43 Iron Ore Dr · Apache Junction, AZ 85119

$130,000

1 bd · 1.0 ba · 600 sqft · Manufactured · 168 Days on market

Manufactured home Built 1990 Good condition 1,671 sqft lot $217/sqft · at area comps Est $136k · at est. $227/mo HOA · 21% of rent

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Why this score? — see what drove the F 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).

• ARV discount +9.6/15.0
• Cash flow +5.5/30.0
• Condition / age +3.8/5.0
• Livability +3.3/5.0
• 1% rule +3.2/10.0
• Rent growth +2.9/5.0
• Appreciation +2.5/10.0
• Schools +1.7/10.0
• DSCR +0.0/10.0
• Manufactured-home adj. -2.6

Listing remarks

Step onto the spacious front deck where incredible Superstition Mountain views welcome you & set the tone for this beautifully maintained home, featuring upgraded trex decking, comfortable outdoor seating space, & convenient storage below. Enter inside to a bright & inviting living area enhanced by updated ceiling fans, upgraded light fixtures, abundant natural light from a solar tube, & updated blinds throughout including vertical blinds on the patio slider.

Key facts

• Bright living area
• Open kitchen
• Updated ceiling fans

Tags

• SUPERSTITION MOUNTAIN VIEWS
• UPGRADED TREX DECKING
• BRIGHT LIVING AREA
• UPDATED CEILING FANS
• ABUNDANT NATURAL LIGHT
• OPEN KITCHEN

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath manufactured listed at $130k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-278 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $90k (31.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $107k (17.5% below list).
• Recommended offer: $90k (31.0% below list) — sets the bar for cash-flow.

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: Desert Vista Elementary School (math 18% / reading 23%, grade F, #729 of 1,109 statewide, top 67%, 536 students, 50% 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 49% FRL track the district average.
• Market conditions: Rents rising (+1.6%/yr); 428 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 9,504 units permitted in Pinal County in 2024 (776 in 5+ unit buildings).
• This rent is only 18% of the median local income ($72k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $899 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 168 days — a 12% lower offer ($114k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: HOA is 21% of rent.
• 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 $89,704 (31.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 168 days. Have you received any prior offers? Is the seller open to a 31% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 0.82% ✗
• Cap rate: 3.72%
• Cash-on-cash: -9.18%
• DSCR: 0.59
• GRM: 10.1

CMA / ARV

• ARV (median comp): $136,301
• List price: $130,000
• Delta: -4.62%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
219 S Motherlode Dr	0.08mi	1/1.5	575 (-4%)	4mo	$79,000	$137	84
795 S Cinnabar Dr	0.18mi	1/1.5	600 (0%)	16mo	$170,000	$283	76
794 S Cinnabar Dr #794	0.21mi	1/1.0	650 (+8%)	3mo	$99,000	$152	74
957 Oxide Dr	0.14mi	1/1.5	650 (+8%)	7mo	$161,000	$248	71
121 S Kaoline Dr	0.05mi	1/1.8	650 (+8%)	16mo	$148,000	$228	68
587 S Jaspar Dr #587	0.35mi	1/2.0	650 (+8%)	6mo	$129,000	$198	61
457 S Jaspar Dr	0.30mi	1/1.5	675 (+12%)	3mo	$118,000	$175	61
420 Ironstone Dr	0.27mi	1/1.0	650 (+8%)	16mo	$124,900	$192	60
663 Gypsum Dr	0.27mi	1/1.0	682 (+14%)	6mo	$120,000	$176	59
840 S Aquamarine Dr	0.20mi	1/1.5	675 (+12%)	17mo	$167,000	$247	54
559 Rock Hound Dr	0.25mi	2/2.0 (+1)	550 (-8%)	21mo	$170,000	$309	48

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: -34.6%
• Equity multiple: -0.10×
• Total profit: $-40,167
• Equity at exit: $19,383

10-year hold

• IRR: -57.5%
• Equity multiple: -0.74×
• Total profit: $-63,246
• Equity at exit: $11,240

Cash invested: $36,400 (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 →

Balanced market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 11 active · 3 under contract
• Months of supply: 5.1 mo (20%/mo absorbed)
• Median asking: $129,900 ($205/sqft)
• Median days on market: 254 d
• This list price: 55% of active listings are priced below it
• ARV vs active asking: +11.0% above current asking $/sqft

