2200 N Delaware Dr #69 · Apache Junction, AZ 85120

$124,900

3 bd · 2.0 ba · 1,520 sqft · Manufactured · 222 Days on market

Manufactured home Built 2006 Good condition 4,690 sqft lot $82/sqft · at area comps Est $124k · at est. ↓ 8% 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 +26.7/30.0
• DSCR +9.1/10.0
• ARV discount +7.3/15.0
• 1% rule +7.2/10.0
• Condition / age +4.0/5.0
• Livability +3.3/5.0
• Appreciation +2.5/10.0
• Rent growth +1.6/5.0
• Schools +1.5/10.0
• Manufactured-home adj. -5.1

Listing remarks

ENJOY MODERN LIVING IN THIS BEAUTIFUL, NEWLY PAINTED 3 BDRM. , 2 BTH. , OPEN-CONCEPT HOME W/ UPGRADED LVT FLOORING & HIGH-GRADE CARPET IN BEDROOMS. STYLISH KITCHEN OFFERS A SEAMLESS OPEN LAYOUT W/ MODERN STAINLESS-STEEL APPLIANCES AND AMPLE STORAGE FOR A CLUTTER-FREE ENVIORNMENT. EXPANSIVE ENSUITE FEATURES A SPA LIKE FEEL W/ DOUBLE VANITIES AND 2- WALK-IN-CLOSETS. THIS HOME OFFERS A DEDICATED PERMANET BUILT-IN WORKSPACE/OFFICE OFFERING UPPER AND LOWER STORAGE. THE INTERIOR EXPANDS ONTO A COVERED TREX DECK, (GRILL READY W/ POWER) OFFERING THE PERFECT YEAR-ROUND ENVIRONMENT FOR COMFORT AND RELAXING. ENCLOSED UNDER DECK STORAGE AND A SPRAWLING PARTIALLY FENCED YARD W/ COVERED CARPORT.

Key facts

• Expansive ensuite
• Walk-in closets
• Double vanities

Tags

• UPGRADED LVT FLOORING
• AMPLE STORAGE
• EXPANSIVE ENSUITE
• DOUBLE VANITIES
• WALK-IN CLOSETS
• DEDICATED BUILT-IN WORKSPACE

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $125k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $336 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $125k).
• Recommended offer: $110k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.5% vs local median 3.0% 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); 939 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals lingering (median 135d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 71% of comp listings sitting > 30 days — soft ceiling on asking rent; 9,504 units permitted in Pinal County in 2024 (776 in 5+ unit buildings).
• This rent runs 32% 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 $864 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 222 days — a 12% lower offer ($110k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $10k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

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

Recommended offer $109,912 (12.0% below list)

Questions for the listing agent

1. It's been on market 222 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 1.22% ✓
• Cap rate: 9.52%
• Cash-on-cash: 11.54%
• DSCR: 1.51
• GRM: 6.9

CMA / ARV

• ARV (median comp): $124,311
• List price: $124,900
• Delta: 0.47%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2200 N Delaware Dr #66	0.00mi	3/2.0	1,344 (-12%)	0mo	$87,900	$65	80
2200 N Delaware Dr #12	0.00mi	4/2.0 (+1)	1,456 (-4%)	12mo	$149,900	$103	78
2378 N Desert View Dr	0.12mi	3/1.5	1,456 (-4%)	11mo	$430,000	$295	76
2157 N Delaware Dr	0.14mi	3/2.0	1,456 (-4%)	15mo	$320,000	$220	74
2685 W Foothill St	0.28mi	3/2.0	1,378 (-9%)	5mo	$305,000	$221	67
2625 W Manzanita St	0.68mi	3/2.0	1,537 (+1%)	7mo	$104,000	$68	60
2495 W Tepee St	0.53mi	3/2.0	1,653 (+9%)	3mo	$329,000	$199	59
2150 W Shiprock St	0.61mi	3/2.0	1,680 (+10%)	1mo	$360,000	$214	53
2762 W Smoketree St	0.37mi	3/2.0	1,680 (+10%)	16mo	$324,000	$193	52
1943 N Main Dr	0.39mi	3/2.0	1,729 (+14%)	9mo	$327,500	$189	51
2292 N Ironwood Dr #129	0.52mi	3/2.0	1,344 (-12%)	14mo	$83,000	$62	45
2292 N Ironwood Dr #20	0.52mi	3/2.0	1,344 (-12%)	16mo	$78,000	$58	43

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: -2.5%
• Equity multiple: 0.91×
• Total profit: $-3,244
• Equity at exit: $18,623

10-year hold

• IRR: 3.5%
• Equity multiple: 1.22×
• Total profit: $7,656
• Equity at exit: $10,799

