800 W Apache Trl #142 · Apache Junction, AZ 85120

$25,000

2 bd · 2.0 ba · 972 sqft · Manufactured · 47 Days on market

Built 1979 1,200 sqft lot ↓ 53% since listing

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Why this score? — see what drove the D 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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Livability +3.3/5.0
• Condition / age +2.5/5.0
• Rent growth +1.6/5.0
• Schools +1.5/10.0
• Appreciation +0.0/10.0

Listing remarks

Stunning Home in Sky Haven Estates-A True Turn-Key Gem! This meticulously cared-for 2-bedroom, 2-bathroom home is an ideal blend of comfort and style. Boasting two spacious ensuites, this home is move-in ready and fully furnished, making it the perfect place to make a home. Recent Upgrades: New Flooring in the Kitchen and Great Room, along with New Carpet throughout the Second Bedroom and Living Areas. The home has been thoughtfully painted and features updated windows and French doors, providing an elegant exit to the outdoors. The spacious kitchen offers ample cabinet & New Countertop space, a sleek new sink, and storage. The cozy dine-in kitchen area is perfect for casual meals or

Key facts

• New carpet
• Updated windows
• New flooring

Tags

• TWO SPACIOUS ENSUITES
• NEW FLOORING
• NEW CARPET
• UPDATED WINDOWS
• FRENCH DOORS
• EXTENDED COVERED PATIO

Property features AI

Finance

• Other: Lot size reported as 1,200 (owner source)
• HOA & community: Monthly land lease: $995; Association covers sewer, water, trash, street maintenance and grounds maintenance; Community amenities include pool, community spa (heated), pickleball and tennis courts, biking/walking paths

Exterior

• Parking: 1 covered parking space; 1 carport space
• Security: Gated community
• Utilities: City water; Sewer connected
• Home design: Manufactured/mobile home; Leasehold property
• Construction: Wood frame and panelized construction; Painted exterior; Metal roof with reflective coating
• Exterior features: Private street access; On-site storage; Desert front and back landscaping; Private maintained road

Interior

• Kitchen: Built-in microwave; Non-laminate countertops; Refrigerator
• Bedrooms: 2 bedrooms (including 2 master bedrooms possible)
• Flooring: Carpet; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Heat pump heating; Central air conditioning
• Interior features: Eat-in kitchen with breakfast bar; Furnished (see remarks); Full bathroom in master bedroom; Solar screens
• Laundry & utility: Community laundry available

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $25k.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $25k).
• Recommended offer: $24k (3.0% below list) — sets the bar for market timing.
• Cap rate 56.8% 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 falling (-3.5%/yr); 455 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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 ($58k/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 $173 of loan paydown is wiped out by about $750 of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 0.0% rent growth), your $7k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 47 days — a 3% lower offer ($24k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y 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.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 3→7/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $24,250 (3.0% below list)

Questions for the listing agent

1. It's been on market 47 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1979 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
7. 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.
8. 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.
9. 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: 6.21% ✓
• Cap rate: 56.82%
• Cash-on-cash: 180.47%
• DSCR: 9.03
• GRM: 1.3

CMA / ARV

• ARV (on-the-fly): $60,264
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
800 W Apache Trl #141	0.00mi	2/1.5	910 (-6%)	11mo	$30,000	$33	78
800 W Apache Trl #93	0.05mi	2/1.0	888 (-9%)	2mo	$19,969	$22	78
800 W Apache Trail Trl #147	0.00mi	2/2.0	1,056 (+9%)	17mo	$37,900	$36	72
800 W Apache Trl N #144	0.00mi	2/1.0	896 (-8%)	16mo	$42,900	$48	70
900 N San Marcos Dr #95	0.48mi	2/1.0	980 (+1%)	4mo	$20,000	$20	69
1363 N Plaza Dr #9	0.75mi	2/2.0	1,027 (+6%)	3mo	$135,000	$131	54
985 W Roundup St	0.64mi	2/2.0	896 (-8%)	12mo	$330,000	$368	48
1065 N San Marcos Dr #25	0.56mi	2/2.0	1,056 (+9%)	14mo	$48,000	$45	48
269 N Winchester Rd #66	0.69mi	2/1.0	840 (-14%)	1mo	$55,000	$65	40
1280 W Greasewood St	0.68mi	2/1.5	924 (-5%)	22mo	$259,000	$280	40
1275 W Superstition Blvd	0.54mi	3/2.0 (+1)	1,054 (+8%)	24mo	$322,000	$306	36
1363 N Plaza Dr #8	0.75mi	3/2.0 (+1)	910 (-6%)	21mo	$56,000	$62	32

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: —
• Equity multiple: 9.35×
• Total profit: $58,476
• Equity at exit: $3,728

10-year hold

• IRR: —
• Equity multiple: 18.11×
• Total profit: $119,784
• Equity at exit: $2,162

Cash invested: $7,000 (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 85120

• Home prices YoY: -29.0%
• Rents YoY: -3.5%
• Active inventory: 455
• Price-to-rent: 1.3×