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

ZIP-level market 85119

• Home prices YoY: -33.5%
• Rents YoY: 1.6%
• Active inventory: 428
• Price-to-rent: 10.1×

Monthly cashflow live

• Estimated rent: $1,072 medium
• Mortgage (P&I): −$682
• Tax est. 1.5%: −$162 /mo · $1,950/yr
• Insurance: −$54
• HOA: −$227
• Lot rent leased land?: −$0
• Vacancy / Maint / Mgmt: −$225
• Net cashflow: $-278

Break-even live

Break-even rent $1,425

Max offer price $89,704

Occupancy floor —

Sensitivity live

Price	-10% $-189	-5% $-234	+0% $-278	+5% $-323	+10% $-368
Rent	-10% $-363	-5% $-321	+0% $-278	+5% $-236	+10% $-194
Rate	-1.0pp $-213	-0.5pp $-245	base $-278	+0.5pp $-312	+1.0pp $-346

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: $32,500
• Closing costs: $3,900
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3710 S Goldfield Rd Apache Junction, AZ	1.0	1.0	375	$2,100	$5.60	23d	1	0.27mi

Property features AI

Finance

• HOA & community: Association with quarterly feeAssociation fee includes sewer, water, trash, street and grounds maintenanceNo visible trucks/trailers/RVs/boats allowedGated community with guarded entry and securityCommunity pool and heated spaCommunity media roomCommunity laundryTennis courtsBiking/walking pathsFitness center

Exterior

• Parking: 1 covered parking space1 carport space
• Security: Security guard
• Utilities: Private water companyPublic sewer (connected)
• Home design: Manufactured/mobile homeFee simple ownershipMountain views
• Construction: Aluminum sidingWood frame constructionComposition roof
• Exterior features: StorageShed(s)East/West exposureDesert front and desert backPrivate maintained roadAsphalt road surface

Interior

• Kitchen: Built-in microwaveRefrigeratorDisposal
• Bedrooms: 1 possible bedroom
• Flooring: CarpetLaminate
• Bathrooms: 1 full bathroom
• Heating & cooling: Electric heatingCentral airCeiling fan(s)
• Interior features: High-speed internetDouble vanityFurnished (see remarks)Full bathroom in master bedroomSolar tubes

