939 N Acacia Rd #9 · Apache Junction, AZ 85119

$49,900

2 bd · 2.0 ba · 1,400 sqft · Manufactured · 71 Days on market

Built 1980 Fair condition ↓ 7% 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
• Livability +3.3/5.0
• Rent growth +2.9/5.0
• Condition / age +2.2/5.0
• Schools +1.5/10.0
• Appreciation +0.0/10.0

Listing remarks

Experience serene desert living with stunning views of the Superstition Mountains from your large screened-in porch in this beautifully maintained doublewide manufactured home. Situated on a low lot rent property within a peaceful, rustic desert community, this home combines comfort, convenience, and affordability with the natural beauty of Arizona's desert landscape. Inside, you'll find two spacious bedrooms and two full bathrooms, providing comfortable accommodations for family, guests, or a home office. The open-concept living and dining area is bright and inviting, perfect for entertaining or relaxing, and flows seamlessly into a well-equipped kitchen featuring a new refrigerator, ample

Key facts

• 2 parking spots
• Built 1980
• Listed 70 days

Property features AI

Finance

• Other: Directions: East on Superstition, North on Acacia, East on Greasewood, home is on the right.
• HOA & community: Land lease: $600 monthly; Association fees include sewer, trash, and water; Community biking/walking path

Exterior

• Parking: 2 covered parking spaces; Separate storage area; 2 carport spaces
• Utilities: Public sewer; Private water company
• Home design: Manufactured/mobile housing; Leasehold ownership
• Construction: Vinyl siding; Composition roof
• Exterior features: Screened-in patio(s); Storage; Shed(s); Desert front landscaping; Gravel/stone front; Gravel/stone back

Interior

• Kitchen: Laminate counters; Pantry; Refrigerator; Dishwasher
• Bedrooms: 2 possible bedrooms
• Flooring: Carpet; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Heating present; Central air; Ceiling fans
• Interior features: No interior steps; Pantry; Full bathroom in master bedroom; Laminate counters; Refrigerator; Dishwasher
• Laundry & utility: Inside laundry; Washer/dryer hookups only

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $50k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $50k).
• Recommended offer: $47k (6.0% below list) — sets the bar for market timing.
• Cap rate 32.0% 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; 2 comparable units currently listed for rent nearby; 9,504 units permitted in Pinal County in 2024 (776 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $345 of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 1.6% rent growth), your $14k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 71 days — a 6% lower offer ($47k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major flood risk; 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 $46,906 (6.0% below list)

Questions for the listing agent

1. It's been on market 71 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 3.58% ✓
• Cap rate: 31.96%
• Cash-on-cash: 91.68%
• DSCR: 5.08
• GRM: 2.3

CMA / ARV

• ARV (on-the-fly): $403,200
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2533 E Superstition Blvd	0.15mi	3/2.0 (+1)	1,456 (+4%)	2mo	$420,000	$288	80
775 N Hilton Rd	0.26mi	3/2.0 (+1)	1,456 (+4%)	3mo	$405,000	$278	74
676 N Solana Rd	0.17mi	3/2.0 (+1)	1,458 (+4%)	15mo	$479,000	$329	67
1926 E Junction St	0.72mi	3/2.0 (+1)	1,373 (-2%)	7mo	$395,000	$288	52

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: 90.8%
• Equity multiple: 5.11×
• Total profit: $57,393
• Equity at exit: $7,440

10-year hold

• IRR: 93.4%
• Equity multiple: 10.13×
• Total profit: $127,520
• Equity at exit: $4,314

Cash invested: $13,972 (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 →

ZIP-level market 85119

• Home prices YoY: -33.5%
• Rents YoY: 1.6%
• Active inventory: 354
• Price-to-rent: 2.3×

Monthly cashflow live

• Estimated rent: $1,788 medium
• Mortgage (P&I): −$262
• Tax est. 1.5%: −$62 /mo · $748/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$375
• Net cashflow: $1,067

Break-even live

Break-even rent $437

Max offer price $49,900

Occupancy floor 35%

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: $12,475
• Closing costs: $1,497
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
695 E Superstition Blvd Apache Junction, AZ	1.0–3.0	1.0–2.0	983	$1,860	$1.89	2d	13	1.26mi
1297 E Broadway Ave Apache Junction, AZ	1.0–3.0	1.0–2.0	954	$1,937	$2.03	1d	29	1.45mi

Listing history 13 events

1. 2026-06-16
   days on market $49,900 Active 71 DOM
2. 2026-06-15
   days on market $49,900 Active 70 DOM
3. 2026-06-13
   days on market $49,900 Active 68 DOM
4. 2026-06-09
   days on market $49,900 Active 64 DOM
5. 2026-06-08
   days on market $49,900 Active 63 DOM
6. 2026-06-07
   days on market $49,900 Active 62 DOM
7. 2026-06-04
   days on market $49,900 Active 59 DOM
8. 2026-06-03
   days on market $49,900 Active 58 DOM
9. 2026-06-02
   days on market $49,900 Active 57 DOM
10. 2026-06-01
    days on market $49,900 Active 56 DOM
11. 2026-05-31
    days on market $49,900 Active 55 DOM
12. 2026-05-03
    price $49,900
13. 2026-04-06
    listed $53,900 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 6/10 Major FEMA zone X (unshaded) · 70% 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 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,453
• − Mortgage interest: −$2,795
• − Property taxes: −$748
• − Insurance: −$250
• − Repairs & maintenance: −$1,716
• − Management: −$1,716
• − Depreciation: −$1,452
• Taxable income: $12,776
• Est. tax owed @ 24.0%: −$3,066
• After-tax cash flow: $9,744/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

Fair 45/100 Moderate rehab

This doublewide manufactured home requires moderate renovations to improve its condition and appearance. Upgrading the interior walls, flooring, and fixtures would significantly enhance its resale and rental value.

Repairs flagged

• Major exterior siding — Significant wear and tear
• Major flooring — Worn carpet, outdated pattern
• Major interior walls/paint — Worn paint, outdated design
• Major kitchen cabinetry — Outdated design
• Major bathroom fixtures — Outdated design

Value-add opportunities

• Both Paint interior walls — Enhances curb appeal and interior aesthetics
• Both Replace carpet — Improves comfort and appearance
• Both Upgrade kitchen cabinetry — Modernizes the space and increases functionality
• Both Upgrade bathroom fixtures — Enhances functionality and aesthetics

Renovation cost estimate screening

Repair item	Severity	Est. cost
exterior siding · Significant wear and tear	Major	$15,000–50,000
flooring · Worn carpet, outdated pattern	Major	$15,000–50,000
interior walls/paint · Worn paint, outdated design	Major	$15,000–50,000
kitchen cabinetry · Outdated design	Major	$15,000–50,000
bathroom fixtures · Outdated design	Major	$15,000–50,000
Total estimated repair cost · 5 items		$75,000–250,000

Value-add ROI direction

• Both Paint interior walls — Enhances curb appeal and interior aesthetics ↑
• Both Replace carpet — Improves comfort and appearance ↑
• Both Upgrade kitchen cabinetry — Modernizes the space and increases functionality ↑
• Both Upgrade bathroom fixtures — Enhances functionality and aesthetics ↑

ⓘ 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): 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

-7.4% since first listed

2 events — show timeline

• 2026-05-03 Price Changed $49,900 ARMLS
• 2026-04-06 Listed $53,900 ARMLS