479 N Cactus Rd · Apache Junction, AZ 85119

$165,000

2 bd · 1.0 ba · 770 sqft · Manufactured public records · 3 Days on market

Built 1990 0.25 ac lot

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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 +22.6/30.0
• ARV discount +7.5/15.0
• DSCR +7.2/10.0
• 1% rule +4.6/10.0
• 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

Great home with NO HOA. This home has been completely remodeled and upgraded. Fresh paint inside & out, new flooring, new appliances, new skirting and new ceiling fans. This large lot has stunning views of the Superstition Mountains. This would be a great winter retreat, investment property or full-time residence. Come see this wonderful home before it is gone!

Key facts

• 0.25 acre lot
• Built 1990
• Listed 3 days

Property features AI

Finance

• HOA & community: No association fees

Exterior

• Utilities: Septic (connected and in use); Private water company
• Home design: Manufactured/mobile home; Fee simple ownership
• Construction: Wood frame construction; Painted exterior; Composition roof
• Exterior features: Storage shed(s); Storage space; Chain-link fencing; East/West exposure; Natural desert front and back; Mountain view

Interior

• Kitchen: Built-in microwave; Disposal; Laminate countertops
• Bedrooms: 2 possible bedrooms
• Flooring: Laminate flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Electric heating; Central air; Ceiling fans
• Interior features: Vaulted ceilings; High-speed internet available; No interior steps; Dual-pane windows; Laminate counters
• Laundry & utility: Indoor laundry with washer/dryer hookup only

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $165k.

Deal economics

• At list price, monthly cash flow is $281 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $159k (3.7% below list).
• Recommended offer: $159k (3.7% below list) — sets the bar for 1% rule.
• Cap rate 8.3% 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); 354 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 19y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $85k; list at $165k implies a 94% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk; extreme-heat days projected 6→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $158,822 (3.7% below list)

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: 0.96% ✗
• Cap rate: 8.34%
• Cash-on-cash: 7.30%
• DSCR: 1.32
• GRM: 8.7

CMA / ARV

• ARV (on-the-fly): $33,880
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
269 N Winchester Rd #66	0.46mi	2/1.0	840 (+9%)	1mo	$55,000	$65	62
1050 E Broadway Ave #10	0.61mi	2/1.0	768 (-0%)	10mo	$23,000	$30	62
1050 E Broadway Ave #39	0.61mi	2/2.0	800 (+4%)	8mo	$35,000	$44	55
1050 E Broadway Ave #7	0.67mi	1/1.0 (-1)	750 (-3%)	7mo	$27,000	$36	54
269 N Winchester Rd #36	0.50mi	1/1.0 (-1)	660 (-14%)	3mo	$18,000	$27	45
673 N Vista Rd	0.62mi	2/1.0	660 (-14%)	15mo	$363,750	$551	35
1725 E 2nd Ave	0.54mi	2/1.8	879 (+14%)	21mo	$278,000	$316	30

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: -6.6%
• Equity multiple: 0.76×
• Total profit: $-11,171
• Equity at exit: $24,602

10-year hold

• IRR: 1.3%
• Equity multiple: 1.09×
• Total profit: $4,017
• Equity at exit: $14,266

Cash invested: $46,200 (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: 8.7×

Monthly cashflow live

• Estimated rent: $1,588 high
• Mortgage (P&I): −$865
• Tax from tax record: −$40 /mo · $476/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$334
• Net cashflow: $281

Break-even live

Break-even rent $1,233

Max offer price $165,000

Occupancy floor 77%

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: $41,250
• Closing costs: $4,950
• 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	2d	13	0.36mi
111 S Outpost Rd Unit 4 Apache Junction, AZ	2.0	1.0	775	$1,175	$1.52	24d	1	0.64mi
1297 E Broadway Ave Apache Junction, AZ	1.0–3.0	1.0–2.0	954	$1,937	$2.03	1d	29	0.86mi
975 S Royal Palm Rd Apache Junction, AZ	2.0–3.0	2.0	1000	$1,325	$1.32	2d	13	0.91mi
1440 N Idaho Rd Apache Junction, AZ	1.0–2.0	1.0–1.5	1010	$1,900	$1.88	24d	3	1.02mi
452 E 10th Ave Unit 104 Apache Junction, AZ	2.0	1.0	783	$1,000	$1.28	22d	1	1.03mi

