2400 E Baseline Ave #153 · Apache Junction, AZ 85119

$90,000

2 bd · 2.0 ba · 1,056 sqft · Manufactured · 84 Days on market

Built 1996 Est $112k · 20% under ↓ 35% 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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.3/5.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Schools +1.5/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Seller is MOTIVATED! BRING ALL OFFERS including TRADE of lien free running RV or real property!! Fall in love with this lovingly cared for two bedroom two bath home located in the resort-style Arizona 55+ living community of Ranch Mirage. The outside and inside of the home was painted with Behr-marquee in 2022. Enjoy looking at the Superstition mountains from your screened in porch. Low maintenance landscaping ensures you have time to enjoy the many amenities the community has to offer.

Key facts

• Gated community
• Private backyard
• Arizona room

Tags

• GATED COMMUNITY
• NEW AIR CONDITIONER
• NEW ROOF
• UNDERGROUND IRRIGATION SYSTEM
• ARIZONA ROOM
• PRIVATE BACKYARD

Property features AI

Finance

• Other: Lot size not available
• Financial info: Monthly land lease amount applies
• HOA & community: Land lease community (monthly land lease fee applies); Association covers grounds maintenance and street maintenance; No visible trucks/trailers/RVs/boats allowed; Community amenities include pool, heated community spa, pickleball, tennis courts, fitness center, community media room, biking/walking paths

Exterior

• Parking: 2 covered parking spaces; 2 carport spaces
• Security: Gated community
• Utilities: City water; Public sewer
• Home design: Manufactured/mobile home; Leasehold ownership
• Construction: Lap siding and cement siding over wood frame; Composition roof
• Exterior features: Screened-in patio; Shed(s); Sprinklers in front and rear with automatic timers; Gravel/stone front and back; City-maintained road; Mountain views

Interior

• Kitchen: Built-in microwave; Laminate counters; Refrigerator; Dishwasher; Garbage disposal; Pantry
• Bedrooms: 2 possible bedrooms
• Flooring: Carpet; Linoleum
• Bathrooms: 2 full bathrooms
• Heating & cooling: Heat pump heating and cooling; Ceiling fans; Programmable thermostat
• Interior features: High-speed internet; Breakfast bar; No interior steps; Vaulted ceilings; Pantry; Full bath in master bedroom; Dual-pane windows
• Laundry & utility: Inside laundry

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $90k.

Deal economics

• At list price, monthly cash flow is $966 ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $90k).
• Recommended offer: $85k (6.0% below list) — sets the bar for market timing.
• Cap rate 19.2% 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; 4 comparable units currently listed for rent nearby; rentals leasing fast (median 13d on market — plan ~1-2 weeks tenant-placement turnaround); 9,504 units permitted in Pinal County in 2024 (776 in 5+ unit buildings).
• This rent runs 34% of the median local income ($72k/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 $622 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 1.6% rent growth), your $25k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 84 days — a 6% lower offer ($85k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 3y ago; this cycle's ask has dropped $10k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $84,600 (6.0% below list)

Questions for the listing agent

1. It's been on market 84 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 2.23% ✓
• Cap rate: 19.18%
• Cash-on-cash: 46.02%
• DSCR: 3.05
• GRM: 3.7

