980 E Broadway Ave #13 · Apache Junction, AZ 85119

$39,999

2 bd · 2.0 ba · 960 sqft · Manufactured · 113 Days on market

Manufactured home Built 1988 Good condition $42/sqft · 41% below area Est $68k · 41% under ↓ 8% since listing

---

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
• Condition / age +4.0/5.0
• Livability +3.3/5.0
• Rent growth +2.9/5.0
• Appreciation +2.5/10.0
• Schools +1.7/10.0
• Manufactured-home adj. -6.4

Listing remarks

Welcome to a quiet, tight-knit retirement community offering stunning views of the Superstition Mountains and a true sense of Arizona living. Ideally located near Old West Marketplace, USPS services, KOA campgrounds, local saloons, and more! This community provides the perfect balance of peaceful surroundings while still being close to everyday conveniences. Enjoy an active lifestyle with community amenities including a heated pool, spa, clubhouse, and pickleball courts--perfect for embracing the retirement lifestyle. This beautifully updated home features a highly desirable split-bedroom floor plan, offering maximum privacy with a bathroom for each bedroom.

Key facts

• Accessible ramp
• Pickleball courts
• New cortec flooring

Tags

• HEATED POOL
• PICKLEBALL COURTS
• ACCESSIBLE RAMP
• NEW CORTEC FLOORING
• FULLY REMODELED BATHROOMS
• UPDATED ELECTRICAL SYSTEMS

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $40k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $590 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $40k).
• Recommended offer: $36k (9.0% below list) — sets the bar for market timing.
• Cap rate 24.0% 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: Desert Vista Elementary School (math 18% / reading 23%, grade F, #729 of 1,109 statewide, top 67%, 536 students, 50% 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 49% FRL track the district average.
• Market conditions: Rents rising (+1.6%/yr); 428 active listings in the ZIP; 28 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $276 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 $11k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 113 days — a 9% lower offer ($36k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk; extreme-heat days projected 3→9/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $36,399 (9.0% below list)

Questions for the listing agent

1. It's been on market 113 days. Have you received any prior offers? Is the seller open to a 9% 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: 2.74% ✓
• Cap rate: 23.98%
• Cash-on-cash: 63.19%
• DSCR: 3.81
• GRM: 3.0

CMA / ARV

• ARV (median comp): $68,000
• List price: $39,999
• Delta: -41.18%
• Verdict: UNDERPRICED
• Comps: 17 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
980 E Broadway Ave #46	0.05mi	2/2.0	960 (0%)	5mo	$49,000	$51	93
980 E Broadway Ave #37	0.00mi	3/2.0 (+1)	990 (+3%)	11mo	$60,000	$61	80
1050 E Broadway Ave #42	0.11mi	2/2.0	924 (-4%)	16mo	$39,900	$43	76
980 E Broadway Ave #34	0.00mi	2/2.0	1,056 (+10%)	9mo	$49,990	$47	76
980 E Broadway Ave #3	0.05mi	2/1.0	904 (-6%)	12mo	$36,000	$40	74
1277 S Shawnee Dr	0.70mi	1/2.0 (-1)	914 (-5%)	9mo	$236,000	$258	47
126 S Tomahawk Rd #96	0.53mi	2/2.0	1,056 (+10%)	15mo	$52,500	$50	46
269 N Winchester Rd #66	0.64mi	2/1.0	840 (-12%)	3mo	$55,000	$65	43
1725 E 2nd Ave	0.56mi	2/1.8	879 (-8%)	23mo	$278,000	$316	40

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: 60.6%
• Equity multiple: 3.64×
• Total profit: $29,539
• Equity at exit: $5,964

10-year hold

• IRR: 64.7%
• Equity multiple: 7.07×
• Total profit: $67,951
• Equity at exit: $3,458

Cash invested: $11,200 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 12 active · 2 under contract
• Months of supply: 8.0 mo (12%/mo absorbed)
• Median asking: $207,500 ($232/sqft)
• Median days on market: 131 d
• This list price: 25% of active listings are priced below it
• ARV vs active asking: -69.4% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 85119

• Home prices YoY: -33.5%
• Rents YoY: 1.6%
• Active inventory: 428
• Price-to-rent: 3.0×

Monthly cashflow live

• Estimated rent: $1,096 high
• Mortgage (P&I): −$210
• Tax est. 1.5%: −$50 /mo · $600/yr
• Insurance: −$17
• HOA: −$0
• Lot rent leased land?: −$0
• Vacancy / Maint / Mgmt: −$230
• Net cashflow: $590

Break-even live

Break-even rent $350

Max offer price $39,999

Occupancy floor 41%

Sensitivity live

Price	-10% $617	-5% $604	+0% $590	+5% $576	+10% $562
Rent	-10% $503	-5% $546	+0% $590	+5% $633	+10% $676
Rate	-1.0pp $610	-0.5pp $600	base $590	+0.5pp $579	+1.0pp $569