Cash invested: $34,972 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 18 active · 10 under contract
• Months of supply: 18.0 mo (6%/mo absorbed)
• Median asking: $99,950 ($72/sqft)
• Median days on market: 80 d
• This list price: 67% of active listings are priced below it
• ARV vs active asking: +13.6% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 85120

• Home prices YoY: -29.0%
• Rents YoY: -3.5%
• Active inventory: 939
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $1,518 high
• Mortgage (P&I): −$655
• Tax est. 1.5%: −$156 /mo · $1,874/yr
• Insurance: −$52
• HOA: −$0
• Lot rent leased land?: −$0
• Vacancy / Maint / Mgmt: −$319
• Net cashflow: $336

Break-even live

Break-even rent $1,093

Max offer price $124,900

Occupancy floor 73%

Sensitivity live

Price	-10% $423	-5% $379	+0% $336	+5% $293	+10% $250
Rent	-10% $216	-5% $276	+0% $336	+5% $396	+10% $456
Rate	-1.0pp $399	-0.5pp $368	base $336	+0.5pp $304	+1.0pp $271

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: $31,225
• Closing costs: $3,747
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2292 N Ironwood Dr Apache Junction, AZ	2.0	2.0	1152	$1,475	$1.28	165d	1	0.43mi
2292 N Ironwood Dr Apache Junction, AZ	3.0	2.0	1248	$1,575	$1.26	0d	1	0.43mi
2292 N Ironwood Dr Apache Junction, AZ	3.0	2.0	1932	$2,199	$1.14	135d	1	0.43mi
1877 W Overland St Apache Junction, AZ	3.0	2.0	1420	$1,999	$1.41	157d	1	0.85mi
1941 W Stagecoach St Apache Junction, AZ	3.0	2.0	1306	$1,995	$1.53	85d	1	0.87mi
455 N Delaware Dr Unit 7 Apache Junction, AZ	2.0	2.0	1060	$1,900	$1.79	165d	1	1.12mi
651 N Ironwood Dr Apache Junction, AZ	3.0	2.5	1748	$2,330	$1.33	3d	15	1.21mi

Property features AI

Finance

• Financial info: Current financing: Conventional
• HOA & community: Land lease of $700 per monthAssociation covers sewer, grounds maintenance, street maintenance, trash and waterCommunity poolCommunity playground

Exterior

• Parking: 2 covered parking spaces2 carport spaces
• Utilities: City waterPublic sewer
• Home design: Manufactured/mobile homeLeasehold ownershipDesert and mountain views
• Construction: Wood sidingWood frame constructionComposition roof
• Exterior features: StorageChain-link fencingGravel/stone front

Interior

• Kitchen: Kitchen islandEat-in kitchenBreakfast barRefrigeratorDishwasherDisposal
• Bedrooms: 3 possible bedrooms
• Flooring: LaminateVinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heatingCentral air conditioning
• Interior features: Eat-in kitchenBreakfast barKitchen islandFull bath in primary bedroomRefrigeratorDishwasherDisposal
• Laundry & utility: Laundry inside

