1363 N Plaza Dr #41 · Apache Junction, AZ 85120

$63,000

1 bd · 1.0 ba · 400 sqft · Manufactured · 12 Days on market

Manufactured home Built 2024 Good condition 1,000 sqft lot $158/sqft · 53% below area

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Why this score? — see what drove the C+ 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
• DSCR +10.0/10.0
• 1% rule +9.0/10.0
• ARV discount +7.5/15.0
• Condition / age +4.0/5.0
• Livability +3.3/5.0
• Appreciation +2.5/10.0
• Rent growth +1.6/5.0
• Schools +1.5/10.0
• Manufactured-home adj. -5.6

Listing remarks

This charming mobile home is the one for you! You'll be welcomed with a cozy front porch and practical carport parking. Inside, you'll find sizable living spaces filled with natural light, featuring tile flooring, vaulted ceilings promoting an airy feel, and neutral paint throughout. Prepare delicious meals in the bright kitchen, complete with shaker-style cabinets adorned with crown molding, spacious counters, and built-in appliances. Ideal for those seeking comfortable and easy-maintenance living, this lovely home features 1 bedroom and 1 bathroom. Out back, you'll have a dog run for added convenience + storage shed with washer and dryer.

Key facts

• Front porch
• Carport parking
• Tile flooring

Tags

• FRONT PORCH
• CARPORT PARKING
• TILE FLOORING
• VAULTED CEILINGS
• SHAKER-STYLE CABINETS
• CROWN MOLDING

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath manufactured listed at $63k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $264 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($885 rent vs $63k).
• Cap rate 11.3% vs local median 3.1% 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); 637 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $436 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 0.0% rent growth), your $18k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.

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 $63,000

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 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?
3. 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?
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: 1.40% ✓
• Cap rate: 11.32%
• Cash-on-cash: 17.95%
• DSCR: 1.80
• GRM: 5.9

CMA / ARV

• ARV (median comp): $134,000
• List price: $63,000
• Delta: -52.99%
• Verdict: UNDERPRICED
• Comps: 10 within 2.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1185 W Klamath Ave	1.48mi	1/1.0	400 (0%)	7mo	$113,000	$283	60
1206 W Klamath Dr	1.48mi	1/1.0	409 (+2%)	4mo	$138,000	$337	58
2044 S Ute Dr	1.47mi	1/1.0	400 (0%)	19mo	$145,000	$363	49
1550 W Yurok Ave	1.34mi	1/1.0	400 (0%)	28mo	$148,500	$371	45
900 S Idaho Rd Unit 45A	1.37mi	1/1.0	400 (0%)	28mo	$25,000	$63	45
999 W Broadway Ave Unit B40	1.49mi	1/1.0	400 (0%)	31mo	$55,000	$138	45
1700 W Shiprock St #58	0.89mi	1/1.0	399 (-0%)	30mo	$66,000	$165	45
1519 S Omaha Dr	1.49mi	1/1.0	397 (-1%)	29mo	$135,000	$340	44
1560 W Superstition Blvd #21	0.89mi	1/1.0	444 (+11%)	6mo	$20,000	$45	41
2072 W Klamath Ave	1.48mi	1/2.0	446 (+12%)	5mo	$170,000	$381	38
1260 S Shoshone Dr	1.47mi	2/1.5 (+1)	405 (+1%)	24mo	$208,000	$514	36
800 W Apache Trl Unit 56A	0.72mi	1/1.0	484 (+21%)	28mo	$11,600	$24	21

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: 6.1%
• Equity multiple: 1.23×
• Total profit: $4,016
• Equity at exit: $9,394

10-year hold

• IRR: 12.6%
• Equity multiple: 1.86×
• Total profit: $15,166
• Equity at exit: $5,447

Cash invested: $17,640 (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: 637
• Price-to-rent: 5.9×

Monthly cashflow live

• Estimated rent: $885 medium
• Mortgage (P&I): −$330
• Tax est. 1.5%: −$79 /mo · $945/yr
• Insurance: −$26
• HOA: −$0
• Lot rent leased land?: −$0
• Vacancy / Maint / Mgmt: −$186
• Net cashflow: $264

