%
• Active inventory: 455
• Price-to-rent: 1.8×

Monthly cashflow live

• Estimated rent: $1,150 medium
• Mortgage (P&I): −$131
• Tax est. 1.5%: −$31 /mo · $375/yr
• Insurance: −$10
• HOA: −$0
• Vacancy / Maint / Mgmt: −$242
• Net cashflow: $736

Break-even live

Break-even rent $219

Max offer price $25,000

Occupancy floor 31%

Sensitivity live

Price	-10% $753	-5% $745	+0% $736	+5% $727	+10% $719
Rent	-10% $645	-5% $691	+0% $736	+5% $781	+10% $827
Rate	-1.0pp $749	-0.5pp $742	base $736	+0.5pp $729	+1.0pp $723

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: $6,250
• Closing costs: $750
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
135 N Palo Verde Dr Unit 8 Apache Junction, AZ	1.0	1.0	750	$925	$1.23	24d	1	0.76mi
135 N Palo Verde Dr Apache Junction, AZ	1.0	1.0	750	$915	$1.22	20d	1	0.76mi
1440 N Idaho Rd Apache Junction, AZ	1.0–2.0	1.0–1.5	1010	$995	$0.99	25d	3	1.02mi
960 S Mara Dr Unit 1 Apache Junction, AZ	2.0	1.0	682	$1,450	$2.13	13d	1	1.40mi

Listing history 8 events

1. 2026-06-18
   days on market $25,000 Active 11 DOM
2. 2026-06-17
   days on market $25,000 Active 10 DOM
3. 2026-06-16
   days on market $25,000 Active 9 DOM
4. 2026-06-15
   days on market $25,000 Active 8 DOM
5. 2026-06-13
   days on market $25,000 Active 6 DOM
6. 2026-06-09
   days on market $25,000 Active 2 DOM
7. 2026-06-08
   remarks 547-char remark
8. 2026-06-08
   listed $25,000 Active 1 DOM

ⓘ 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 6 d/yr ≥111°F today · 15 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: $13,804
• − Mortgage interest: −$1,400
• − Property taxes: −$375
• − Insurance: −$125
• − Repairs & maintenance: −$1,104
• − Management: −$1,104
• − Depreciation: −$727
• Taxable income: $8,967
• Est. tax owed @ 24.0%: −$2,152
• After-tax cash flow: $6,680/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 · 13 photos

Good 75/100 Cosmetic rehab

This 1-bedroom, 1-bath mobile home in Ironwood MHP is in good condition with recent updates to flooring and paint. It offers easy access to amenities and is located in a desirable area with nearby recreation and shopping. A fresh coat of paint and some landscaping would further enhance its appeal.

Value-add opportunities

• Both Paint exterior — Enhances curb appeal and resale value
• Both Landscaping — Improves curb appeal and rental value
• Both Replace outdoor furniture — Enhances curb appeal and rental value

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior — Enhances curb appeal and resale value ↑
• Both Landscaping — Improves curb appeal and rental value ↑
• Both Replace outdoor furniture — Enhances curb appeal and rental 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

1 event — show timeline

• 2026-06-07 Listed $25,000 ARMLS