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

$59,999

2 bd · 2.0 ba · 960 sqft · Manufactured · 65 Days on market

Built 1988 Good condition Est $49k · 23% over

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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
• 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
• Schools +1.5/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

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. An accessible ramp under the sha

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

Property features AI

Finance

• HOA & community: Land lease (monthly); Land lease fee $995 per month; Association covers grounds maintenance and trash; Community pool; Pickleball courts; Community spa; Fitness center

Exterior

• Parking: 1 covered parking space; 1 open parking space; 1 carport space
• Utilities: City water; Public sewer
• Home design: Manufactured/mobile home; Leasehold ownership; Mountain view
• Construction: Wood siding; Wood frame construction; Foam roof
• Exterior features: Shed(s); Gravel/stone front and back; Storage

Interior

• Kitchen: Built-in microwave; Refrigerator; Dishwasher; Disposal; Pantry
• Bedrooms: 2 possible bedrooms
• Flooring: Vinyl flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating; Central air conditioning
• Interior features: Eat-in kitchen; Vaulted ceilings; Pantry; Full bath in primary bedroom; Storage

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $60k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $733 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $60k).
• Recommended offer: $56k (6.0% below list) — sets the bar for market timing.
• Cap rate 21.0% 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: 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); 358 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals leasing fast (median 7d on market — plan ~1-2 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 $415 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 1.6% rent growth), your $17k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 65 days — a 6% lower offer ($56k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: moderate 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 $56,399 (6.0% below list)

Questions for the listing agent

1. It's been on market 65 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: 2.42% ✓
• Cap rate: 20.95%
• Cash-on-cash: 52.36%
• DSCR: 3.33
• GRM: 3.4

CMA / ARV

• ARV (on-the-fly): $48,960
• Comps found: 10

Show comp detail 10 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%)	4mo	$49,000	$51	95
980 E Broadway Ave #37	0.00mi	3/2.0 (+1)	990 (+3%)	10mo	$60,000	$61	82
980 E Broadway Ave #34	0.00mi	2/2.0	1,056 (+10%)	8mo	$49,990	$47	77
1050 E Broadway Ave #42	0.11mi	2/2.0	924 (-4%)	14mo	$39,900	$43	77
980 E Broadway Ave #3	0.05mi	2/1.0	904 (-6%)	11mo	$36,000	$40	75
1050 E Broadway Ave #73	0.11mi	2/1.0	840 (-12%)	23mo	$35,000	$42	51
1277 S Shawnee Dr	0.70mi	1/2.0 (-1)	914 (-5%)	7mo	$236,000	$258	48
126 S Tomahawk Rd #96	0.53mi	2/2.0	1,056 (+10%)	13mo	$52,500	$50	47
269 N Winchester Rd #66	0.64mi	2/1.0	840 (-12%)	1mo	$55,000	$65	44
1725 E 2nd Ave	0.56mi	2/1.8	879 (-8%)	21mo	$278,000	$316	42

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: 48.7%
• Equity multiple: 3.08×
• Total profit: $34,925
• Equity at exit: $8,946

10-year hold

• IRR: 53.7%
• Equity multiple: 5.90×
• Total profit: $82,400
• Equity at exit: $5,188

Cash invested: $16,800 (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: 358
• Price-to-rent: 3.4×

Monthly cashflow live

• Estimated rent: $1,453 high
• Mortgage (P&I): −$315
• Tax est. 1.5%: −$75 /mo · $900/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$305
• Net cashflow: $733

Break-even live

Break-even rent $525

Max offer price $59,999

Occupancy floor 45%

Sensitivity live

Price	-10% $774	-5% $754	+0% $733	+5% $712	+10% $692
Rent	-10% $618	-5% $676	+0% $733	+5% $790	+10% $848
Rate	-1.0pp $763	-0.5pp $748	base $733	+0.5pp $717	+1.0pp $702

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: $15,000
• Closing costs: $1,800
• Reserves months: —
• Total cash needed: —

Rent comps 11 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	$1,325	$1.32	0d	12	0.20mi
1297 E Broadway Ave Apache Junction, AZ	1.0–3.0	1.0–2.0	954	$1,937	$2.03	2d	29	0.33mi
452 E 10th Ave Unit 104 Apache Junction, AZ	2.0	1.0	783	$1,000	$1.28	23d	1	0.37mi
111 S Outpost Rd Unit 4 Apache Junction, AZ	2.0	1.0	775	$1,175	$1.52	25d	1	0.51mi
695 E Superstition Blvd Apache Junction, AZ	1.0–3.0	1.0–2.0	983	$1,860	$1.89	0d	12	0.87mi
501 E Quail Ave Apache Junction, AZ	2.0	1.0	720	$1,150	$1.60	6d	1	1.07mi
501 E Quail Ave Apache Junction, AZ	2.0	1.0	720	$1,150	$1.60	5d	1	1.07mi
403 E Quail Ave Apache Junction, AZ	2.0	1.0	800	$1,350	$1.69	6d	1	1.08mi
2061 S Apache Dr Unit 1 Apache Junction, AZ	2.0	1.0	800	$1,095	$1.37	6d	1	1.15mi
1540 E 25th Ave Apache Junction, AZ	2.0	1.0	850	$995	$1.17	14d	1	1.19mi
1440 N Idaho Rd Apache Junction, AZ	1.0–2.0	1.0–1.5	1010	$1,900	$1.88	26d	3	1.47mi

Listing history 15 events

1. 2026-06-21
   days on market $59,999 Active 65 DOM
2. 2026-06-18
   days on market $59,999 Active 62 DOM
3. 2026-06-17
   days on market $59,999 Active 61 DOM
4. 2026-06-16
   days on market $59,999 Active 60 DOM
5. 2026-06-15
   days on market $59,999 Active 59 DOM
6. 2026-06-13
   days on market $59,999 Active 57 DOM
7. 2026-06-09
   days on market $59,999 Active 53 DOM
8. 2026-06-08
   days on market $59,999 Active 52 DOM
9. 2026-06-07
   days on market $59,999 Active 51 DOM
10. 2026-06-04
    days on market $59,999 Active 48 DOM
11. 2026-06-03
    days on market $59,999 Active 47 DOM
12. 2026-06-02
    days on market $59,999 Active 46 DOM
13. 2026-06-01
    days on market $59,999 Active 45 DOM
14. 2026-05-31
    days on market $59,999 Active 44 DOM
15. 2026-04-17
    listed $65,000 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 3/10 Moderate FEMA zone X (shaded) · 20% chance over 30 yrs
• 🔥 Wildfire 5/10 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: $17,433
• − Mortgage interest: −$3,361
• − Property taxes: −$900
• − Insurance: −$300
• − Repairs & maintenance: −$1,395
• − Management: −$1,395
• − Depreciation: −$1,745
• Taxable income: $8,337
• Est. tax owed @ 24.0%: −$2,001
• After-tax cash flow: $6,795/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

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

Renovation cost estimate screening

Value-add ROI direction

• 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 ↑

ⓘ 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 — 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

1 event — show timeline

• 2026-04-17 Listed $65,000 ARMLS