Monthly cashflow live

• Estimated rent: $1,551 high
• Mortgage (P&I): −$131
• Tax est. 1.5%: −$31 /mo · $375/yr
• Insurance: −$10
• HOA: −$0
• Vacancy / Maint / Mgmt: −$326
• Net cashflow: $1,053

Break-even live

Break-even rent $219

Max offer price $25,000

Occupancy floor 27%

Sensitivity live

Price	-10% $1,070	-5% $1,061	+0% $1,053	+5% $1,044	+10% $1,035
Rent	-10% $930	-5% $991	+0% $1,053	+5% $1,114	+10% $1,175
Rate	-1.0pp $1,065	-0.5pp $1,059	base $1,053	+0.5pp $1,046	+1.0pp $1,040

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: $6,250
• Closing costs: $750
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
111 S Outpost Rd Unit 4 Apache Junction, AZ	2.0	1.0	775	$1,175	$1.52	24d	1	0.59mi
695 E Superstition Blvd Apache Junction, AZ	1.0–3.0	1.0–2.0	983	$1,860	$1.89	2d	13	0.83mi
135 N Palo Verde Dr Apache Junction, AZ	1.0	1.0	750	$915	$1.22	20d	1	0.83mi
135 N Palo Verde Dr Unit 8 Apache Junction, AZ	1.0	1.0	750	$925	$1.23	24d	1	0.83mi
1440 N Idaho Rd Apache Junction, AZ	1.0–2.0	1.0–1.5	1010	$1,900	$1.88	25d	3	0.86mi
452 E 10th Ave Unit 104 Apache Junction, AZ	2.0	1.0	783	$1,000	$1.28	22d	1	0.99mi
960 S Mara Dr Unit 1 Apache Junction, AZ	2.0	1.0	682	$1,450	$2.13	13d	1	1.02mi
2185 W Ohio St Apache Junction, AZ	2.0	1.0	1000	$1,295	$1.29	5d	1	1.08mi
975 S Royal Palm Rd Apache Junction, AZ	2.0–3.0	2.0	1000	$1,325	$1.32	3d	13	1.14mi
455 N Delaware Dr Unit 7 Apache Junction, AZ	2.0	2.0	1060	$1,900	$1.79	25d	1	1.16mi
455 S Delaware Dr Unit 179 Apache Junction, AZ	2.0	2.0	1060	$2,395	$2.26	25d	1	1.22mi
455 S Delaware Dr Apache Junction, AZ	2.0	2.0	1060	$2,048	$1.93	21d	2	1.22mi
1297 E Broadway Ave Apache Junction, AZ	1.0–3.0	1.0–2.0	954	$1,937	$2.03	2d	29	1.41mi
2061 S Apache Dr Unit 1 Apache Junction, AZ	2.0	1.0	800	$1,095	$1.37	6d	1	1.46mi

Listing history 17 events

1. 2026-06-18
   days on market $25,000 Active 47 DOM
2. 2026-06-17
   days on market $25,000 Active 46 DOM
3. 2026-06-16
   days on market $25,000 Active 45 DOM
4. 2026-06-15
   days on market $25,000 Active 44 DOM
5. 2026-06-13
   days on market $25,000 Active 42 DOM
6. 2026-06-09
   days on market $25,000 Active 38 DOM
7. 2026-06-08
   days on market $25,000 Active 37 DOM
8. 2026-06-07
   days on market $25,000 Active 36 DOM
9. 2026-06-04
   days on market $25,000 Active 33 DOM
10. 2026-06-03
    days on market $25,000 Active 32 DOM
11. 2026-06-02
    days on market $25,000 Active 31 DOM
12. 2026-06-01
    days on market $25,000 Active 30 DOM
13. 2026-05-31
    days on market $25,000 Active 29 DOM
14. 2026-05-02
    listed $25,000 Active
15. 2025-05-01
    historical
16. 2025-01-28
    price $45,000
17. 2024-12-23
    listed $53,000 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 1/10 Low FEMA zone X · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 8/10 Severe 3 d/yr ≥111°F today · 7 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,615
• − Mortgage interest: −$1,400
• − Property taxes: −$375
• − Insurance: −$125
• − Repairs & maintenance: −$1,489
• − Management: −$1,489
• − Depreciation: −$727
• Taxable income: $13,009
• Est. tax owed @ 24.0%: −$3,122
• After-tax cash flow: $9,511/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): 31,191
• Household income: $57,786
• Rent vs Own: 17.8% rent · 82.2% own
• Severe rent burden: 686.0

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 (77%)
• Race & ethnicity: White 77% Hispanic / Latino 16% Two or more races 10% Asian 1%
• Hispanic origin (detail): Mexican 13%
• Common ancestry: Romanian 3% Lithuanian 3% Portuguese 3%
• Foreign-born: 7% · Canada
• Languages at home: 89% English-only · Spanish 8% Tagalog/Filipino 1%

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: ▼ -128.31%
• Current HPI: 313.4666
• Rent YoY: ▼ -3.50%
• 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

-52.8% since first listed

4 events — show timeline

• 2026-05-02 Listed $25,000 ARMLS
• 2025-05-01 Listing Removed — ARMLS
• 2025-01-28 Price Changed $45,000 ARMLS
• 2024-12-23 Listed $53,000 ARMLS