800 W Apache Trl #24 · Apache Junction, AZ 85120

$13,000

2 bd · 1.0 ba · 600 sqft · Manufactured · 99 Days on market

Built 1973 Est $25k · 47% under ↓ 40% since listing

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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 +15.0/30.0
• ARV discount +15.0/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Livability +3.3/5.0
• Condition / age +2.5/5.0
• Rent growth +1.6/5.0
• Schools +1.5/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to your next cozy retreat in the vibrant 55+ community of Skyhaven Estates! Thoughtfully furnished 2-bedroom mobile home is so charming with the comfort and convenience of wood-look floors that flow through a warm and inviting living room. The kitchen shines with matching appliances, crisp white cabinetry, and a breakfast bar just perfect for morning coffee or evening chats. Both bedrooms promise restful nights with a recently updated bath and step in shower! The covered patio offers a breezy spot to relax. Not one, but three sheds add extra storage, making life easier. Close to dining, shopping, and everyday essentials. This gem is ready to bring you home!

Key facts

• Three storage sheds
• 2 parking spots
• Community pool

Tags

• SKYHAVEN ESTATES COMMUNITY
• NEWLY REMODELED SHOWER
• HUGE OUTDOOR COVERED PATIO
• THREE STORAGE SHEDS

Property features AI

Finance

• HOA & community: Monthly land lease: $995; Association covers electricity, sewer, water, trash, street maintenance and grounds maintenance; Community amenities include pool, community spa (heated), pickleball and tennis courts, biking/walking paths

Exterior

• Parking: 2 covered parking spaces; 2 carport spaces
• Utilities: City water; Public sewer; Other utilities
• Home design: Manufactured/mobile home; Leasehold ownership
• Construction: Aluminum siding; Wood frame construction; Metal roof; Building area reported by owner
• Exterior features: Mountain view; Shed(s); Desert front; Private maintained road

Interior

• Kitchen: Non-laminate counters
• Bedrooms: Space for 2 bedrooms (possible)
• Flooring: Laminate; Linoleum
• Bathrooms: 1 full bathroom
• Heating & cooling: Heat pump heating and cooling; Central air
• Interior features: Eat-in kitchen; Refrigerator
• Laundry & utility: Community laundry

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $13k.

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 $13k).
• Recommended offer: $12k (9.0% below list) — sets the bar for market timing.
• Cap rate 107.9% 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: Four Peaks Elementary School (math 12% / reading 17%, grade F, #898 of 1,109 statewide, top 83%, 498 students, 73% 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 57% FRL track the district average.
• Market conditions: Rents falling (-3.5%/yr); 468 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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 31% 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 $90 of loan paydown is wiped out by about $390 of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 0.0% rent growth), your $4k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 99 days — a 9% lower offer ($12k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 4y ago; this cycle's ask has dropped $9k (41%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 3→7/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $11,830 (9.0% below list)

Questions for the listing agent

1. It's been on market 99 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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?
8. 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.
9. 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.
10. 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: 11.60% ✓
• Cap rate: 107.93%
• Cash-on-cash: 363.00%
• DSCR: 17.15
• GRM: 0.7

CMA / ARV

• ARV (on-the-fly): $24,600
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
800 W Apache Trl #60	0.00mi	2/1.5	636 (+6%)	23mo	$32,500	$51	69
800 W Apache Trl #37	0.00mi	1/1.0 (-1)	660 (+10%)	13mo	$7,500	$11	68
1560 W Superstition Blvd #8	0.72mi	2/1.0	600 (0%)	9mo	$24,500	$41	59
925 N Plaza Dr #30	0.52mi	1/1.0 (-1)	616 (+3%)	21mo	$25,000	$41	49
269 N Winchester Rd #36	0.65mi	1/1.0 (-1)	660 (+10%)	3mo	$18,000	$27	45
925 N Plaza Dr #24	0.51mi	2/1.0	684 (+14%)	9mo	$18,500	$27	45
925 N Plaza Dr #26	0.51mi	1/1.0 (-1)	528 (-12%)	9mo	$7,000	$13	44
453 N Saguaro Dr	0.74mi	2/1.0	673 (+12%)	9mo	$129,000	$192	38

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: —
• Equity multiple: 18.48×
• Total profit: $63,627
• Equity at exit: $1,938

10-year hold

• IRR: —
• Equity multiple: 36.36×
• Total profit: $128,727
• Equity at exit: $1,124

Cash invested: $3,640 (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: 0.7×

Monthly cashflow live

• Estimated rent: $1,508 high
• Mortgage (P&I): −$68
• Tax est. 1.5%: −$16 /mo · $195/yr
• Insurance: −$5
• HOA: −$0
• Vacancy / Maint / Mgmt: −$317
• Net cashflow: $1,101

Break-even live

Break-even rent $114

Max offer price $13,000

Occupancy floor 22%

Sensitivity live

Price	-10% $1,110	-5% $1,106	+0% $1,101	+5% $1,097	+10% $1,092
Rent	-10% $982	-5% $1,042	+0% $1,101	+5% $1,161	+10% $1,220
Rate	-1.0pp $1,108	-0.5pp $1,104	base $1,101	+0.5pp $1,098	+1.0pp $1,094

