2175 W Southern Ave #203 · Apache Junction, AZ 85120

$94,999

2 bd · 1.5 ba · 1,237 sqft · Manufactured · 25 Days on market

Built 1983 Good condition 3,500 sqft lot ↓ 15% since listing

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Why this score? — see what drove the B- 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
• ARV discount +7.5/15.0
• Condition / age +4.0/5.0
• Livability +3.3/5.0
• Rent growth +1.6/5.0
• Schools +1.5/10.0
• Appreciation +0.0/10.0

Listing remarks

INCREDIBLE OPPORTUNITY TO OWN A LUXURY REMODELED DOUBLE WIDE ON A LARGE LOT! THIS HOME COMES WELL APPOINTED WITH STYLISH FURNISHINGS, TURN-KEY & READY FOR YOU TO MOVE IN! CHEFS DREAM ISLAND KITCHEN WITH NEW STAINLESS STEEL APPLIANCES, NEW CABINETS & INCLUDES REFRIGERATOR/WASHER & DRYER! LUXURY VINYL PLANK FLOORS THROUGHOUT! PRIMARY IS EN-SUITE WITH CUSTOM BARN DOOR, WALK-IN SHOWER & CLOSET. HUGE ARIZONA ROOM PERFECT FOR ENTERTAINING! IN A QUIET INTERIOR LOCATION AT GATED BONITA VISTA 55+ RESORT OFFERING POOL/SPA, CLUBHOUSE, EVENTS, ACTIVITIES, PICKLEBALL & SO MUCH MORE! MUST SEE TO APPRECIATE! NEW HVAC, NEW ROOF, NEW WATER HEATER, NEW WINDOWS, 2 SHEDS FOR

Key facts

• Huge arizona room
• Pool spa
• 3,500 sq ft lot

Tags

• LUXURY REMODELED DOUBLE WIDE
• CHEFS DREAM ISLAND KITCHEN
• NEW STAINLESS STEEL APPLIANCES
• HUGE ARIZONA ROOM
• GATED BONITA VISTA 55+ RESORT
• POOL SPA

Property features AI

Finance

• HOA & community: Land lease: $750 per month; Association covers sewer, grounds maintenance, street maintenance, and trash; Community amenities: pool, community spa (heated), pickleball courts, fitness center, community media room, biking/walking paths

Exterior

• Parking: 2 covered parking spaces with direct access; 2 carport spaces
• Security: Gated community
• Utilities: City water; Public sewer
• Home design: Manufactured/mobile home; Leasehold ownership
• Construction: Wood siding and wood frame construction; Painted exterior; Composition roof
• Exterior features: Mountain views; Wrought-iron fencing; Storage shed(s); Synthetic grass in back; Gravel/stone in front; Private maintained road

Interior

• Kitchen: Built-in microwave; Laminate counters; Non-laminate counters; Reverse osmosis; Refrigerator; Dishwasher; Disposal
• Bedrooms: Up to 3 bedrooms
• Flooring: Laminate flooring; Vinyl flooring
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Has heating; Central air; Ceiling fans
• Interior features: High-speed internet; Eat-in kitchen with breakfast bar; Kitchen island; Pantry; No interior steps; Full bath in primary bedroom; Storage; See remarks / Other / Furnished (see remarks)
• Laundry & utility: Inside laundry with washer/dryer hookups

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath manufactured listed at $95k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $817 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $95k).
• Recommended offer: $94k (1.5% below list) — sets the bar for market timing.
• Cap rate 16.6% 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+, 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: 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).
• Market conditions: Rents falling (-3.5%/yr); 468 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals at typical pace (median 27d 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 39% 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 $657 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 0.0% rent growth), your $27k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 25 days — a 2% lower offer ($94k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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: moderate wildfire risk; extreme-heat days projected 5→12/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $93,574 (1.5% below list)

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. 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.
5. 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.
6. 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: 1.96% ✓
• Cap rate: 16.62%
• Cash-on-cash: 36.88%
• DSCR: 2.64
• GRM: 4.2

CMA / ARV

• ARV (on-the-fly): $268,429
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2208 W Baseline Ave #137	0.70mi	2/2.0	1,232 (-0%)	2mo	$50,000	$41	63
2101 S Meridian Rd #49	0.67mi	2/2.0	1,297 (+5%)	1mo	$212,800	$164	58
2175 W Southern Ave #200	0.20mi	2/2.0	1,056 (-15%)	13mo	$57,900	$55	53
3400 S Ironwood Dr #181	0.53mi	2/2.0	1,150 (-7%)	11mo	$85,500	$74	52
2101 S Meridian Rd #99	0.64mi	2/2.0	1,153 (-7%)	9mo	$308,500	$268	49
2101 S Meridian Rd #39	0.66mi	2/2.0	1,297 (+5%)	15mo	$280,000	$216	47
2101 S Meridian Rd #72	0.65mi	2/2.0	1,082 (-12%)	3mo	$310,000	$287	44
2101 S Meridian Rd #50	0.66mi	2/2.0	1,081 (-13%)	4mo	$330,000	$305	43
3700 S Ironwood Dr Lot 124	0.74mi	2/2.0	1,056 (-15%)	3mo	$34,990	$33	36
1567 S Lawson Dr	0.73mi	3/2.0 (+1)	1,402 (+13%)	2mo	$319,000	$228	35
2101 S Meridian Rd #85	0.52mi	2/2.0	1,405 (+14%)	19mo	$305,000	$217	35
2101 S Meridian Rd #47	0.69mi	2/2.0	1,081 (-13%)	14mo	$280,000	$259	34

