2400 E Baseline Ave #87 · Apache Junction, AZ 85119

$159,900

3 bd · 2.0 ba · 1,624 sqft · Manufactured · 64 Days on market

Built 1994 Est $132k · 22% over

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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 +29.0/30.0
• DSCR +10.0/10.0
• 1% rule +8.1/10.0
• Livability +3.3/5.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Schools +1.5/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Here it is...The beautiful 3 BR Adobe Santa Fe you've been looking for! New paint outside Step in &, you'll feel right at home. It's cooled for comfort with a ton more than required new Tran A/C lowering the electric bills. You'll find easy care wood look floors in most of your new home. The kitchen is designed with new countertops & a plethora of cabinets with convenient pull out drawers. The bedrooms are partially furnished as well as other rooms. Purified water is what flows through the whole house. Have your morning coffee or relax in your screened in Arizona room when the nights are cool. The shed will provide plenty of storage. Flowering shrubs and trees surround the Southwest setting. This sought after 55+ park has so many amenities to keep you entertained. Hurry over to see #87.

Key facts

• 2 parking spots
• Community pool
• Built 1994

Property features AI

Finance

• Other: Lot information source: Assessor; Building area source: Assessor
• Financial info: Financing: Conventional (non-assumable)
• HOA & community: Land lease (monthly); Land lease fee of $933 per month; Association maintains grounds and streets; Community amenities: pool, gated entry, heated community spa, community media room, tennis courts, fitness center

Exterior

• Parking: Covered parking for 2 vehicles; RV access/parking; 2-car carport
• Utilities: City water
• Home design: Manufactured/mobile home; Leasehold ownership
• Construction: Stucco, painted, adobe exterior; Composition roof
• Exterior features: Desert front and back landscaping; Mountain views; Public sewer

Interior

• Kitchen: Built-in microwave; Refrigerator; Dishwasher; Disposal; Water purifier
• Bedrooms: Up to 3 bedrooms
• Flooring: Carpet; Linoleum
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating; Central air conditioning
• Interior features: High-speed internet; Double vanity in bathroom; 9+ foot flat ceilings; No interior steps; Full bath in master bedroom; Solar window screens; Dual-pane windows; Zero-grade (no-step) entry

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $160k.

Deal economics

• At list price, monthly cash flow is $549 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $160k).
• Recommended offer: $150k (6.0% below list) — sets the bar for market timing.
• Cap rate 10.4% 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 rising (+1.6%/yr); 354 active listings in the ZIP; 12 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 35% 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.
• At projected returns (-3.0% appreciation + 1.6% rent growth), your $45k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 64 days — a 6% lower offer ($150k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 7y 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.
• Current owner paid $86k; list at $160k implies a 85% gain — meaningful room to come down on a strong offer.

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 $150,306 (6.0% below list)

Questions for the listing agent

1. It's been on market 64 days. Have you received any prior offers? Is the seller open to a 6% 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: 1.31% ✓
• Cap rate: 10.41%
• Cash-on-cash: 14.71%
• DSCR: 1.65
• GRM: 6.4

CMA / ARV

• ARV (on-the-fly): $131,544
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2400 E Baseline Ave #44	0.08mi	2/2.0 (-1)	1,568 (-3%)	2mo	$115,000	$73	84
2400 E Baseline Ave #163	0.08mi	2/2.0 (-1)	1,512 (-7%)	2mo	$80,000	$53	78
3301 S Goldfield Rd #2095	0.59mi	2/2.0 (-1)	1,632 (+0%)	2mo	$129,900	$80	65
3355 S Cortez Rd #28	0.42mi	2/2.0 (-1)	1,512 (-7%)	0mo	$77,000	$51	64
3301 S Goldfield Rd #1054	0.59mi	2/2.0 (-1)	1,586 (-2%)	1mo	$165,000	$104	63
3700 S Tomahawk Rd #93	0.69mi	2/2.0 (-1)	1,568 (-3%)	0mo	$80,000	$51	57
3301 S Goldfield Rd #2102	0.60mi	2/2.0 (-1)	1,720 (+6%)	1mo	$120,000	$70	56
3301 S Goldfield Rd #2056	0.71mi	2/2.0 (-1)	1,680 (+3%)	2mo	$177,500	$106	55
3301 S Goldfield Rd #6055	0.71mi	3/2.5	1,533 (-6%)	3mo	$225,000	$147	53
3301 S Goldfield Rd #6014	0.65mi	2/2.0 (-1)	1,749 (+8%)	3mo	$220,000	$126	49
3301 S Goldfield Rd #4018	0.71mi	2/2.0 (-1)	1,776 (+9%)	2mo	$227,500	$128	44
3301 S Goldfield Rd #2015	0.71mi	2/2.0 (-1)	1,795 (+10%)	1mo	$145,000	$81	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: 3.6%
• Equity multiple: 1.14×
• Total profit: $6,096
• Equity at exit: $23,842