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: $3,250
• Closing costs: $390
• Reserves months: —
• Total cash needed: —

Rent comps 6 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	0d	12	0.83mi
135 N Palo Verde Dr Unit 8 Apache Junction, AZ	1.0	1.0	750	$925	$1.23	25d	1	0.83mi
135 N Palo Verde Dr Apache Junction, AZ	1.0	1.0	750	$915	$1.22	21d	1	0.83mi
1440 N Idaho Rd Apache Junction, AZ	1.0–2.0	1.0–1.5	1010	$1,900	$1.88	26d	3	0.86mi
960 S Mara Dr Unit 1 Apache Junction, AZ	2.0	1.0	682	$1,450	$2.13	14d	1	1.02mi
1297 E Broadway Ave Apache Junction, AZ	1.0–3.0	1.0–2.0	954	$1,937	$2.03	3d	29	1.41mi

Listing history 38 events

1. 2026-06-21
   pricedays on market $13,000 Active 99 DOM
2. 2026-06-18
   days on market $15,000 Active 96 DOM
3. 2026-06-17
   days on market $15,000 Active 95 DOM
4. 2026-06-16
   days on market $15,000 Active 94 DOM
5. 2026-06-15
   days on market $15,000 Active 93 DOM
6. 2026-06-13
   days on market $15,000 Active 91 DOM
7. 2026-06-09
   days on market $15,000 Active 87 DOM
8. 2026-06-08
   days on market $15,000 Active 86 DOM
9. 2026-06-07
   days on market $15,000 Active 85 DOM
10. 2026-06-04
    days on market $15,000 Active 82 DOM
11. 2026-06-03
    days on market $15,000 Active 81 DOM
12. 2026-06-02
    days on market $15,000 Active 80 DOM
13. 2026-06-01
    days on market $15,000 Active 79 DOM
14. 2026-05-31
    days on market $15,000 Active 78 DOM
15. 2026-05-16
    price $15,000
16. 2026-04-29
    price $17,000
17. 2026-03-19
    price $18,000
18. 2026-03-14
    listed $22,000 Active
19. 2025-10-30
    soldstatus $20,000 Closed 673-char remark

    Show marketing remark (673 chars)

    Welcome to your next cozy retreat in the vibrant 55+ community of Skyhaven Estates! Thoughtfully furnished 2-bedroom mobile home is so charming with the comfort and convenience of wood-look floors that flow through a warm and inviting living room. The kitchen shines with matching appliances, crisp white cabinetry, and a breakfast bar just perfect for morning coffee or evening chats. Both bedrooms promise restful nights with a recently updated bath and step in shower! The covered patio offers a breezy spot to relax. Not one, but three sheds add extra storage, making life easier. Close to dining, shopping, and everyday essentials. This gem is ready to bring you home!

20. 2025-10-24
    status Pending 673-char remark

    Show marketing remark (673 chars)

    Welcome to your next cozy retreat in the vibrant 55+ community of Skyhaven Estates! Thoughtfully furnished 2-bedroom mobile home is so charming with the comfort and convenience of wood-look floors that flow through a warm and inviting living room. The kitchen shines with matching appliances, crisp white cabinetry, and a breakfast bar just perfect for morning coffee or evening chats. Both bedrooms promise restful nights with a recently updated bath and step in shower! The covered patio offers a breezy spot to relax. Not one, but three sheds add extra storage, making life easier. Close to dining, shopping, and everyday essentials. This gem is ready to bring you home!

21. 2025-09-17
    listed $24,900 Active 673-char remark

    Show marketing remark (673 chars)

    Welcome to your next cozy retreat in the vibrant 55+ community of Skyhaven Estates! Thoughtfully furnished 2-bedroom mobile home is so charming with the comfort and convenience of wood-look floors that flow through a warm and inviting living room. The kitchen shines with matching appliances, crisp white cabinetry, and a breakfast bar just perfect for morning coffee or evening chats. Both bedrooms promise restful nights with a recently updated bath and step in shower! The covered patio offers a breezy spot to relax. Not one, but three sheds add extra storage, making life easier. Close to dining, shopping, and everyday essentials. This gem is ready to bring you home!

22. 2025-06-20
    soldstatus $13,000 Closed 607-char remark

    Show marketing remark (607 chars)

    Fantastic opportunity to own this fully furnished beautiful 2-bedroom mobile home nestled in a gated community in Apache Junction with stunning mountain views! Inside, you'll find a welcoming great room with abundant natural light and a mix of wood-look & tile flooring in all the right places. The eat-in kitchen boasts white cabinetry and built-in appliances for all your cooking needs. Continue outside to a charming covered patio, perfect for unwinding, along with convenient storage space for added functionality. Located near shopping, dining, and entertainment. Don't miss out and make this home!