Listing history 13 events

1. 2026-05-11
   status Pending
2. 2026-05-08
   listed $165,000 Active
3. 2019-10-21
   soldstatus $85,000
4. 2016-03-09
   soldstatus $56,300 Closed 367-char remark

   Show marketing remark (367 chars)

   Great home with NO HOA. This home has been completely remodeled and upgraded. Fresh paint inside & out, new flooring, new appliances, new skirting and new ceiling fans. This large lot has stunning views of the Superstition Mountains. This would be a great winter retreat, investment property or full-time residence. Come see this wonderful home before it is gone!

5. 2016-03-09
   soldstatus $58,800

   Show marketing remark (367 chars)

   Great home with NO HOA. This home has been completely remodeled and upgraded. Fresh paint inside & out, new flooring, new appliances, new skirting and new ceiling fans. This large lot has stunning views of the Superstition Mountains. This would be a great winter retreat, investment property or full-time residence. Come see this wonderful home before it is gone!

6. 2016-02-09
   status Pending 367-char remark

   Show marketing remark (367 chars)

   Great home with NO HOA. This home has been completely remodeled and upgraded. Fresh paint inside & out, new flooring, new appliances, new skirting and new ceiling fans. This large lot has stunning views of the Superstition Mountains. This would be a great winter retreat, investment property or full-time residence. Come see this wonderful home before it is gone!

7. 2016-02-03
   listed $58,800 Active 367-char remark

   Show marketing remark (367 chars)

   Great home with NO HOA. This home has been completely remodeled and upgraded. Fresh paint inside & out, new flooring, new appliances, new skirting and new ceiling fans. This large lot has stunning views of the Superstition Mountains. This would be a great winter retreat, investment property or full-time residence. Come see this wonderful home before it is gone!

8. 2015-05-26
   soldstatus $24,000 Closed 170-char remark

   Show marketing remark (170 chars)

   One bedroom park model with great room and front porch. Needs TLC. The home is on a 1/4 acre lot with views of the Superstition Mountains. Good investment opportunity.

9. 2015-05-20
   status Pending 170-char remark

   Show marketing remark (170 chars)

   One bedroom park model with great room and front porch. Needs TLC. The home is on a 1/4 acre lot with views of the Superstition Mountains. Good investment opportunity.

10. 2015-05-06
    listed $30,000 Active 170-char remark

    Show marketing remark (170 chars)

    One bedroom park model with great room and front porch. Needs TLC. The home is on a 1/4 acre lot with views of the Superstition Mountains. Good investment opportunity.

11. 2007-05-04
    historical
12. 2007-04-03
    listed $79,000
13. 1997-07-24
    soldstatus $46,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast AZ · Resets to sale price

• Current annual tax: $476 · $40/mo
• Projected year-2 tax: $1,089 · $91/mo
• Expected delta: +$613/yr (+$51/mo · 128.8%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

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 · 16 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: $19,059
• − Mortgage interest: −$9,243
• − Property taxes: −$476
• − Insurance: −$825
• − Repairs & maintenance: −$1,525
• − Management: −$1,525
• − Depreciation: −$4,800
• Taxable income: $666
• Est. tax owed @ 24.0%: −$160
• After-tax cash flow: $3,212/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

+258.7% since first listed

13 events — show timeline

• 2026-05-11 Pending — ARMLS
• 2026-05-08 Listed $165,000 ARMLS
• 2019-10-21 Sold (Public Records) $85,000 Public Records
• 2016-03-09 Sold (Public Records) $58,800 Public Records
• 2016-03-09 Sold (MLS) $56,300 ARMLS
• 2016-02-09 Pending — ARMLS
• 2016-02-03 Listed $58,800 ARMLS
• 2015-05-26 Sold (MLS) $24,000 ARMLS
• 2015-05-20 Pending — ARMLS
• 2015-05-06 Listed $30,000 ARMLS
• 2007-05-04 Listing Removed — ARMLS
• 2007-04-03 Listed $79,000 ARMLS
• 1997-07-24 Sold (Public Records) $46,000 Public Records

Property tax history

-0.5%/yr

Latest (2025): $476 · +4.3% YoY. Source: county tax records.