10-year hold

• IRR: 11.7%
• Equity multiple: 1.86×
• Total profit: $38,593
• Equity at exit: $13,825

Cash invested: $44,772 (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: 354
• Price-to-rent: 6.4×

Monthly cashflow live

• Estimated rent: $2,093 high
• Mortgage (P&I): −$839
• Tax est. 1.5%: −$200 /mo · $2,398/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$440
• Net cashflow: $549

Break-even live

Break-even rent $1,399

Max offer price $159,900

Occupancy floor 69%

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: $39,975
• Closing costs: $4,797
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3879 S Conestoga Rd Apache Junction, AZ	3.0	2.0	1578	$1,910	$1.21	24d	1	0.21mi
3705 S Conestoga Rd Apache Junction, AZ	3.0	2.0	1700	$1,895	$1.11	24d	1	0.26mi
2681 E Boulder Ave Apache Junction, AZ	3.0	3.5	1776	$2,200	$1.24	24d	1	0.26mi
2369 E 35th Ave Apache Junction, AZ	3.0	2.5	1892	$2,100	$1.11	4d	1	0.32mi
3333 S Conestoga Rd Apache Junction, AZ	3.0	2.0	1387	$2,900	$2.09	24d	1	0.46mi
3448 S Chaparral Rd Apache Junction, AZ	3.0	2.0	1186	$1,848	$1.56	11d	1	0.51mi
3478 S Chaparral Rd Apache Junction, AZ	3.0	2.5	1614	$1,850	$1.15	5d	1	0.51mi
3277 S Chaparral Rd Apache Junction, AZ	3.0	2.5	1614	$1,770	$1.10	3d	1	0.57mi
3301 S Goldfield Rd Unit 4077 Apache Junction, AZ	2.0	2.0	1548	$1,850	$1.20	24d	1	0.69mi
2191 E Greenlee Ave Apache Junction, AZ	4.0	3.0	2184	$2,275	$1.04	2d	1	0.69mi
2653 S Powell Rd Apache Junction, AZ	4.0	2.0	1560	$1,945	$1.25	5d	1	0.90mi
2491 S Siphon Peak Rd Apache Junction, AZ	4.0	3.0	1948	$3,278	$1.68	24d	1	0.97mi

Listing history 25 events

1. 2026-06-18
   days on market $159,900 Active 64 DOM
2. 2026-06-17
   days on market $159,900 Active 63 DOM
3. 2026-06-16
   days on market $159,900 Active 62 DOM
4. 2026-06-15
   days on market $159,900 Active 61 DOM
5. 2026-06-13
   days on market $159,900 Active 59 DOM
6. 2026-06-09
   days on market $159,900 Active 55 DOM
7. 2026-06-08
   days on market $159,900 Active 54 DOM
8. 2026-06-07
   days on market $159,900 Active 53 DOM
9. 2026-06-04
   days on market $159,900 Active 50 DOM
10. 2026-06-03
    days on market $159,900 Active 49 DOM
11. 2026-06-02
    days on market $159,900 Active 48 DOM
12. 2026-06-01
    days on market $159,900 Active 47 DOM
13. 2026-05-31
    days on market $159,900 Active 46 DOM
14. 2026-04-16
    listed $159,900 Active
15. 2019-12-02
    soldstatus $86,500 Closed 808-char remark

