579 Jaspar Dr #579 · Apache Junction, AZ 85119

$98,000

1 bd · 1.0 ba · 409 sqft · Land · 319 Days on market

Built 1994 1,665 sqft lot $227/mo HOA · 20% of rent

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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 +12.5/30.0
• ARV discount +7.5/15.0
• 1% rule +6.5/10.0
• DSCR +3.7/10.0
• 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

1994 Cavco with beautiful Mountain Views. This is a lovely home offered at a great price! North facing! Well taken care of, very clean, excellent vacation home! 1 bed/1bath, approx. 400sq ft. Large carport offers plenty of parking space with room for your golf cart or ATV. Shed w/ full size washer/dryer & large refrigerator! New 6 gallon water heater in shed approx. 1 year ago. It has been upgraded with newer counter tops, wood blinds & New A/C unit in 2016 .Nice spacious floorplan, Newer carpet! Linoleum in kitchen area. Full size stove, newer microwave, pantry, white tile kitchen backsplash! Fans & BBQ. New queen size bed, built in dresser area w/ mirrored closet doors and plenty of drawer space! Tub/shower combo & linen closet in the master bath. Fully Furnished & move in ready!

Key facts

• Two skylights
• Newer shingled roof
• Full-size stove

Tags

• TWO SKYLIGHTS
• UPDATED DUAL-PANE WINDOWS
• UPGRADED SLIDING GLASS DOOR
• NEWER SHINGLED ROOF
• FULL-SIZE STOVE
• WHITE TILE BACKSPLASH

Property features AI

Finance

• Other: Assessor-listed building and lot info
• HOA & community: Has association; Quarterly association fee of $680; Association fee includes sewer, water, trash, grounds maintenance, and street maintenance; Community amenities: pool, community spa (heated), tennis courts, fitness center, biking/walking paths

Exterior

• Parking: 2 covered parking spaces; 2 carport spaces
• Security: Gated community; Security guard / guarded entry
• Utilities: Private water company; Public sewer (connected)
• Home design: Manufactured/mobile home; Fee simple ownership
• Construction: Aluminum siding; Wood frame construction; Composition roof
• Exterior features: Gravel/stone front; Private maintained road; Mountain views; Heated private spa

Interior

• Kitchen: Built-in microwave; Electric range/oven; Pantry; Refrigerator
• Bedrooms: 1 possible bedroom
• Flooring: Carpet; Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Electric heating; Central air conditioning
• Interior features: High-speed internet; Furnished (see remarks); No interior steps; Vaulted ceilings; Pantry; Full bath in master bedroom; Skylights; Dual-pane windows
• Laundry & utility: Community coin-operated laundry available

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath land listed at $98k.

Deal economics

• At list price, monthly cash flow is $-14 ($-164/yr) — negative.
• To cash-flow at today's rent, offer at most $96k (2.0% below list).
• Meets the 1% rule at list price ($1k rent vs $98k).
• Recommended offer: $86k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.1% 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); 357 active listings in the ZIP; 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 $678 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 319 days — a 12% lower offer ($86k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 6y ago; this cycle's ask has dropped $16k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $59k; list at $98k implies a 66% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 20% of rent.
• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 6→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $86,240 (12.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 319 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 1.15% ✓
• Cap rate: 6.13%
• Cash-on-cash: -0.60%
• DSCR: 0.97
• GRM: 7.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 1.57% rent growth · sell at horizon

5-year hold

• IRR: -19.3%
• Equity multiple: 0.34×
• Total profit: $-18,191
• Equity at exit: $14,612

10-year hold

• IRR: -16.0%
• Equity multiple: 0.17×
• Total profit: $-22,699
• Equity at exit: $8,473

Cash invested: $27,440 (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 85119

• Home prices YoY: -33.5%
• Rents YoY: 1.6%
• Active inventory: 357
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $1,127 medium
• Mortgage (P&I): −$514
• Tax est. 1.5%: −$122 /mo · $1,470/yr
• Insurance: −$41
• HOA: −$227
• Vacancy / Maint / Mgmt: −$237
• Net cashflow: $-14

Break-even live

Break-even rent $1,145

Max offer price $96,028

Occupancy floor 96%

Sensitivity live

Price	-10% $54	-5% $20	+0% $-14	+5% $-47	+10% $-81
Rent	-10% $-103	-5% $-58	+0% $-14	+5% $31	+10% $75
Rate	-1.0pp $36	-0.5pp $11	base $-14	+0.5pp $-39	+1.0pp $-65

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: $24,500
• Closing costs: $2,940
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $227 · $2,724/yr
• Likely covers: water

