Pima Plan · Apache Junction, AZ 85119

$209,900

2 bd · 2.0 ba · 1,608 sqft · Manufactured · 48 Days on market

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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
• DSCR +10.0/10.0
• 1% rule +9.6/10.0
• ARV discount +7.5/15.0
• 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

55+ age qualified community. Welcome to Dolce Vita a 55+ active and vibrant community, where you can find yourself in your dream home. We have a beautiful 2026, 2 bed, 2 bath home for sale featuring 1608.00 sq ft of beautifully designed living space. Located in Apache Junction, this property offers the perfect blend of modern amenities and timeless charm. Step inside to find high ceilings and natural light. The kitchen is perfect for both everyday living and entertaining. This floorplan also includes a large mud room/utility room with a generous workspace for crafting or desk space. The spacious primary suite offers a peaceful retreat. Additional bedrooms provide versatility for guests or a

Key facts

• Natural light
• Modern amenities
• Generous workspace

Tags

• MODERN AMENITIES
• HIGH CEILINGS
• NATURAL LIGHT
• LARGE MUD ROOM
• GENEROUS WORKSPACE
• LOW MAINTENANCE LANDSCAPING

Property features AI

Finance

• Other: Listing status: Active
• Financial info: List price $204,900

Exterior

• Home design: Single plan home (Plan); Inventory type: Plan
• Exterior features: Living area approximately 1608; Address: 3301 S Goldfield Rd, Apache Junction, AZ 85119

Interior

• Bedrooms: 2 bedrooms
• Bathrooms: 2 full bathrooms
• Interior features: Plan model named Pima; 2 total bathrooms

🏗️ New construction. The $209,900 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $130,248.

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $210k.

Deal economics

• At list price, monthly cash flow is $601 ($7k/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 $190k (9.5% below list).
• Recommended offer: $190k (9.5% below list) — sets the bar for 1% rule.
• Cap rate 11.8% 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+, schools F, amenities 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.
• Market conditions: Rents rising (+1.6%/yr); 354 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 9,504 units permitted in Pinal County in 2024 (776 in 5+ unit buildings).
• This rent runs 32% of the median local income ($72k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $901 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 1.6% rent growth), your $36k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 48 days — a 3% lower offer ($204k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

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

Recommended offer $189,963 (9.5% below list)

Questions for the listing agent

1. It's been on market 48 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 1.46% ✓
• Cap rate: 11.83%
• Cash-on-cash: 19.76%
• DSCR: 1.88
• GRM: 5.7

CMA / ARV

• ARV (on-the-fly): $130,248
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3301 S Goldfield Rd #1054	0.16mi	2/2.0	1,586 (-1%)	1mo	$165,000	$104	90
3301 S Goldfield Rd #2095	0.16mi	2/2.0	1,632 (+2%)	2mo	$129,900	$80	89
3301 S Goldfield Rd #2102	0.00mi	2/2.0	1,720 (+7%)	1mo	$120,000	$70	87
3301 S Goldfield Rd #2056	0.21mi	2/2.0	1,680 (+4%)	2mo	$177,500	$106	81
3301 S Goldfield Rd #6014	0.20mi	2/2.0	1,749 (+9%)	3mo	$220,000	$126	74
3301 S Goldfield Rd #6055	0.21mi	3/2.5 (+1)	1,533 (-5%)	3mo	$225,000	$147	73
3301 S Goldfield Rd #4018	0.21mi	2/2.0	1,776 (+10%)	2mo	$227,500	$128	71
2400 E Baseline Ave #44	0.52mi	2/2.0	1,568 (-2%)	2mo	$115,000	$73	70
3301 S Goldfield Rd #2015	0.21mi	2/2.0	1,795 (+12%)	1mo	$145,000	$81	70
2400 E Baseline Ave #163	0.52mi	2/2.0	1,512 (-6%)	2mo	$80,000	$53	64
3355 S Cortez Rd #28	0.66mi	2/2.0	1,512 (-6%)	0mo	$77,000	$51	59
2400 E Baseline Ave #125	0.66mi	2/2.0	1,376 (-14%)	1mo	$82,900	$60	45

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: 10.2%
• Equity multiple: 1.40×
• Total profit: $14,480
• Equity at exit: $19,420

10-year hold

• IRR: 18.1%
• Equity multiple: 2.40×
• Total profit: $51,236
• Equity at exit: $11,261

Cash invested: $36,469 (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: 9.2×

Monthly cashflow live

• Estimated rent: $1,900 high
• Mortgage (P&I): −$683
• Tax est. 1.5%: −$163 /mo · $1,954/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$399
• Net cashflow: $601

Break-even live

Break-even rent $1,139

Max offer price $130,248

Occupancy floor 63%

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: $32,562
• Closing costs: $3,907
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3301 S Goldfield Rd Unit 4077 Apache Junction, AZ	2.0	2.0	1548	$1,850	$1.20	24d	1	0.22mi
2681 E Boulder Ave Apache Junction, AZ	3.0	3.5	1776	$2,200	$1.24	24d	1	0.71mi
3705 S Conestoga Rd Apache Junction, AZ	3.0	2.0	1700	$1,895	$1.11	24d	1	0.77mi
3879 S Conestoga Rd Apache Junction, AZ	3.0	2.0	1578	$1,910	$1.21	24d	1	0.78mi
2369 E 35th Ave Apache Junction, AZ	3.0	2.5	1892	$2,100	$1.11	5d	1	0.78mi
3333 S Conestoga Rd Apache Junction, AZ	3.0	2.0	1387	$2,900	$2.09	24d	1	0.82mi
3448 S Chaparral Rd Apache Junction, AZ	3.0	2.0	1186	$1,848	$1.56	11d	1	0.98mi
3277 S Chaparral Rd Apache Junction, AZ	3.0	2.5	1614	$1,770	$1.10	3d	1	0.99mi
3478 S Chaparral Rd Apache Junction, AZ	3.0	2.5	1614	$1,850	$1.15	5d	1	1.00mi

Listing history 13 events

1. 2026-06-18
   days on market $209,900 Active 48 DOM
2. 2026-06-17
   days on market $209,900 Active 47 DOM
3. 2026-06-16
   days on market $209,900 Active 46 DOM
4. 2026-06-15
   days on market $209,900 Active 45 DOM
5. 2026-06-13
   pricedays on marketlisting id $209,900 Active 43 DOM
6. 2026-06-09
   days on market $204,900 Active 162 DOM
7. 2026-06-08
   days on market $204,900 Active 161 DOM
8. 2026-06-07
   days on market $204,900 Active 160 DOM
9. 2026-06-04
   days on marketlisting id $204,900 Active 157 DOM
10. 2026-06-03
    days on market $204,900 Active 127 DOM
11. 2026-06-02
    days on market $204,900 Active 126 DOM
12. 2026-06-01
    days on market $204,900 Active 125 DOM
13. 2026-05-31
    days on market $204,900 Active 124 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 3/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 9/10 Extreme 7 d/yr ≥111°F today · 18 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: $22,796
• − Mortgage interest: −$7,296
• − Property taxes: −$1,954
• − Insurance: −$651
• − Repairs & maintenance: −$1,824
• − Management: −$1,824
• − Depreciation: −$3,789
• Taxable income: $5,458
• Est. tax owed @ 24.0%: −$1,310
• After-tax cash flow: $5,897/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