    Show marketing remark (808 chars)

    Here it is...The beautiful 3 BR Adobe Santa Fe you've been looking for! New paint outside Step in &, you'll feel right at home. It's cooled for comfort with a ton more than required new Tran A/C lowering the electric bills. You'll find easy care wood look floors in most of your new home. The kitchen is designed with new countertops & a plethora of cabinets with convenient pull out drawers. The bedrooms are partially furnished as well as other rooms. Purified water is what flows through the whole house. Have your morning coffee or relax in your screened in Arizona room when the nights are cool. The shed will provide plenty of storage. Flowering shrubs and trees surround the Southwest setting. This sought after 55+ park has so many amenities to keep you entertained. Hurry over to see #87.

16. 2019-10-18
    status Pending 808-char remark

    Show marketing remark (808 chars)

    Here it is...The beautiful 3 BR Adobe Santa Fe you've been looking for! New paint outside Step in &, you'll feel right at home. It's cooled for comfort with a ton more than required new Tran A/C lowering the electric bills. You'll find easy care wood look floors in most of your new home. The kitchen is designed with new countertops & a plethora of cabinets with convenient pull out drawers. The bedrooms are partially furnished as well as other rooms. Purified water is what flows through the whole house. Have your morning coffee or relax in your screened in Arizona room when the nights are cool. The shed will provide plenty of storage. Flowering shrubs and trees surround the Southwest setting. This sought after 55+ park has so many amenities to keep you entertained. Hurry over to see #87.

17. 2019-10-18
    status Active 808-char remark

    Show marketing remark (808 chars)

    Here it is...The beautiful 3 BR Adobe Santa Fe you've been looking for! New paint outside Step in &, you'll feel right at home. It's cooled for comfort with a ton more than required new Tran A/C lowering the electric bills. You'll find easy care wood look floors in most of your new home. The kitchen is designed with new countertops & a plethora of cabinets with convenient pull out drawers. The bedrooms are partially furnished as well as other rooms. Purified water is what flows through the whole house. Have your morning coffee or relax in your screened in Arizona room when the nights are cool. The shed will provide plenty of storage. Flowering shrubs and trees surround the Southwest setting. This sought after 55+ park has so many amenities to keep you entertained. Hurry over to see #87.

18. 2019-10-13
    historical 808-char remark

    Show marketing remark (808 chars)

    Here it is...The beautiful 3 BR Adobe Santa Fe you've been looking for! New paint outside Step in &, you'll feel right at home. It's cooled for comfort with a ton more than required new Tran A/C lowering the electric bills. You'll find easy care wood look floors in most of your new home. The kitchen is designed with new countertops & a plethora of cabinets with convenient pull out drawers. The bedrooms are partially furnished as well as other rooms. Purified water is what flows through the whole house. Have your morning coffee or relax in your screened in Arizona room when the nights are cool. The shed will provide plenty of storage. Flowering shrubs and trees surround the Southwest setting. This sought after 55+ park has so many amenities to keep you entertained. Hurry over to see #87.

19. 2019-09-25
    status Active 808-char remark

    Show marketing remark (808 chars)

    Here it is...The beautiful 3 BR Adobe Santa Fe you've been looking for! New paint outside Step in &, you'll feel right at home. It's cooled for comfort with a ton more than required new Tran A/C lowering the electric bills. You'll find easy care wood look floors in most of your new home. The kitchen is designed with new countertops & a plethora of cabinets with convenient pull out drawers. The bedrooms are partially furnished as well as other rooms. Purified water is what flows through the whole house. Have your morning coffee or relax in your screened in Arizona room when the nights are cool. The shed will provide plenty of storage. Flowering shrubs and trees surround the Southwest setting. This sought after 55+ park has so many amenities to keep you entertained. Hurry over to see #87.