Listing history 20 events

1. 2026-06-21
   days on market $98,000 Active 319 DOM
2. 2026-06-18
   days on market $98,000 Active 316 DOM
3. 2026-06-17
   days on market $98,000 Active 315 DOM
4. 2026-06-16
   days on market $98,000 Active 314 DOM
5. 2026-06-15
   days on market $98,000 Active 313 DOM
6. 2026-06-13
   days on market $98,000 Active 311 DOM
7. 2026-06-09
   days on market $98,000 Active 307 DOM
8. 2026-06-08
   days on market $98,000 Active 306 DOM
9. 2026-06-07
   days on market $98,000 Active 305 DOM
10. 2026-06-04
    days on market $98,000 Active 302 DOM
11. 2026-06-03
    days on market $98,000 Active 301 DOM
12. 2026-06-02
    days on market $98,000 Active 300 DOM
13. 2026-06-01
    days on market $98,000 Active 299 DOM
14. 2026-05-31
    days on market $98,000 Active 298 DOM
15. 2026-02-05
    price $98,000
16. 2025-08-06
    listed $114,500 Active
17. 2021-04-27
    soldstatus $59,000 Closed 813-char remark

    Show marketing remark (813 chars)

    1994 Cavco with beautiful Mountain Views. This is a lovely home offered at a great price! North facing! Well taken care of, very clean, excellent vacation home! 1 bed/1bath, approx. 400sq ft. Large carport offers plenty of parking space with room for your golf cart or ATV. Shed w/ full size washer/dryer & large refrigerator! New 6 gallon water heater in shed approx. 1 year ago. It has been upgraded with newer counter tops, wood blinds & New A/C unit in 2016 .Nice spacious floorplan, Newer carpet! Linoleum in kitchen area. Full size stove, newer microwave, pantry, white tile kitchen backsplash! Fans & BBQ. New queen size bed, built in dresser area w/ mirrored closet doors and plenty of drawer space! Tub/shower combo & linen closet in the master bath. Fully Furnished & move in ready!

18. 2021-04-01
    status Pending 813-char remark

    Show marketing remark (813 chars)

    1994 Cavco with beautiful Mountain Views. This is a lovely home offered at a great price! North facing! Well taken care of, very clean, excellent vacation home! 1 bed/1bath, approx. 400sq ft. Large carport offers plenty of parking space with room for your golf cart or ATV. Shed w/ full size washer/dryer & large refrigerator! New 6 gallon water heater in shed approx. 1 year ago. It has been upgraded with newer counter tops, wood blinds & New A/C unit in 2016 .Nice spacious floorplan, Newer carpet! Linoleum in kitchen area. Full size stove, newer microwave, pantry, white tile kitchen backsplash! Fans & BBQ. New queen size bed, built in dresser area w/ mirrored closet doors and plenty of drawer space! Tub/shower combo & linen closet in the master bath. Fully Furnished & move in ready!

19. 2021-01-15
    price $64,000 813-char remark

    Show marketing remark (813 chars)

    1994 Cavco with beautiful Mountain Views. This is a lovely home offered at a great price! North facing! Well taken care of, very clean, excellent vacation home! 1 bed/1bath, approx. 400sq ft. Large carport offers plenty of parking space with room for your golf cart or ATV. Shed w/ full size washer/dryer & large refrigerator! New 6 gallon water heater in shed approx. 1 year ago. It has been upgraded with newer counter tops, wood blinds & New A/C unit in 2016 .Nice spacious floorplan, Newer carpet! Linoleum in kitchen area. Full size stove, newer microwave, pantry, white tile kitchen backsplash! Fans & BBQ. New queen size bed, built in dresser area w/ mirrored closet doors and plenty of drawer space! Tub/shower combo & linen closet in the master bath. Fully Furnished & move in ready!

20. 2020-03-18
    listed $68,500 Active 813-char remark

    Show marketing remark (813 chars)

    1994 Cavco with beautiful Mountain Views. This is a lovely home offered at a great price! North facing! Well taken care of, very clean, excellent vacation home! 1 bed/1bath, approx. 400sq ft. Large carport offers plenty of parking space with room for your golf cart or ATV. Shed w/ full size washer/dryer & large refrigerator! New 6 gallon water heater in shed approx. 1 year ago. It has been upgraded with newer counter tops, wood blinds & New A/C unit in 2016 .Nice spacious floorplan, Newer carpet! Linoleum in kitchen area. Full size stove, newer microwave, pantry, white tile kitchen backsplash! Fans & BBQ. New queen size bed, built in dresser area w/ mirrored closet doors and plenty of drawer space! Tub/shower combo & linen closet in the master bath. Fully Furnished & move in ready!

ⓘ 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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 8/10 Severe 6 d/yr ≥111°F today · 15 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: $13,529
• − Mortgage interest: −$5,490
• − Property taxes: −$1,470
• − Insurance: −$490
• − Repairs & maintenance: −$1,082
• − Management: −$1,082
• − HOA: −$2,724
• − Depreciation: −$2,851
• Taxable loss: −$1,660
• Est. tax savings @ 24.0%: +$399
• After-tax cash flow: $235/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

+43.1% since first listed

6 events — show timeline

• 2026-02-05 Price Changed $98,000 ARMLS
• 2025-08-06 Listed $114,500 ARMLS
• 2021-04-27 Sold (MLS) $59,000 ARMLS
• 2021-04-01 Pending — ARMLS
• 2021-01-15 Price Changed $64,000 ARMLS
• 2020-03-18 Listed $68,500 ARMLS