6601 E US Highway 60 -- #324 · Gold Canyon, AZ 85118

$150,000

1 bd · 1.0 ba · 638 sqft · Manufactured · 23 Days on market

Built 2018 Good condition

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Why this score? — see what drove the D 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 +14.1/30.0
• ARV discount +7.5/15.0
• DSCR +4.3/10.0
• Condition / age +4.0/5.0
• 1% rule +3.9/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Schools +1.5/10.0
• Appreciation +0.0/10.0

Listing remarks

Find your ideal retirement haven in the 55+ Canyon Vistas RV Resort! Sits on a corner lot, this charming manufactured home displays a carport parking that doubles as a covered patio, where you can relax while taking in fantastic mountain views. The inviting interior features a formal living room, vaulted ceilings, tons of natural light, a neutral palette, and wood-look flooring t/out. The eat-in kitchen boasts built-in appliances, two-tone cabinetry, a skylight, and a breakfast nook. With 1 bed and 1 bath, this gem offers low-maintenance living. Laundry room w/ utility sink. The workshop is an added perk! Enjoy the resort-style amenities including pools, spas, pickleball courts, fitness cen

Key facts

• Carport parking
• Covered patio
• Formal living room

Tags

• CORNER LOT
• CARPORT PARKING
• COVERED PATIO
• MOUNTAIN VIEWS
• FORMAL LIVING ROOM
• VAULTED CEILINGS

Property features AI

Finance

• Other: Building area reported by owner
• HOA & community: Land lease (annual $10,000); No association fees included; Community pool; Community spa; Community media room; Pickleball courts; Fitness center; Biking/walking paths

Exterior

• Parking: 1 covered parking space; 1 carport space
• Security: Guarded entry
• Utilities: Private water company; Public sewer and private sewer available
• Home design: Manufactured/mobile home; Leasehold ownership
• Construction: Wood siding and wood frame construction; Painted exterior; Other-style roof
• Exterior features: Corner lot; Desert front landscaping; Gravel/stone front and back; No fencing

Interior

• Kitchen: Built-in microwave; Laminate counters; Refrigerator; Dishwasher; Garbage disposal
• Bedrooms: Possible 1 bedroom
• Flooring: Vinyl
• Bathrooms: 1 full bathroom (total 1)
• Heating & cooling: Heat pump; Electric heating; Central air conditioning
• Interior features: High-speed internet; Eat-in kitchen; Vaulted ceilings; 3/4 bath in primary bedroom; Skylight(s)
• Laundry & utility: Laundry inside

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath manufactured listed at $150k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $21 ($255/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $134k (10.7% below list).
• Recommended offer: $134k (10.7% below list) — sets the bar for 1% rule.
• Cap rate 6.5% vs local median 3.9% in Gold Canyon — 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 57/100 on livability (#225 in AZ) — a working-class tenant base; expect higher turnover. Strengths: crime A+, housing A+, employment A; Watch: schools 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.
• Market conditions: 425 active listings in the ZIP; solid renter incomes; 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 $1k of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 23 days — a 2% lower offer ($148k) is reasonable based on typical stale-listing flexibility.

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 $133,902 (10.7% 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 D-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. 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?
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: 0.89% ✗
• Cap rate: 6.46%
• Cash-on-cash: 0.61%
• DSCR: 1.03
• GRM: 9.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -15.3%
• Equity multiple: 0.45×
• Total profit: $-22,935
• Equity at exit: $22,365

10-year hold

• IRR: -6.8%
• Equity multiple: 0.57×
• Total profit: $-18,150
• Equity at exit: $12,969

Cash invested: $42,000 (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 85118

• Home prices YoY: -32.4%
• Active inventory: 425
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $1,339 medium
• Mortgage (P&I): −$787
• Tax est. 1.5%: −$188 /mo · $2,250/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$281
• Net cashflow: $21

Break-even live

Break-even rent $1,312

Max offer price $150,000

Occupancy floor 93%

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Listing history 10 events

1. 2026-06-13
   days on market $150,000 Active 23 DOM
2. 2026-06-09
   days on market $150,000 Active 19 DOM
3. 2026-06-08
   days on market $150,000 Active 18 DOM
4. 2026-06-07
   days on market $150,000 Active 17 DOM
5. 2026-06-04
   days on market $150,000 Active 14 DOM
6. 2026-06-03
   days on market $150,000 Active 13 DOM
7. 2026-06-02
   days on market $150,000 Active 12 DOM
8. 2026-06-01
   days on market $150,000 Active 11 DOM
9. 2026-05-31
   days on market $150,000 Active 10 DOM
10. 2026-05-21
    listed $150,000 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 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: $16,068
• − Mortgage interest: −$8,402
• − Property taxes: −$2,250
• − Insurance: −$750
• − Repairs & maintenance: −$1,285
• − Management: −$1,285
• − Depreciation: −$4,364
• Taxable loss: −$2,269
• Est. tax savings @ 24.0%: +$544
• After-tax cash flow: $799/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 · 30 photos

Good 80/100 Cosmetic rehab

This well-maintained 55+ manufactured home in Canyon Vistas RV Resort offers a charming and low-maintenance living experience with a corner lot, covered patio, and resort-style amenities.

Value-add opportunities

• Both Paint exterior — Enhances curb appeal and resale value
• Both Replace blinds — Improves natural light and aesthetics
• Both Upgrade kitchen appliances — Modernizes kitchen and increases resale value

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior — Enhances curb appeal and resale value ↑
• Both Replace blinds — Improves natural light and aesthetics ↑
• Both Upgrade kitchen appliances — Modernizes kitchen and increases resale value ↑

ⓘ 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 — Gold Canyon

• Score: 57/100
• State rank: #225
• US rank: #21732

Category grades

Amenities F Commute F Cost of living C Crime A+ Employment A Housing A+ Health & safety D- User ratings D-

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Gold Canyon, AZ
• County: Pinal County · 399,947 people
• City population: 14,932
• Metro: Phoenix-Mesa-Chandler, AZ
• Population (ZIP): 14,932
• Household income: $86,393
• Rent vs Own: 8.4% rent · 91.6% own
• Severe rent burden: 160.0

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 (86%)
• Race & ethnicity: White 86% Hispanic / Latino 8% Two or more races 6%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Portuguese 7% Romanian 4% Slovak 4%
• Foreign-born: 5% · Canada
• Languages at home: 96% English-only · Spanish 3%

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: ▼ -122.27%
• Current HPI: 255.6958
• Rent YoY: —
• 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

1 event — show timeline

• 2026-05-21 Listed $150,000 ARMLS