CMA / ARV

• ARV (on-the-fly): $111,936
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2400 E Baseline Ave #112	0.00mi	2/2.0	1,056 (0%)	15mo	$112,300	$106	88
2400 E Baseline Ave #94	0.13mi	2/2.0	1,104 (+4%)	7mo	$125,000	$113	81
3355 S Cortez Rd #55	0.09mi	2/2.0	1,128 (+7%)	10mo	$81,500	$72	76
2400 E Baseline Ave #81	0.00mi	2/2.0	1,152 (+9%)	12mo	$129,000	$112	75
3500 S Tomahawk Rd #198	0.72mi	2/2.0	1,056 (0%)	9mo	$75,000	$71	59
3500 S Tomahawk Rd #133	0.66mi	2/2.0	1,056 (0%)	14mo	$74,900	$71	57
3301 S Goldfield Rd #2006	0.62mi	2/2.0	968 (-8%)	2mo	$135,000	$139	56
3301 S Goldfield Rd #4066	0.67mi	2/2.0	1,140 (+8%)	2mo	$140,000	$123	54
3301 S Goldfield Rd #2019	0.73mi	2/2.0	946 (-10%)	4mo	$95,000	$100	45
3700 S Tomahawk Rd #22	0.72mi	3/2.0 (+1)	960 (-9%)	2mo	$57,500	$60	44
2884 S Acacia Rd	0.60mi	3/2.0 (+1)	900 (-15%)	0mo	$155,000	$172	42
3500 S Tomahawk Rd #178	0.66mi	2/1.0	910 (-14%)	12mo	$62,000	$68	32

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: 41.6%
• Equity multiple: 2.75×
• Total profit: $44,149
• Equity at exit: $13,419

10-year hold

• IRR: 47.1%
• Equity multiple: 5.22×
• Total profit: $106,456
• Equity at exit: $7,782

Cash invested: $25,200 (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: 3.7×

Monthly cashflow live

• Estimated rent: $2,011 medium
• Mortgage (P&I): −$472
• Tax est. 1.5%: −$112 /mo · $1,350/yr
• Insurance: −$38
• HOA: −$0
• Vacancy / Maint / Mgmt: −$422
• Net cashflow: $966

Break-even live

Break-even rent $787

Max offer price $90,000

Occupancy floor 47%

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: $22,500
• Closing costs: $2,700
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3333 S Conestoga Rd Apache Junction, AZ	3.0	2.0	1387	$2,900	$2.09	24d	1	0.29mi
3448 S Chaparral Rd Apache Junction, AZ	3.0	2.0	1186	$1,848	$1.56	11d	1	0.33mi
1540 E 25th Ave Apache Junction, AZ	2.0	1.0	850	$995	$1.17	12d	1	1.01mi
700 E Quail Ave Apache Junction, AZ	3.0	2.0	1168	$1,795	$1.54	5d	1	1.46mi

Listing history 18 events

1. 2026-06-07
   statusdays on market $90,000 Pending 84 DOM
2. 2026-06-04
   days on market $90,000 Active 83 DOM
3. 2026-06-03
   days on market $90,000 Active 82 DOM
4. 2026-06-02
   days on market $90,000 Active 81 DOM
5. 2026-06-01
   days on market $90,000 Active 80 DOM
6. 2026-05-31
   days on market $90,000 Active 79 DOM
7. 2026-04-30
   price $90,000
8. 2026-03-13
   listed $100,000 Active
9. 2026-01-05
   historical
10. 2025-06-10
    price $115,000
11. 2025-04-08
    listed $124,900 Active
12. 2023-06-27
    soldstatus $105,000 Closed 491-char remark

    Show marketing remark (491 chars)

    Seller is MOTIVATED! BRING ALL OFFERS including TRADE of lien free running RV or real property!! Fall in love with this lovingly cared for two bedroom two bath home located in the resort-style Arizona 55+ living community of Ranch Mirage. The outside and inside of the home was painted with Behr-marquee in 2022. Enjoy looking at the Superstition mountains from your screened in porch. Low maintenance landscaping ensures you have time to enjoy the many amenities the community has to offer.

13. 2023-06-14
    status Pending 491-char remark

    Show marketing remark (491 chars)

    Seller is MOTIVATED! BRING ALL OFFERS including TRADE of lien free running RV or real property!! Fall in love with this lovingly cared for two bedroom two bath home located in the resort-style Arizona 55+ living community of Ranch Mirage. The outside and inside of the home was painted with Behr-marquee in 2022. Enjoy looking at the Superstition mountains from your screened in porch. Low maintenance landscaping ensures you have time to enjoy the many amenities the community has to offer.