Listing history 50 events

1. 2026-08-08
   days on market $130,000 Active 168 DOM
2. 2026-08-06
   days on market $130,000 Active 166 DOM
3. 2026-08-05
   days on market $130,000 Active 165 DOM
4. 2026-08-04
   days on market $130,000 Active 164 DOM
5. 2026-08-03
   days on market $130,000 Active 163 DOM
6. 2026-07-31
   days on market $130,000 Active 160 DOM
7. 2026-07-30
   days on market $130,000 Active 159 DOM
8. 2026-07-30
   days on market $130,000 Active 158 DOM
9. 2026-07-28
   days on market $130,000 Active 157 DOM
10. 2026-07-26
    days on market $130,000 Active 155 DOM
11. 2026-07-24
    days on market $130,000 Active 153 DOM
12. 2026-07-23
    days on market $130,000 Active 152 DOM
13. 2026-07-22
    days on market $130,000 Active 151 DOM
14. 2026-07-21
    days on market $130,000 Active 150 DOM
15. 2026-07-20
    days on market $130,000 Active 149 DOM
16. 2026-07-18
    days on market $130,000 Active 147 DOM
17. 2026-07-18
    days on market $130,000 Active 146 DOM
18. 2026-07-16
    days on market $130,000 Active 145 DOM
19. 2026-07-15
    days on market $130,000 Active 144 DOM
20. 2026-07-14
    days on market $130,000 Active 143 DOM
21. 2026-07-13
    days on market $130,000 Active 142 DOM
22. 2026-07-13
    days on market $130,000 Active 141 DOM
23. 2026-07-11
    days on market $130,000 Active 140 DOM
24. 2026-07-10
    days on market $130,000 Active 139 DOM
25. 2026-07-09
    days on market $130,000 Active 138 DOM
26. 2026-07-07
    days on market $130,000 Active 136 DOM
27. 2026-07-06
    days on market $130,000 Active 135 DOM
28. 2026-07-06
    days on market $130,000 Active 134 DOM
29. 2026-07-05
    days on market $130,000 Active 133 DOM
30. 2026-07-03
    days on market $130,000 Active 132 DOM
31. 2026-07-02
    days on market $130,000 Active 131 DOM
32. 2026-07-01
    days on market $130,000 Active 130 DOM
33. 2026-06-30
    days on market $130,000 Active 129 DOM
34. 2026-06-29
    days on market $130,000 Active 128 DOM
35. 2026-06-28
    days on market $130,000 Active 127 DOM
36. 2026-06-27
    days on market $130,000 Active 126 DOM
37. 2026-06-26
    days on market $130,000 Active 125 DOM
38. 2026-06-24
    days on market $130,000 Active 123 DOM
39. 2026-06-22
    days on market $130,000 Active 121 DOM
40. 2026-06-21
    days on market $130,000 Active 120 DOM
41. 2026-06-18
    days on market $130,000 Active 117 DOM
42. 2026-06-17
    days on market $130,000 Active 116 DOM
43. 2026-06-16
    days on market $130,000 Active 115 DOM
44. 2026-06-15
    days on market $130,000 Active 114 DOM
45. 2026-06-13
    days on market $130,000 Active 112 DOM
46. 2026-06-09
    days on market $130,000 Active 108 DOM
47. 2026-06-08
    days on market $130,000 Active 107 DOM
48. 2026-06-07
    days on market $130,000 Active 106 DOM
49. 2026-06-04
    days on market $130,000 Active 103 DOM
50. 2026-06-03
    days on market $130,000 Active 102 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 (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: $12,865
• − Mortgage interest: −$7,282
• − Property taxes: −$1,950
• − Insurance: −$650
• − Repairs & maintenance: −$1,029
• − Management: −$1,029
• − HOA: −$2,724
• − Depreciation: −$3,782
• Taxable loss: −$5,581
• Est. tax savings @ 24.0%: +$1,340
• After-tax cash flow: $-2,002/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 · 14 photos

Good 75/100 Cosmetic rehab Est. rehab $3,000–$9,000 screening

This well-maintained mobile home is move-in ready with updated features and a good condition score. Minor updates to the solar tube and blinds would further enhance its resale and rental value.

Value-add opportunities

• Resale Replace solar tube — Improves natural light and enhances the home's appeal ↑
• Resale Update blinds throughout — Enhances the home's curb appeal and interior aesthetics ↑

ⓘ 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 17/100

Zoned Schools

Elementary Desert Vista Elementary School F AZ #729/1,109 Nat'l #33,158/41,679 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): 25,420
• Household income: $71,585
• Rent vs Own: 20.1% rent · 79.9% own
• Severe rent burden: 12% 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 (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%

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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: ▼ -138.19%
• Current HPI: 274.3808
• Rent YoY: ▲ 1.57%
• 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

• HOA & community: Association with quarterly feeAssociation fee includes sewer, water, trash, street and grounds maintenanceNo visible trucks/trailers/RVs/boats allowedGated community with guarded entry and securityCommunity pool and heated spaCommunity media roomCommunity laundryTennis courtsBiking/walking pathsFitness center

Exterior

• Parking: 1 covered parking space1 carport space
• Security: Security guard
• Utilities: Private water companyPublic sewer (connected)
• Home design: Manufactured/mobile homeFee simple ownershipMountain views
• Construction: Aluminum sidingWood frame constructionComposition roof
• Exterior features: StorageShed(s)East/West exposureDesert front and desert backPrivate maintained roadAsphalt road surface

Interior

• Kitchen: Built-in microwaveRefrigeratorDisposal
• Bedrooms: 1 possible bedroom
• Flooring: CarpetLaminate
• Bathrooms: 1 full bathroom
• Heating & cooling: Electric heatingCentral airCeiling fan(s)
• Interior features: High-speed internetDouble vanityFurnished (see remarks)Full bathroom in master bedroomSolar tubes

Price history

1 event — show timeline

• 2026-02-21 Listed $130,000 ARMLS