2000 S Apache Rd #91 · Buckeye, AZ 85326

$148,000

2 bd · 2.0 ba · 1,060 sqft · Manufactured · 25 Days on market

Built 1987 Fair condition Est $103k · 44% 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 +26.3/30.0
• DSCR +9.0/10.0
• 1% rule +7.0/10.0
• Livability +3.4/5.0
• Rent growth +2.3/5.0
• Schools +2.3/10.0
• Condition / age +2.0/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

*Selling AS IS* Great starter home in the gated community of Buena Vista Park. This home offers 2 bedrooms and 2 bathrooms along with a large family room, dining area, and kitchen. Storage shed on property is included. Large, covered patio and covered parking. Close proximity to the community pool, gym, park, and other amenities. Owner is very motivated to sell so bring all offers!

Key facts

• Gated community
• Tranquil setting
• Remodeled residence

Tags

• REMODELED RESIDENCE
• GATED COMMUNITY
• ARIZONA DESERT SCENERY
• RELAXING POOLSIDE
• TRANQUIL SETTING

Property features AI

Finance

• Other: Directions provided to the mobile home park
• HOA & community: Land lease (monthly $678); Association fees include grounds maintenance and street maintenance; Community pool; Community playground; Fitness center

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: Wood siding; Metal siding; Steel frame construction; Composition roof; Building area reported by owner
• Exterior features: Shed(s); Storage; Desert front and back landscaping; Private maintained road; Asphalt road surface

Interior

• Kitchen: Built-in microwave; Refrigerator; Dishwasher
• Bedrooms: 2 possible bedrooms
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating; Central air; Ceiling fans; Programmable thermostat
• Interior features: Granite counters; Kitchen island; Pantry; Full bath in master bedroom; Dual-pane windows; Storage
• Laundry & utility: Inside laundry

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $148k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $384 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $148k).
• Recommended offer: $146k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.4% vs local median 3.1% in Buckeye — 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 68/100 on livability (#53 in AZ) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, crime A; Watch: amenities F, commute F, health & safety F.
• Buckeye Union High School District (4284) (town): math 21% / reading 29% proficiency, ranked #129 of 249 in AZ (top 52%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Youngker High School (math 21% / reading 26%, grade F, #206 of 381 statewide, top 54%, 2,099 students, 49% FRL).
• Market conditions: Rents soft (-0.9%/yr); 1209 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals leasing fast (median 0d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 36,011 units permitted in Maricopa County in 2024 (12,801 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 $4k of value loss. Plan a longer hold.
• Maricopa County population projected at +38% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 25 days — a 2% lower offer ($146k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 3y 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 $58k; list at $148k implies a 155% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $145,780 (1.5% below list)

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 1.20% ✓
• Cap rate: 9.41%
• Cash-on-cash: 11.13%
• DSCR: 1.50
• GRM: 6.9

CMA / ARV

• ARV (on-the-fly): $102,820
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2000 S Apache Rd #383	0.13mi	3/2.0 (+1)	960 (-9%)	7mo	$70,000	$73	68
2000 S Apache Rd #395	0.12mi	3/2.0 (+1)	924 (-13%)	2mo	$72,900	$79	67
2000 S Apache Rd #65	0.54mi	3/2.0 (+1)	1,056 (-0%)	18mo	$102,000	$97	55
2000 S Apache Rd #276	0.54mi	2/2.0	924 (-13%)	2mo	$63,500	$69	52
2000 S Apache Rd #225	0.54mi	3/2.0 (+1)	960 (-9%)	11mo	$104,000	$108	45
2000 S Apache Rd #241	0.54mi	3/2.0 (+1)	1,173 (+11%)	9mo	$120,000	$102	45
2000 S Apache Rd #108	0.54mi	2/2.0	1,200 (+13%)	23mo	$130,750	$109	34

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: -3.1%
• Equity multiple: 0.89×
• Total profit: $-4,696
• Equity at exit: $22,067

10-year hold

• IRR: 2.9%
• Equity multiple: 1.18×
• Total profit: $7,367
• Equity at exit: $12,796

Cash invested: $41,440 (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 85326

• Home prices YoY: -32.5%
• Rents YoY: -0.9%
• Active inventory: 1209
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $1,781 high
• Mortgage (P&I): −$776
• Tax est. 1.5%: −$185 /mo · $2,220/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$374
• Net cashflow: $384

Break-even live

Break-even rent $1,295

Max offer price $148,000

Occupancy floor 73%

Sensitivity live

Price	-10% $487	-5% $435	+0% $384	+5% $333	+10% $282
Rent	-10% $244	-5% $314	+0% $384	+5% $455	+10% $525
Rate	-1.0pp $459	-0.5pp $422	base $384	+0.5pp $346	+1.0pp $307