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: $10,000
• Closing costs: $1,200
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 28 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
975 S Royal Palm Rd Apache Junction, AZ	2.0–3.0	2.0	1000	$1,395	$1.40	0d	13	0.20mi
522 E 9th Ave Unit 3 Apache Junction, AZ	2.0	2.0	700	$1,195	$1.71	0d	1	0.30mi
522 E 9th Ave Apache Junction, AZ	2.0	1.0	700	$1,195	$1.71	0d	1	0.30mi
1297 E Broadway Ave Apache Junction, AZ	1.0–2.0	1.0–2.0	926	$2,350	$2.54	0d	24	0.33mi
452 E 10th Ave Unit 104 Apache Junction, AZ	2.0	1.0	783	$1,000	$1.28	71d	1	0.37mi
483 E 10th Ave Apt C Apache Junction, AZ	2.0	1.0	720	$1,100	$1.53	35d	1	0.39mi
451 E 10th Ave Unit 2 Apache Junction, AZ	2.0	1.0	850	$1,199	$1.41	3d	1	0.40mi
111 S Outpost Rd Unit 4 Apache Junction, AZ	2.0	1.0	775	$1,175	$1.52	73d	1	0.51mi
695 E Superstition Blvd Apache Junction, AZ	1.0–3.0	1.0–2.0	983	$1,935	$1.97	0d	12	0.87mi
499 E Navajo Ave Unit 4 Apache Junction, AZ	2.0	1.0	750	$1,250	$1.67	0d	1	0.91mi
501 E Quail Ave Apache Junction, AZ	2.0	1.0	720	$1,150	$1.60	28d	1	1.07mi
501 E Quail Ave Apache Junction, AZ	2.0	1.0	720	$1,150	$1.60	54d	1	1.07mi
457 E Quail Ave Unit 3 Apache Junction, AZ	2.0	1.0	780	$1,250	$1.60	34d	1	1.07mi
403 E Quail Ave Apache Junction, AZ	2.0	1.0	800	$1,350	$1.69	54d	1	1.08mi
800 W Apache Trl Lot 38 Apache Junction, AZ	2.0	1.0	560	$1,129	$2.02	26d	1	1.12mi
2061 S Apache Dr Unit 1 Apache Junction, AZ	2.0	1.0	800	$995	$1.24	8d	1	1.15mi
2061 S Apache Dr Unit 1 Apache Junction, AZ	2.0	1.0	800	$995	$1.24	21d	1	1.15mi
1540 E 25th Ave Apache Junction, AZ	2.0	1.0	850	$995	$1.17	62d	1	1.19mi
2560 S Yavapai Rd Unit 2 Apache Junction, AZ	2.0	1.0	800	$1,300	$1.62	38d	1	1.22mi
2580 S Yavapai Rd Unit 2 Apache Junction, AZ	2.0	1.0	840	$1,300	$1.55	23d	1	1.24mi
1882 S Monterey Dr Apt 202 Apache Junction, AZ	2.0	1.0	800	$1,150	$1.44	21d	1	1.24mi
925 N Plaza Dr #22 Apache Junction, AZ	1.0	1.0	540	$1,229	$2.28	21d	1	1.25mi
925 N Plaza Dr #92 Apache Junction, AZ	2.0	2.0	672	$1,449	$2.16	26d	1	1.29mi
2692 S Yavapai Rd Unit 3 Apache Junction, AZ	2.0	1.0	850	$1,400	$1.65	8d	1	1.30mi
878 E Graham Ln Apache Junction, AZ	2.0	2.0	938	$1,595	$1.70	23d	1	1.36mi
1551 E 28th Ave Unit 1 Apache Junction, AZ	2.0	1.0	840	$1,200	$1.43	17d	1	1.42mi
1440 N Idaho Rd Apache Junction, AZ	1.0–2.0	1.0–1.5	1010	$1,800	$1.78	14d	2	1.47mi
1153 W Diamond Ave Apache Junction, AZ	3.0	2.0	1056	$1,885	$1.79	0d	1	1.49mi

Property features AI

Finance

• HOA & community: Land lease (monthly)Land lease fee $995 per monthAssociation covers grounds maintenance and trashCommunity poolPickleball courtsCommunity spaFitness center

Exterior

• Parking: 1 covered parking space1 open parking space1 carport space
• Utilities: City waterPublic sewer
• Home design: Manufactured/mobile homeLeasehold ownershipMountain view
• Construction: Wood sidingWood frame constructionFoam roof
• Exterior features: Shed(s)Gravel/stone front and backStorage

Interior

• Kitchen: Built-in microwaveRefrigeratorDishwasherDisposalPantry
• Bedrooms: 2 possible bedrooms
• Flooring: Vinyl flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heatingCentral air conditioning
• Interior features: Eat-in kitchenVaulted ceilingsPantryFull bath in primary bedroomStorage