Listing history 50 events

1. 2026-11-08
   days on market $124,900 Active 222 DOM
2. 2026-11-07
   days on market $124,900 Active 221 DOM
3. 2026-11-06
   days on market $124,900 Active 220 DOM
4. 2026-11-05
   days on market $124,900 Active 219 DOM
5. 2026-11-04
   days on market $124,900 Active 218 DOM
6. 2026-11-02
   days on market $124,900 Active 216 DOM
7. 2026-11-01
   days on market $124,900 Active 215 DOM
8. 2026-10-31
   days on market $124,900 Active 214 DOM
9. 2026-10-30
   days on market $124,900 Active 213 DOM
10. 2026-10-29
    days on market $124,900 Active 212 DOM
11. 2026-10-28
    days on market $124,900 Active 211 DOM
12. 2026-10-27
    days on market $124,900 Active 210 DOM
13. 2026-10-26
    days on market $124,900 Active 209 DOM
14. 2026-10-26
    days on market $124,900 Active 208 DOM
15. 2026-10-24
    days on market $124,900 Active 207 DOM
16. 2026-10-23
    days on market $124,900 Active 206 DOM
17. 2026-10-22
    days on market $124,900 Active 205 DOM
18. 2026-10-21
    days on market $124,900 Active 204 DOM
19. 2026-10-20
    days on market $124,900 Active 203 DOM
20. 2026-10-19
    days on market $124,900 Active 202 DOM
21. 2026-10-18
    days on market $124,900 Active 201 DOM
22. 2026-10-17
    days on market $124,900 Active 200 DOM
23. 2026-10-16
    days on market $124,900 Active 199 DOM
24. 2026-10-15
    days on market $124,900 Active 198 DOM
25. 2026-10-14
    days on market $124,900 Active 197 DOM
26. 2026-10-13
    days on market $124,900 Active 196 DOM
27. 2026-10-12
    days on market $124,900 Active 195 DOM
28. 2026-10-11
    days on market $124,900 Active 194 DOM
29. 2026-10-10
    days on market $124,900 Active 193 DOM
30. 2026-10-09
    days on market $124,900 Active 192 DOM
31. 2026-10-08
    days on market $124,900 Active 191 DOM
32. 2026-10-07
    days on market $124,900 Active 190 DOM
33. 2026-10-06
    days on market $124,900 Active 189 DOM
34. 2026-10-05
    days on market $124,900 Active 188 DOM
35. 2026-10-04
    days on market $124,900 Active 187 DOM
36. 2026-10-03
    days on market $124,900 Active 186 DOM
37. 2026-10-02
    days on market $124,900 Active 185 DOM
38. 2026-10-01
    days on market $124,900 Active 184 DOM
39. 2026-09-30
    days on market $124,900 Active 183 DOM
40. 2026-09-29
    days on market $124,900 Active 182 DOM
41. 2026-09-28
    days on market $124,900 Active 181 DOM
42. 2026-09-27
    days on market $124,900 Active 180 DOM
43. 2026-09-26
    days on market $124,900 Active 179 DOM
44. 2026-09-25
    days on market $124,900 Active 178 DOM
45. 2026-09-24
    days on market $124,900 Active 177 DOM
46. 2026-09-23
    days on market $124,900 Active 176 DOM
47. 2026-09-22
    days on market $124,900 Active 175 DOM
48. 2026-09-21
    days on market $124,900 Active 174 DOM
49. 2026-09-20
    days on market $124,900 Active 173 DOM
50. 2026-09-19
    days on market $124,900 Active 172 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 6/10 Major
• 🌡 Heat 9/10 Extreme 7 d/yr ≥111°F today · 18 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: $18,220
• − Mortgage interest: −$6,996
• − Property taxes: −$1,874
• − Insurance: −$624
• − Repairs & maintenance: −$1,458
• − Management: −$1,458
• − Depreciation: −$3,633
• Taxable income: $2,177
• Est. tax owed @ 24.0%: −$523
• After-tax cash flow: $3,514/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 80/100 Cosmetic rehab Est. rehab $7,600–$22,800 screening

This mobile home is in good condition with modern updates and a well-maintained exterior. It is ready for immediate occupancy and would benefit from a fresh coat of paint to enhance its curb appeal.

Value-add opportunities

• Resale Paint exterior — Enhances curb appeal ↑
• Rental Landscaping — Improves curb appeal and attracts tenants ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 15/100

Zoned Schools

Elementary Four Peaks Elementary School F AZ #898/1,109 Nat'l #36,758/41,679 Middle Cactus Canyon Junior High F AZ #151/218 Nat'l #12,406/14,009 High Apache Junction High School F AZ #267/381 Nat'l #15,534/17,239

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

C Composite livability gradescore 66/100

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 · 437,574 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: 14% of renters

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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%

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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%
• Languages at home: 89% English-only · Spanish 8% Tagalog/Filipino 1%

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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

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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

Property features AI

Finance

• Financial info: Current financing: Conventional
• HOA & community: Land lease of $700 per monthAssociation covers sewer, grounds maintenance, street maintenance, trash and waterCommunity poolCommunity playground

Exterior

• Parking: 2 covered parking spaces2 carport spaces
• Utilities: City waterPublic sewer
• Home design: Manufactured/mobile homeLeasehold ownershipDesert and mountain views
• Construction: Wood sidingWood frame constructionComposition roof
• Exterior features: StorageChain-link fencingGravel/stone front

Interior

• Kitchen: Kitchen islandEat-in kitchenBreakfast barRefrigeratorDishwasherDisposal
• Bedrooms: 3 possible bedrooms
• Flooring: LaminateVinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heatingCentral air conditioning
• Interior features: Eat-in kitchenBreakfast barKitchen islandFull bath in primary bedroomRefrigeratorDishwasherDisposal
• Laundry & utility: Laundry inside

Price history

-7.8% since first listed

8 events — show timeline

• 2026-04-28 Price Changed $129,000 ARMLS
• 2026-03-31 Listed $134,500 ARMLS
• 2026-01-18 Listing Removed — ARMLS
• 2025-12-11 Price Changed $133,500 ARMLS
• 2025-11-22 Price Changed $134,500 ARMLS
• 2025-10-02 Price Changed $135,000 ARMLS
• 2025-09-09 Price Changed $137,777 ARMLS
• 2025-08-30 Listed $139,900 ARMLS