20. 2019-07-14
    historical 808-char remark

    Show marketing remark (808 chars)

    Here it is...The beautiful 3 BR Adobe Santa Fe you've been looking for! New paint outside Step in &, you'll feel right at home. It's cooled for comfort with a ton more than required new Tran A/C lowering the electric bills. You'll find easy care wood look floors in most of your new home. The kitchen is designed with new countertops & a plethora of cabinets with convenient pull out drawers. The bedrooms are partially furnished as well as other rooms. Purified water is what flows through the whole house. Have your morning coffee or relax in your screened in Arizona room when the nights are cool. The shed will provide plenty of storage. Flowering shrubs and trees surround the Southwest setting. This sought after 55+ park has so many amenities to keep you entertained. Hurry over to see #87.

21. 2019-07-11
    status Active 808-char remark

    Show marketing remark (808 chars)

    Here it is...The beautiful 3 BR Adobe Santa Fe you've been looking for! New paint outside Step in &, you'll feel right at home. It's cooled for comfort with a ton more than required new Tran A/C lowering the electric bills. You'll find easy care wood look floors in most of your new home. The kitchen is designed with new countertops & a plethora of cabinets with convenient pull out drawers. The bedrooms are partially furnished as well as other rooms. Purified water is what flows through the whole house. Have your morning coffee or relax in your screened in Arizona room when the nights are cool. The shed will provide plenty of storage. Flowering shrubs and trees surround the Southwest setting. This sought after 55+ park has so many amenities to keep you entertained. Hurry over to see #87.

22. 2019-07-10
    status Pending 808-char remark

    Show marketing remark (808 chars)

    Here it is...The beautiful 3 BR Adobe Santa Fe you've been looking for! New paint outside Step in &, you'll feel right at home. It's cooled for comfort with a ton more than required new Tran A/C lowering the electric bills. You'll find easy care wood look floors in most of your new home. The kitchen is designed with new countertops & a plethora of cabinets with convenient pull out drawers. The bedrooms are partially furnished as well as other rooms. Purified water is what flows through the whole house. Have your morning coffee or relax in your screened in Arizona room when the nights are cool. The shed will provide plenty of storage. Flowering shrubs and trees surround the Southwest setting. This sought after 55+ park has so many amenities to keep you entertained. Hurry over to see #87.

23. 2019-07-04
    listed $86,500 Active 808-char remark

    Show marketing remark (808 chars)

    Here it is...The beautiful 3 BR Adobe Santa Fe you've been looking for! New paint outside Step in &, you'll feel right at home. It's cooled for comfort with a ton more than required new Tran A/C lowering the electric bills. You'll find easy care wood look floors in most of your new home. The kitchen is designed with new countertops & a plethora of cabinets with convenient pull out drawers. The bedrooms are partially furnished as well as other rooms. Purified water is what flows through the whole house. Have your morning coffee or relax in your screened in Arizona room when the nights are cool. The shed will provide plenty of storage. Flowering shrubs and trees surround the Southwest setting. This sought after 55+ park has so many amenities to keep you entertained. Hurry over to see #87.

24. 2019-05-08
    historical
25. 2019-05-01
    listed $89,900 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: $25,119
• − Mortgage interest: −$8,957
• − Property taxes: −$2,398
• − Insurance: −$800
• − Repairs & maintenance: −$2,010
• − Management: −$2,010
• − Depreciation: −$4,652
• Taxable income: $4,294
• Est. tax owed @ 24.0%: −$1,031
• After-tax cash flow: $5,553/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.

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

+77.9% since first listed

12 events — show timeline

• 2026-04-16 Listed $159,900 ARMLS
• 2019-12-02 Sold (MLS) $86,500 ARMLS
• 2019-10-18 Pending — ARMLS
• 2019-10-18 Relisted — ARMLS
• 2019-10-13 Listing Removed — ARMLS
• 2019-09-25 Relisted — ARMLS
• 2019-07-14 Listing Removed — ARMLS
• 2019-07-11 Relisted — ARMLS
• 2019-07-10 Pending — ARMLS
• 2019-07-04 Listed $86,500 ARMLS
• 2019-05-08 Listing Removed — ARMLS
• 2019-05-01 Listed $89,900 ARMLS