1770 N Valley Dr #25 · Apache Junction, AZ 85120

$65,000

2 bd · 2.0 ba · 966 sqft · Manufactured · 42 Days on market

Built 1984 Good condition 966 sqft lot Est $59k · 10% over ↓ 32% since listing

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Condition / age +3.8/5.0
• Livability +3.3/5.0
• ARV discount +2.9/15.0
• Rent growth +1.6/5.0
• Schools +1.5/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

THIS IS IT!!! Stunning remodeled from top to bottom, MODERN FARMHOUSE, two bedroom, two bath! Freshly painted walls with custom accents, all new appliances, fixtures, vanities, roof, most windows and AC units! An entertainer's dream, open floor plan featuring Huge living area and separate dining area. Two full baths with lots of storage. Bedrooms are oversized with plenty of room. ALL FURNISHINGS INCLUDED. This is the move-in beauty you have been waiting for! Tuff Shed to store all your goodies. Close to shopping, dining, freeways and recreation areas and amazing mountain views!

Key facts

• Built 1984
• Listed 41 days

Property features AI

Finance

• Financial info: Current financing is non-assumable
• HOA & community: Land lease community (monthly land lease); Land lease: $630.11 per month; Association fees include water and sewer; listed as no fees for other items

Exterior

• Utilities: City water; Public sewer
• Home design: Leasehold ownership; Manufactured/mobile housing
• Construction: Aluminum siding; Other construction materials; Rolled/hot mop roof
• Exterior features: Gravel/stone front yard; Gravel/stone backyard; No fencing

Interior

• Kitchen: Refrigerator; Built-in electric oven; Eat-in kitchen layout
• Bedrooms: 2 possible bedrooms
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Has cooling (other/see remarks); No heating
• Interior features: Eat-in kitchen; 3/4 bath in master bedroom; Refrigerator; Built-in electric oven
• Laundry & utility: Interior laundry with washer/dryer hookup only

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $65k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $802 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $65k).
• Recommended offer: $63k (3.0% below list) — sets the bar for market timing.
• Cap rate 21.1% 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: Four Peaks Elementary School (math 12% / reading 17%, grade F, #898 of 1,109 statewide, top 83%, 498 students, 73% FRL); Cactus Canyon Junior High (math 14% / reading 19%, grade F, #151 of 218 statewide, top 70%, 702 students, 50% FRL); Apache Junction High School (math 12% / reading 17%, grade F, #267 of 381 statewide, top 72%, 999 students, 48% FRL) — zoned schools at 57% FRL track the district average.
• Market conditions: Rents falling (-3.5%/yr); 455 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 33% 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 $449 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 0.0% rent growth), your $18k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 42 days — a 3% lower offer ($63k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 5y 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→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $63,050 (3.0% below list)

Questions for the listing agent

1. It's been on market 42 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: 2.44% ✓
• Cap rate: 21.10%
• Cash-on-cash: 52.87%
• DSCR: 3.35
• GRM: 3.4

CMA / ARV

• ARV (on-the-fly): $58,926
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2292 N Ironwood Dr #55	0.50mi	2/2.0	960 (-1%)	3mo	$57,000	$59	73
2292 N Ironwood Dr #110	0.50mi	3/2.0 (+1)	960 (-1%)	0mo	$67,000	$70	71
2292 N Ironwood Dr #103	0.40mi	2/2.0	1,008 (+4%)	5mo	$18,000	$18	70
2292 N Ironwood Dr #56	0.51mi	3/2.0 (+1)	960 (-1%)	2mo	$59,000	$61	68
2292 N Ironwood Dr #78	0.50mi	3/2.0 (+1)	960 (-1%)	4mo	$60,000	$63	68
2292 N Ironwood Dr #84	0.50mi	2/2.0	1,024 (+6%)	3mo	$25,000	$24	64
900 N San Marcos Dr #95	0.56mi	2/1.0	980 (+1%)	4mo	$20,000	$20	64
980 N Ironwood Dr #15	0.62mi	2/1.0	975 (+1%)	2mo	$77,900	$80	64
2292 N Ironwood Dr #34	0.40mi	3/2.0 (+1)	1,024 (+6%)	5mo	$60,000	$59	62
2292 N Ironwood Dr #41	0.40mi	2/2.0	1,080 (+12%)	3mo	$16,000	$15	59
1363 N Plaza Dr #9	0.62mi	2/2.0	1,027 (+6%)	3mo	$135,000	$131	58
1784 N Main Dr	0.51mi	2/1.0	833 (-14%)	4mo	$249,995	$300	46

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: 47.5%
• Equity multiple: 2.97×
• Total profit: $35,922
• Equity at exit: $9,692

10-year hold

• IRR: 51.9%
• Equity multiple: 5.35×
• Total profit: $79,206
• Equity at exit: $5,620

Cash invested: $18,200 (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: 3.4×

Monthly cashflow live

• Estimated rent: $1,584 high
• Mortgage (P&I): −$341
• Tax est. 1.5%: −$81 /mo · $975/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$333
• Net cashflow: $802