Listing history 50 events

1. 2026-08-08
   days on market $39,999 Active 113 DOM
2. 2026-08-06
   days on market $39,999 Active 111 DOM
3. 2026-08-05
   days on market $39,999 Active 110 DOM
4. 2026-08-04
   days on market $39,999 Active 109 DOM
5. 2026-08-03
   days on market $39,999 Active 108 DOM
6. 2026-07-31
   days on market $39,999 Active 105 DOM
7. 2026-07-30
   days on market $39,999 Active 104 DOM
8. 2026-07-30
   days on market $39,999 Active 103 DOM
9. 2026-07-28
   pricedays on market $39,999 Active 102 DOM
10. 2026-07-26
    days on market $44,500 Active 100 DOM
11. 2026-07-24
    days on market $44,500 Active 98 DOM
12. 2026-07-23
    days on market $44,500 Active 97 DOM
13. 2026-07-22
    price $44,500 Active 96 DOM
14. 2026-07-22
    days on market $49,000 Active 96 DOM
15. 2026-07-21
    days on market $49,000 Active 95 DOM
16. 2026-07-20
    days on market $49,000 Active 94 DOM
17. 2026-07-18
    days on market $49,000 Active 92 DOM
18. 2026-07-18
    pricedays on market $49,000 Active 91 DOM
19. 2026-07-16
    days on market $59,999 Active 90 DOM
20. 2026-07-15
    days on market $59,999 Active 89 DOM
21. 2026-07-14
    days on market $59,999 Active 88 DOM
22. 2026-07-13
    days on market $59,999 Active 87 DOM
23. 2026-07-13
    days on market $59,999 Active 86 DOM
24. 2026-07-11
    days on market $59,999 Active 85 DOM
25. 2026-07-10
    days on market $59,999 Active 84 DOM
26. 2026-07-09
    days on market $59,999 Active 83 DOM
27. 2026-07-07
    days on market $59,999 Active 81 DOM
28. 2026-07-06
    days on market $59,999 Active 80 DOM
29. 2026-07-06
    days on market $59,999 Active 79 DOM
30. 2026-07-05
    days on market $59,999 Active 78 DOM
31. 2026-07-03
    days on market $59,999 Active 77 DOM
32. 2026-07-02
    days on market $59,999 Active 76 DOM
33. 2026-07-01
    days on market $59,999 Active 75 DOM
34. 2026-06-30
    days on market $59,999 Active 74 DOM
35. 2026-06-29
    days on market $59,999 Active 73 DOM
36. 2026-06-28
    days on market $59,999 Active 72 DOM
37. 2026-06-27
    days on market $59,999 Active 71 DOM
38. 2026-06-26
    days on market $59,999 Active 70 DOM
39. 2026-06-24
    days on market $59,999 Active 68 DOM
40. 2026-06-22
    days on market $59,999 Active 66 DOM
41. 2026-06-21
    days on market $59,999 Active 65 DOM
42. 2026-06-18
    days on market $59,999 Active 62 DOM
43. 2026-06-17
    days on market $59,999 Active 61 DOM
44. 2026-06-16
    days on market $59,999 Active 60 DOM
45. 2026-06-15
    days on market $59,999 Active 59 DOM
46. 2026-06-13
    days on market $59,999 Active 57 DOM
47. 2026-06-09
    days on market $59,999 Active 53 DOM
48. 2026-06-08
    days on market $59,999 Active 52 DOM
49. 2026-06-07
    days on market $59,999 Active 51 DOM
50. 2026-06-04
    days on market $59,999 Active 48 DOM

ⓘ 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 3 d/yr ≥111°F today · 9 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: $13,157
• − Mortgage interest: −$2,241
• − Property taxes: −$600
• − Insurance: −$200
• − Repairs & maintenance: −$1,053
• − Management: −$1,053
• − Depreciation: −$1,164
• Taxable income: $6,847
• Est. tax owed @ 24.0%: −$1,643
• After-tax cash flow: $5,433/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 $4,800–$14,400 screening

This well-maintained mobile home is move-in ready with updated appliances and flooring. It offers a good return on investment with minor updates to enhance curb appeal and functionality.

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 ↑
• Both New flooring in bathrooms — Modernizes bathrooms and improves functionality ↑

ⓘ 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 17/100

Zoned Schools

Elementary Desert Vista Elementary School F AZ #729/1,109 Nat'l #33,158/41,679 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): 25,420
• Household income: $71,585
• Rent vs Own: 20.1% rent · 79.9% own
• Severe rent burden: 12% of renters

---

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

Property features AI

Finance

• HOA & community: Land lease (monthly)Land lease fee $995 per monthAssociation covers grounds maintenance and trashCommunity poolPickleball courtsCommunity spaFitness center

Exterior

• Parking: 1 covered parking space1 open parking space1 carport space
• Utilities: City waterPublic sewer
• Home design: Manufactured/mobile homeLeasehold ownershipMountain view
• Construction: Wood sidingWood frame constructionFoam roof
• Exterior features: Shed(s)Gravel/stone front and backStorage

Interior

• Kitchen: Built-in microwaveRefrigeratorDishwasherDisposalPantry
• Bedrooms: 2 possible bedrooms
• Flooring: Vinyl flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heatingCentral air conditioning
• Interior features: Eat-in kitchenVaulted ceilingsPantryFull bath in primary bedroomStorage

Price history

-7.7% since first listed

2 events — show timeline

• 2026-05-28 Price Changed $59,999 ARMLS
• 2026-04-17 Listed $65,000 ARMLS