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: $37,000
• Closing costs: $4,440
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2000 S Apache Rd Buckeye, AZ	3.0	3.0	1456	$1,600	$1.10	14d	1	0.08mi
24458 W Verlea Dr Buckeye, AZ	3.0	2.0	1345	$2,098	$1.56	0d	1	0.39mi
24485 W Yuma Rd Buckeye, AZ	1.0–3.0	1.0–2.5	1090	$1,688	$1.55	0d	1	0.44mi
24085 W Ripple Rd Unit B Buckeye, AZ	1.0	1.0	725	$1,750	$2.41	45d	1	0.54mi
1044 S 239th Ln Buckeye, AZ	3.0	2.0	1298	$1,935	$1.49	16d	1	0.72mi
23683 W Yuma Rd Buckeye, AZ	1.0–3.0	1.0–2.0	1034	$1,554	$1.50	0d	33	0.95mi
23809 W Adams St Buckeye, AZ	3.0	2.0	1400	$1,725	$1.23	0d	1	1.44mi
4195 S 245th Dr Buckeye, AZ	3.0–4.0	2.0	1552	$1,954	$1.26	0d	16	1.45mi

Listing history 21 events

1. 2026-06-21
   days on market $148,000 Active 25 DOM
2. 2026-06-18
   days on market $148,000 Active 22 DOM
3. 2026-06-17
   days on market $148,000 Active 21 DOM
4. 2026-06-16
   days on market $148,000 Active 20 DOM
5. 2026-06-15
   pricedays on market $148,000 Active 19 DOM
6. 2026-06-13
   days on market $150,000 Active 17 DOM
7. 2026-06-13
   days on market $150,000 Active 16 DOM
8. 2026-06-09
   days on market $150,000 Active 13 DOM
9. 2026-06-08
   days on market $150,000 Active 12 DOM
10. 2026-06-07
    days on market $150,000 Active 11 DOM
11. 2026-06-04
    days on market $150,000 Active 8 DOM
12. 2026-06-03
    days on market $150,000 Active 7 DOM
13. 2026-06-02
    days on market $150,000 Active 6 DOM
14. 2026-06-01
    days on market $150,000 Active 5 DOM
15. 2026-05-31
    days on market $150,000 Active 4 DOM
16. 2026-05-27
    listed $150,000 Active
17. 2024-09-07
    historical $1,600
18. 2024-08-23
    listed $1,600
19. 2023-09-25
    soldstatus $58,000 Closed 386-char remark

    Show marketing remark (386 chars)

    *Selling AS IS* Great starter home in the gated community of Buena Vista Park. This home offers 2 bedrooms and 2 bathrooms along with a large family room, dining area, and kitchen. Storage shed on property is included. Large, covered patio and covered parking. Close proximity to the community pool, gym, park, and other amenities. Owner is very motivated to sell so bring all offers!

20. 2023-09-14
    status Pending 386-char remark

    Show marketing remark (386 chars)

    *Selling AS IS* Great starter home in the gated community of Buena Vista Park. This home offers 2 bedrooms and 2 bathrooms along with a large family room, dining area, and kitchen. Storage shed on property is included. Large, covered patio and covered parking. Close proximity to the community pool, gym, park, and other amenities. Owner is very motivated to sell so bring all offers!

21. 2023-08-18
    listed $100,000 Active 386-char remark

    Show marketing remark (386 chars)

    *Selling AS IS* Great starter home in the gated community of Buena Vista Park. This home offers 2 bedrooms and 2 bathrooms along with a large family room, dining area, and kitchen. Storage shed on property is included. Large, covered patio and covered parking. Close proximity to the community pool, gym, park, and other amenities. Owner is very motivated to sell so bring all offers!

ⓘ 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 4/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥115°F today · 18 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,374
• − Mortgage interest: −$8,290
• − Property taxes: −$2,220
• − Insurance: −$740
• − Repairs & maintenance: −$1,710
• − Management: −$1,710
• − Depreciation: −$4,305
• Taxable income: $2,399
• Est. tax owed @ 24.0%: −$576
• After-tax cash flow: $4,036/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 · 1 photo

Fair 40/100 Cosmetic rehab

This manufactured home in Buckeye, Arizona, requires cosmetic repairs and maintenance to improve its condition and value. Fresh paint, updated bathrooms and kitchen, and landscaping improvements would significantly enhance its appeal and value.

Repairs flagged

• Minor exterior siding — No visible damage.
• Minor interior walls/paint — Some discoloration and wear.
• Minor flooring — Some wear and tear.
• Minor bathrooms — Some wear and tear.
• Minor kitchen — Some wear and tear.
• Minor landscaping — Overgrown areas and sparse vegetation.
• Minor HVAC/mechanicals — No specific details on HVAC/mechanicals are visible in the photos, but it's recommended to check for any issues.