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: 29.3%
• Equity multiple: 2.17×
• Total profit: $31,230
• Equity at exit: $14,165

10-year hold

• IRR: 34.9%
• Equity multiple: 3.75×
• Total profit: $73,217
• Equity at exit: $8,214

Cash invested: $26,600 (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: 468
• Price-to-rent: 4.2×

Monthly cashflow live

• Estimated rent: $1,866 high
• Mortgage (P&I): −$498
• Tax est. 1.5%: −$119 /mo · $1,425/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$392
• Net cashflow: $817

Break-even live

Break-even rent $831

Max offer price $94,999

Occupancy floor 51%

Sensitivity live

Price	-10% $883	-5% $850	+0% $817	+5% $785	+10% $752
Rent	-10% $670	-5% $744	+0% $817	+5% $891	+10% $965
Rate	-1.0pp $865	-0.5pp $842	base $817	+0.5pp $793	+1.0pp $768

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: $23,750
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2065 W 20th Ave Apache Junction, AZ	3.0	2.0	1110	$1,800	$1.62	1d	1	0.41mi
3454 S Warner Dr Apache Junction, AZ	3.0	2.0	1300	$2,500	$1.92	26d	1	0.64mi
2043 S Thunderbird Dr Apache Junction, AZ	3.0	2.0	1348	$1,925	$1.43	26d	1	0.66mi
3000 W Southern Ave Apache Junction, AZ	1.0–2.0	1.0–2.0	836	$1,719	$2.05	1d	13	0.69mi
1446 S Palo Verde Dr Unit apache Apache Junction, AZ	2.0	2.0	1210	$1,700	$1.40	26d	1	0.76mi
2061 S Apache Dr Unit 1 Apache Junction, AZ	2.0	1.0	800	$1,095	$1.37	7d	1	1.23mi
2101 S Yellow Wood #60 Mesa, AZ	2.0	2.0	1371	$2,600	$1.90	0d	1	1.31mi
2101 S Yellow Wood #45 Mesa, AZ	2.0	2.0	1081	$1,649	$1.53	46d	1	1.31mi
455 S Delaware Dr Unit 179 Apache Junction, AZ	2.0	2.0	1060	$2,395	$2.26	26d	1	1.36mi
455 S Delaware Dr Apache Junction, AZ	2.0	2.0	1060	$2,048	$1.93	22d	2	1.36mi
561 S Meridian Rd Unit 1 Apache Junction, AZ	2.0	1.0	700	$1,099	$1.57	26d	1	1.46mi
561 S Meridian Rd Unit 2 Apache Junction, AZ	3.0	2.0	1000	$1,395	$1.40	19d	1	1.46mi

Listing history 18 events

1. 2026-06-22
   days on market $94,999 Active 25 DOM
2. 2026-06-21
   pricedays on market $94,999 Active 24 DOM
3. 2026-06-18
   days on market $99,900 Active 21 DOM
4. 2026-06-17
   days on market $99,900 Active 20 DOM
5. 2026-06-16
   days on market $99,900 Active 19 DOM
6. 2026-06-15
   days on market $99,900 Active 18 DOM
7. 2026-06-13
   days on market $99,900 Active 16 DOM
8. 2026-06-09
   days on market $99,900 Active 12 DOM
9. 2026-06-08
   days on market $99,900 Active 11 DOM
10. 2026-06-07
    days on market $99,900 Active 10 DOM
11. 2026-06-04
    days on market $99,900 Active 7 DOM
12. 2026-06-03
    days on market $99,900 Active 6 DOM
13. 2026-06-02
    days on market $99,900 Active 5 DOM
14. 2026-06-01
    days on market $99,900 Active 4 DOM
15. 2026-05-31
    days on market $99,900 Active 3 DOM
16. 2026-05-28
    listed $99,900 Active
17. 2026-05-21
    historical
18. 2025-11-21
    listed $117,000 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 5/10 Major
• 🌡 Heat 8/10 Severe 5 d/yr ≥111°F today · 12 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: $22,389
• − Mortgage interest: −$5,321
• − Property taxes: −$1,425
• − Insurance: −$475
• − Repairs & maintenance: −$1,791
• − Management: −$1,791
• − Depreciation: −$2,764
• Taxable income: $8,822
• Est. tax owed @ 24.0%: −$2,117
• After-tax cash flow: $7,692/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 80/100 Cosmetic rehab

This remodeled double-wide mobile home is in excellent condition with modern updates and a turn-key move-in ready setup. It offers a chefs dream kitchen, luxury vinyl flooring, and a large Arizona room perfect for entertaining. The property is located in a gated community with amenities like a pool, clubhouse, and pickleball court.

Value-add opportunities

• Both Painting exterior siding — Enhances curb appeal and value
• Both Landscaping improvements — Enhances curb appeal and value
• Both Upgrade to smart home features — Improves convenience and marketability

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 Upgrade to smart home features — Improves convenience and marketability ↑

ⓘ 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

• 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

-14.6% since first listed

3 events — show timeline

• 2026-05-28 Listed $99,900 ARMLS
• 2026-05-21 Listing Removed — ARMLS
• 2025-11-21 Listed $117,000 ARMLS