Break-even live

Break-even rent $569

Max offer price $65,000

Occupancy floor 44%

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: $16,250
• Closing costs: $1,950
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1440 N Idaho Rd Apache Junction, AZ	1.0–2.0	1.0–1.5	1010	$1,900	$1.88	24d	3	0.75mi
2185 W Ohio St Apache Junction, AZ	2.0	1.0	1000	$1,295	$1.29	4d	1	0.98mi
455 N Delaware Dr Unit 7 Apache Junction, AZ	2.0	2.0	1060	$1,900	$1.79	24d	1	1.07mi
135 N Palo Verde Dr Apache Junction, AZ	1.0	1.0	750	$915	$1.22	20d	1	1.10mi
135 N Palo Verde Dr Unit 8 Apache Junction, AZ	1.0	1.0	750	$925	$1.23	23d	1	1.10mi
695 E Superstition Blvd Apache Junction, AZ	1.0–3.0	1.0–2.0	983	$1,860	$1.89	1d	13	1.35mi

Listing history 20 events

1. 2026-06-18
   days on market $65,000 Active 42 DOM
2. 2026-06-17
   days on market $65,000 Active 41 DOM
3. 2026-06-16
   days on market $65,000 Active 40 DOM
4. 2026-06-15
   days on market $65,000 Active 39 DOM
5. 2026-06-13
   days on market $65,000 Active 37 DOM
6. 2026-06-09
   days on market $65,000 Active 33 DOM
7. 2026-06-08
   days on market $65,000 Active 32 DOM
8. 2026-06-07
   days on market $65,000 Active 31 DOM
9. 2026-06-04
   days on market $65,000 Active 28 DOM
10. 2026-06-03
    days on market $65,000 Active 27 DOM
11. 2026-06-02
    days on market $65,000 Active 26 DOM
12. 2026-06-01
    days on market $65,000 Active 25 DOM
13. 2026-05-31
    days on market $65,000 Active 24 DOM
14. 2026-05-06
    listed $65,000 Active
15. 2026-04-21
    historical
16. 2026-03-07
    price $80,000
17. 2026-02-01
    listed $85,000 Active
18. 2021-07-14
    soldstatus $95,000 Closed 588-char remark

    Show marketing remark (588 chars)

    THIS IS IT!!! Stunning remodeled from top to bottom, MODERN FARMHOUSE, two bedroom, two bath! Freshly painted walls with custom accents, all new appliances, fixtures, vanities, roof, most windows and AC units! An entertainer's dream, open floor plan featuring Huge living area and separate dining area. Two full baths with lots of storage. Bedrooms are oversized with plenty of room. ALL FURNISHINGS INCLUDED. This is the move-in beauty you have been waiting for! Tuff Shed to store all your goodies. Close to shopping, dining, freeways and recreation areas and amazing mountain views!

19. 2021-06-24
    status Pending 588-char remark

    Show marketing remark (588 chars)

    THIS IS IT!!! Stunning remodeled from top to bottom, MODERN FARMHOUSE, two bedroom, two bath! Freshly painted walls with custom accents, all new appliances, fixtures, vanities, roof, most windows and AC units! An entertainer's dream, open floor plan featuring Huge living area and separate dining area. Two full baths with lots of storage. Bedrooms are oversized with plenty of room. ALL FURNISHINGS INCLUDED. This is the move-in beauty you have been waiting for! Tuff Shed to store all your goodies. Close to shopping, dining, freeways and recreation areas and amazing mountain views!

20. 2021-06-15
    listed $95,000 Active 588-char remark

    Show marketing remark (588 chars)

    THIS IS IT!!! Stunning remodeled from top to bottom, MODERN FARMHOUSE, two bedroom, two bath! Freshly painted walls with custom accents, all new appliances, fixtures, vanities, roof, most windows and AC units! An entertainer's dream, open floor plan featuring Huge living area and separate dining area. Two full baths with lots of storage. Bedrooms are oversized with plenty of room. ALL FURNISHINGS INCLUDED. This is the move-in beauty you have been waiting for! Tuff Shed to store all your goodies. Close to shopping, dining, freeways and recreation areas and amazing mountain views!

ⓘ 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 6/10 Major
• 🌡 Heat 8/10 Severe 6 d/yr ≥111°F today · 16 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: $19,004
• − Mortgage interest: −$3,641
• − Property taxes: −$975
• − Insurance: −$325
• − Repairs & maintenance: −$1,520
• − Management: −$1,520
• − Depreciation: −$1,891
• Taxable income: $9,131
• Est. tax owed @ 24.0%: −$2,192
• After-tax cash flow: $7,431/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 mobile home is in good condition with cosmetic updates, ready for a new owner or renter.

Value-add opportunities

• Resale paint exterior — enhances curb appeal
• Rental replace ceiling fans — improves air circulation

Renovation cost estimate screening

Value-add ROI direction

• Resale paint exterior — enhances curb appeal ↑
• Rental replace ceiling fans — improves air circulation ↑

ⓘ 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

-31.6% since first listed

7 events — show timeline

• 2026-05-06 Listed $65,000 ARMLS
• 2026-04-21 Listing Removed — ARMLS
• 2026-03-07 Price Changed $80,000 ARMLS
• 2026-02-01 Listed $85,000 ARMLS
• 2021-07-14 Sold (MLS) $95,000 ARMLS
• 2021-06-24 Pending — ARMLS
• 2021-06-15 Listed $95,000 ARMLS