Value-add opportunities

• Both paint interior walls and trim — Fresh paint can improve the overall appearance and value of the home.
• Both landscape and add curb appeal — A well-maintained landscape can enhance the home's curb appeal and attract potential buyers or renters.
• Both replace worn flooring — New flooring can significantly improve the home's appearance and value.
• Both update bathrooms and kitchen — Fresh updates in these areas can enhance the home's appeal and value.
• Both check and service HVAC/mechanicals — A functioning HVAC system is essential for comfort and can improve the home's value.
• Both repair and maintain exterior siding — A well-maintained exterior can improve the home's curb appeal and value.
• Both repair and maintain interior walls and trim — Fresh paint and repairs can improve the home's appearance and value.
• Both repair and maintain flooring — New flooring can significantly improve the home's appearance and value.
• Both repair and maintain bathrooms and kitchen — Fresh updates in these areas can enhance the home's appeal and value.
• Both repair and maintain landscaping and curb appeal — A well-maintained landscape can enhance the home's curb appeal and attract potential buyers or renters.
• Both repair and maintain HVAC/mechanicals — A functioning HVAC system is essential for comfort and can improve the home's value.

Renovation cost estimate screening

Repair item	Severity	Est. cost
exterior siding · No visible damage.	Minor	$500–3,000
interior walls/paint · Some discoloration and wear.	Minor	$500–3,000
flooring · Some wear and tear.	Minor	$500–3,000
bathrooms · Some wear and tear.	Minor	$500–3,000
kitchen · Some wear and tear.	Minor	$500–3,000
landscaping · Overgrown areas and sparse vegetation.	Minor	$500–3,000
HVAC/mechanicals · No specific details on HVAC/mechanicals are visible in the photos, but it's recommended to check for any issues.	Minor	$500–3,000
Total estimated repair cost · 7 items		$3,500–21,000

Value-add ROI direction

• Both paint interior walls and trim — Fresh paint can improve the overall appearance and value of the home. ↑
• Both landscape and add curb appeal — A well-maintained landscape can enhance the home's curb appeal and attract potential buyers or renters. ↑
• Both replace worn flooring — New flooring can significantly improve the home's appearance and value. ↑
• Both update bathrooms and kitchen — Fresh updates in these areas can enhance the home's appeal and value. ↑
• Both check and service HVAC/mechanicals — A functioning HVAC system is essential for comfort and can improve the home's value. ↑
• Both repair and maintain exterior siding — A well-maintained exterior can improve the home's curb appeal and value. ↑
• Both repair and maintain interior walls and trim — Fresh paint and repairs can improve the home's appearance and value. ↑
• Both repair and maintain flooring — New flooring can significantly improve the home's appearance and value. ↑
• Both repair and maintain bathrooms and kitchen — Fresh updates in these areas can enhance the home's appeal and value. ↑
• Both repair and maintain landscaping and curb appeal — A well-maintained landscape can enhance the home's curb appeal and attract potential buyers or renters. ↑
• Both repair and maintain HVAC/mechanicals — A functioning HVAC system is essential for comfort and can improve the home's value. ↑

ⓘ 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: Buckeye Union High School District (4284)
• NCES district ID: 0401410
• Math proficiency: 21% ▼ -30.00%
• Reading proficiency: 29% ▼ -8.00%
• Median HH income: $59,182
• Composite: 22.91/100
• National rank: #7995
• State rank: #129 of 249 in AZ

Livability — Buckeye

• Score: 68/100
• State rank: #53
• US rank: #9428

Category grades

Amenities F Commute F Cost of living B- Crime A Employment A+ Housing A+ Health & safety F User ratings B

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Buckeye, AZ
• County: Maricopa County · 4,537,380 people
• City population: 117,540
• Metro: Phoenix-Mesa-Chandler, AZ
• Population (ZIP): 75,359
• Household income: $89,876
• Rent vs Own: 18.2% rent · 81.8% own
• Severe rent burden: 661.0

Population outlook (Maricopa County) Hauer SSP2

• Today (2025): 4,979,203 people
• By 2030: 5,378,229 · +8.0%
• By 2040: 6,156,598 · +23.6%
• By 2050: 6,872,376 · +38.0%
• By 2075: 8,401,270 · +68.7%
• By 2100: 9,247,439 · +85.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.60)
• Race & ethnicity: Hispanic / Latino 50% White 38% Two or more races 13% Black 7% Native American 2% Asian 1%
• Hispanic origin (detail): Mexican 44%
• Common ancestry: Lithuanian 2% Slovak 1% Italian 1%
• Foreign-born: 12% · Canada
• Languages at home: 66% English-only · Spanish 32%

Political lean MEDSL · Maricopa

• 2024 margin: Toss-up / Even · D 47.7% · R 51.2% · Other 1.1%
• 2008→2024 swing: +7.1pp toward D · 2008: -10.6pp · 2024: -3.5pp
• All cycles: 2024: R+3.5 2020: D+2.2 2016: R+3.5 2012: R+12.0 2008: R+10.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -138.00%
• Current HPI: 286.9242
• Rent YoY: ▼ -0.92%
• 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

+50.0% since first listed

6 events — show timeline

• 2026-05-27 Listed $150,000 ARMLS
• 2024-09-07 Rental Removed $1,600 ARMLS
• 2024-08-23 Listed for Rent $1,600 ARMLS
• 2023-09-25 Sold (MLS) $58,000 ARMLS
• 2023-09-14 Pending — ARMLS
• 2023-08-18 Listed $100,000 ARMLS