14. 2023-04-05
    price $115,333 491-char remark

    Show marketing remark (491 chars)

    Seller is MOTIVATED! BRING ALL OFFERS including TRADE of lien free running RV or real property!! Fall in love with this lovingly cared for two bedroom two bath home located in the resort-style Arizona 55+ living community of Ranch Mirage. The outside and inside of the home was painted with Behr-marquee in 2022. Enjoy looking at the Superstition mountains from your screened in porch. Low maintenance landscaping ensures you have time to enjoy the many amenities the community has to offer.

15. 2023-03-07
    price $115,555 491-char remark

    Show marketing remark (491 chars)

    Seller is MOTIVATED! BRING ALL OFFERS including TRADE of lien free running RV or real property!! Fall in love with this lovingly cared for two bedroom two bath home located in the resort-style Arizona 55+ living community of Ranch Mirage. The outside and inside of the home was painted with Behr-marquee in 2022. Enjoy looking at the Superstition mountains from your screened in porch. Low maintenance landscaping ensures you have time to enjoy the many amenities the community has to offer.

16. 2023-02-10
    price $117,777 491-char remark

    Show marketing remark (491 chars)

    Seller is MOTIVATED! BRING ALL OFFERS including TRADE of lien free running RV or real property!! Fall in love with this lovingly cared for two bedroom two bath home located in the resort-style Arizona 55+ living community of Ranch Mirage. The outside and inside of the home was painted with Behr-marquee in 2022. Enjoy looking at the Superstition mountains from your screened in porch. Low maintenance landscaping ensures you have time to enjoy the many amenities the community has to offer.

17. 2023-01-18
    price $137,777 491-char remark

    Show marketing remark (491 chars)

    Seller is MOTIVATED! BRING ALL OFFERS including TRADE of lien free running RV or real property!! Fall in love with this lovingly cared for two bedroom two bath home located in the resort-style Arizona 55+ living community of Ranch Mirage. The outside and inside of the home was painted with Behr-marquee in 2022. Enjoy looking at the Superstition mountains from your screened in porch. Low maintenance landscaping ensures you have time to enjoy the many amenities the community has to offer.

18. 2023-01-13
    listed $138,500 Active 491-char remark

    Show marketing remark (491 chars)

    Seller is MOTIVATED! BRING ALL OFFERS including TRADE of lien free running RV or real property!! Fall in love with this lovingly cared for two bedroom two bath home located in the resort-style Arizona 55+ living community of Ranch Mirage. The outside and inside of the home was painted with Behr-marquee in 2022. Enjoy looking at the Superstition mountains from your screened in porch. Low maintenance landscaping ensures you have time to enjoy the many amenities the community has to offer.

ⓘ 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: $24,128
• − Mortgage interest: −$5,041
• − Property taxes: −$1,350
• − Insurance: −$450
• − Repairs & maintenance: −$1,930
• − Management: −$1,930
• − Depreciation: −$2,618
• Taxable income: $10,808
• Est. tax owed @ 24.0%: −$2,594
• After-tax cash flow: $9,004/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): 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

-35.0% since first listed

12 events — show timeline

• 2026-04-30 Price Changed $90,000 ARMLS
• 2026-03-13 Listed $100,000 ARMLS
• 2026-01-05 Listing Removed — ARMLS
• 2025-06-10 Price Changed $115,000 ARMLS
• 2025-04-08 Listed $124,900 ARMLS
• 2023-06-27 Sold (MLS) $105,000 ARMLS
• 2023-06-14 Pending — ARMLS
• 2023-04-05 Price Changed $115,333 ARMLS
• 2023-03-07 Price Changed $115,555 ARMLS
• 2023-02-10 Price Changed $117,777 ARMLS
• 2023-01-18 Price Changed $137,777 ARMLS
• 2023-01-13 Listed $138,500 ARMLS