23. 2025-06-08
    status Pending 607-char remark

    Show marketing remark (607 chars)

    Fantastic opportunity to own this fully furnished beautiful 2-bedroom mobile home nestled in a gated community in Apache Junction with stunning mountain views! Inside, you'll find a welcoming great room with abundant natural light and a mix of wood-look & tile flooring in all the right places. The eat-in kitchen boasts white cabinetry and built-in appliances for all your cooking needs. Continue outside to a charming covered patio, perfect for unwinding, along with convenient storage space for added functionality. Located near shopping, dining, and entertainment. Don't miss out and make this home!

24. 2025-05-31
    price $15,500 607-char remark

    Show marketing remark (607 chars)

    Fantastic opportunity to own this fully furnished beautiful 2-bedroom mobile home nestled in a gated community in Apache Junction with stunning mountain views! Inside, you'll find a welcoming great room with abundant natural light and a mix of wood-look & tile flooring in all the right places. The eat-in kitchen boasts white cabinetry and built-in appliances for all your cooking needs. Continue outside to a charming covered patio, perfect for unwinding, along with convenient storage space for added functionality. Located near shopping, dining, and entertainment. Don't miss out and make this home!

25. 2025-04-27
    price $16,500 607-char remark

    Show marketing remark (607 chars)

    Fantastic opportunity to own this fully furnished beautiful 2-bedroom mobile home nestled in a gated community in Apache Junction with stunning mountain views! Inside, you'll find a welcoming great room with abundant natural light and a mix of wood-look & tile flooring in all the right places. The eat-in kitchen boasts white cabinetry and built-in appliances for all your cooking needs. Continue outside to a charming covered patio, perfect for unwinding, along with convenient storage space for added functionality. Located near shopping, dining, and entertainment. Don't miss out and make this home!

26. 2025-03-26
    price $17,800 607-char remark

    Show marketing remark (607 chars)

    Fantastic opportunity to own this fully furnished beautiful 2-bedroom mobile home nestled in a gated community in Apache Junction with stunning mountain views! Inside, you'll find a welcoming great room with abundant natural light and a mix of wood-look & tile flooring in all the right places. The eat-in kitchen boasts white cabinetry and built-in appliances for all your cooking needs. Continue outside to a charming covered patio, perfect for unwinding, along with convenient storage space for added functionality. Located near shopping, dining, and entertainment. Don't miss out and make this home!

27. 2025-03-06
    listed $19,800 Active 607-char remark

    Show marketing remark (607 chars)

    Fantastic opportunity to own this fully furnished beautiful 2-bedroom mobile home nestled in a gated community in Apache Junction with stunning mountain views! Inside, you'll find a welcoming great room with abundant natural light and a mix of wood-look & tile flooring in all the right places. The eat-in kitchen boasts white cabinetry and built-in appliances for all your cooking needs. Continue outside to a charming covered patio, perfect for unwinding, along with convenient storage space for added functionality. Located near shopping, dining, and entertainment. Don't miss out and make this home!

28. 2025-02-14
    historical
29. 2025-02-07
    price $22,000
30. 2025-01-06
    price $24,000
31. 2024-12-18
    listed $25,000 Active
32. 2023-02-24
    soldstatus $24,000 Closed
33. 2023-01-30
    historical Contract Contingent on Buyer Sale
34. 2023-01-18
    price $24,000
35. 2022-12-15
    status Active
36. 2022-12-10
    status Pending
37. 2022-12-04
    historical Under Contract Accepting Backups
38. 2022-11-09
    listed $25,000 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 · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 8/10 Severe 3 d/yr ≥111°F today · 7 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: $18,090
• − Mortgage interest: −$728
• − Property taxes: −$195
• − Insurance: −$65
• − Repairs & maintenance: −$1,447
• − Management: −$1,447
• − Depreciation: −$378
• Taxable income: $13,829
• Est. tax owed @ 24.0%: −$3,319
• After-tax cash flow: $9,894/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): 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

-40.0% since first listed

24 events — show timeline

• 2026-05-16 Price Changed $15,000 ARMLS
• 2026-04-29 Price Changed $17,000 ARMLS
• 2026-03-19 Price Changed $18,000 ARMLS
• 2026-03-14 Listed $22,000 ARMLS
• 2025-10-30 Sold (MLS) $20,000 ARMLS
• 2025-10-24 Pending — ARMLS
• 2025-09-17 Listed $24,900 ARMLS
• 2025-06-20 Sold (MLS) $13,000 ARMLS
• 2025-06-08 Pending — ARMLS
• 2025-05-31 Price Changed $15,500 ARMLS
• 2025-04-27 Price Changed $16,500 ARMLS
• 2025-03-26 Price Changed $17,800 ARMLS
• 2025-03-06 Listed $19,800 ARMLS
• 2025-02-14 Listing Removed — ARMLS
• 2025-02-07 Price Changed $22,000 ARMLS
• 2025-01-06 Price Changed $24,000 ARMLS
• 2024-12-18 Listed $25,000 ARMLS
• 2023-02-24 Sold (MLS) $24,000 ARMLS
• 2023-01-30 Contingent — ARMLS
• 2023-01-18 Price Changed $24,000 ARMLS
• 2022-12-15 Relisted — ARMLS
• 2022-12-10 Pending — ARMLS
• 2022-12-04 Contingent — ARMLS
• 2022-11-09 Listed $25,000 ARMLS