Break-even live

Break-even rent $551

Max offer price $63,000

Occupancy floor 65%

Sensitivity live

Price	-10% $307	-5% $286	+0% $264	+5% $242	+10% $220
Rent	-10% $194	-5% $229	+0% $264	+5% $299	+10% $334
Rate	-1.0pp $296	-0.5pp $280	base $264	+0.5pp $248	+1.0pp $231

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: $15,750
• Closing costs: $1,890
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
432 E 9th Ave Unit 6 Apache Junction, AZ	—	1.0	370	$975	$2.64	74d	1	1.45mi

Property features AI

Finance

• Other: Lot approximately 1,000 (source: not available)
• Financial info: Property in a land-lease community
• HOA & community: Land lease: $525 monthlyNo association fees included

Exterior

• Parking: Covered parking space (1)Carport space (1)
• Security: Gated community
• Utilities: City waterPublic sewer
• Home design: Manufactured/mobile homeLeasehold ownershipAsphalt road access
• Construction: Vertical sidingWood frame constructionPainted exteriorComposition roofBuilding area per builder
• Exterior features: Shed(s)StoragePartial fencingGravel/stone front and backPrivate maintained road

Interior

• Kitchen: Built-in microwaveRefrigeratorLaminate countertops
• Bedrooms: Potential for 1 bedroom
• Flooring: Vinyl flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Electric heatingCentral airCeiling fan(s)
• Interior features: High-speed internetNo interior stepsVaulted ceilingsDual-pane windowsLaminate counters
• Laundry & utility: Laundry located in garage

Listing history 1 events

1. 2026-05-13
   listed $63,000 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 (shaded) · 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: $10,621
• − Mortgage interest: −$3,529
• − Property taxes: −$945
• − Insurance: −$315
• − Repairs & maintenance: −$850
• − Management: −$850
• − Depreciation: −$1,833
• Taxable income: $2,300
• Est. tax owed @ 24.0%: −$552
• After-tax cash flow: $2,614/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

Good 80/100 Cosmetic rehab Est. rehab $2,000–$6,000 screening

This charming mobile home is move-in ready with a good condition score and minimal repairs needed. It offers a good ROI with updates that can significantly increase its value.

Value-add opportunities

• Both Painting exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics. ↑
• Both Landscaping improvements — Enhances curb appeal and adds value to the property. ↑
• Both New flooring in high-traffic areas — Fresh flooring improves aesthetics and reduces maintenance costs. ↑
• Both Upgrading kitchen appliances — Modern appliances enhance functionality and appeal to potential buyers/renters. ↑

ⓘ 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 15/100

Zoned Schools

Elementary Four Peaks Elementary School F AZ #898/1,109 Nat'l #36,758/41,679 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): 31,191
• Household income: $57,786
• Rent vs Own: 17.8% rent · 82.2% own
• Severe rent burden: 14% 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 (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%

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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: ▼ -128.31%
• Current HPI: 313.4666
• Rent YoY: ▼ -3.50%
• 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

• Other: Lot approximately 1,000 (source: not available)
• Financial info: Property in a land-lease community
• HOA & community: Land lease: $525 monthlyNo association fees included

Exterior

• Parking: Covered parking space (1)Carport space (1)
• Security: Gated community
• Utilities: City waterPublic sewer
• Home design: Manufactured/mobile homeLeasehold ownershipAsphalt road access
• Construction: Vertical sidingWood frame constructionPainted exteriorComposition roofBuilding area per builder
• Exterior features: Shed(s)StoragePartial fencingGravel/stone front and backPrivate maintained road

Interior

• Kitchen: Built-in microwaveRefrigeratorLaminate countertops
• Bedrooms: Potential for 1 bedroom
• Flooring: Vinyl flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Electric heatingCentral airCeiling fan(s)
• Interior features: High-speed internetNo interior stepsVaulted ceilingsDual-pane windowsLaminate counters
• Laundry & utility: Laundry located in garage

Price history

2 events — show timeline

• 2026-05-26 Listing Removed — ARMLS
• 2026-05-13 Listed $63,000 ARMLS