2400 E Baseline Ave #285 · Apache Junction, AZ 85119

$99,000

2 bd · 2.0 ba · 1,056 sqft · Manufactured · 148 Days on market

Built 1998 Est $112k · 12% under ↓ 29% since listing

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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
• ARV discount +12.7/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

Start living in this lovely single-story gem in Apache Junction! Move-in ready. Beautifully fully furnished. This property displays a carport and a low-care desert landscape. The well-maintained interior boasts wood-look flooring, vaulted ceilings, neutral paint, and bay windows. The sizable great room gives a modern feel. Stainless steel appliances, cabinets with crown moulding, fluorescent lighting, and a breakfast bar complete this impeccable kitchen. The primary bedroom is bathed in natural light and features plush carpet in all the right places, a large mirrored door closet, and a personal bathroom for convenience. Discover the quaint backyard with a storage shed and a relaxing covered patio. Don't just imagine! This rare find won't last!

Key facts

• Covered parking
• Swimming pool
• Tennis courts

Tags

• COVERED PARKING
• ADDITIONAL STORAGE SPACE
• SWIMMING POOL
• TENNIS COURTS
• WORKOUT FACILITY
• GATED ADULT COMMUNITY

Property features AI

Finance

• Other: Lot size not available per listing
• HOA & community: Land lease: $933 monthly; No association fees included; Community amenities include pool, heated community spa, pickleball courts, tennis courts, fitness center, and biking/walking paths

Exterior

• Parking: 2 covered parking spaces; 2 open parking spaces; 2 carport spaces
• Security: Gated community
• Utilities: Private sewer; Private water company
• Home design: Manufactured/Mobile home; Leasehold ownership; Asphalt road access
• Construction: Lap siding and wood frame construction; Painted exterior; Composition roof
• Exterior features: Gravel/stone front and back; Heated spa

Interior

• Kitchen: Built-in microwave; Refrigerator; Dishwasher; Garbage disposal
• Bedrooms: 2 possible bedrooms
• Flooring: Carpet; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating; Central air conditioning; Ceiling fans
• Interior features: Eat-in kitchen; No interior steps; Vaulted ceilings; Master bedroom with full bath; Dual-pane windows

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $99k.

Deal economics

• At list price, monthly cash flow is $862 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $99k).
• Recommended offer: $87k (12.0% below list) — sets the bar for market timing.
• Cap rate 16.7% 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: Peralta Trail Elementary School (math 17% / reading 26%, grade F, #717 of 1,109 statewide, top 65%, 286 students, 74% 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 57% FRL track the district average.
• Market conditions: Rents rising (+1.6%/yr); 358 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals leasing fast (median 14d on market — plan ~1-2 weeks tenant-placement turnaround); 9,504 units permitted in Pinal County in 2024 (776 in 5+ unit buildings).
• This rent runs 33% 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 $684 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 1.6% rent growth), your $28k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 148 days — a 12% lower offer ($87k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y ago; this cycle's ask has dropped $26k (21%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: major 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 $87,120 (12.0% below list)

Questions for the listing agent

1. It's been on market 148 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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.
7. 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.
8. 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: 1.98% ✓
• Cap rate: 16.74%
• Cash-on-cash: 37.31%
• DSCR: 2.66
• GRM: 4.2

CMA / ARV

• ARV (on-the-fly): $111,936
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2400 E Baseline Ave #112	0.00mi	2/2.0	1,056 (0%)	15mo	$112,300	$106	88
2400 E Baseline Ave #94	0.13mi	2/2.0	1,104 (+4%)	7mo	$125,000	$113	81
3355 S Cortez Rd #55	0.09mi	2/2.0	1,128 (+7%)	10mo	$81,500	$72	76
2400 E Baseline Ave #81	0.00mi	2/2.0	1,152 (+9%)	12mo	$129,000	$112	75
3500 S Tomahawk Rd #198	0.72mi	2/2.0	1,056 (0%)	9mo	$75,000	$71	59
3500 S Tomahawk Rd #133	0.66mi	2/2.0	1,056 (0%)	14mo	$74,900	$71	57
3301 S Goldfield Rd #2006	0.62mi	2/2.0	968 (-8%)	2mo	$135,000	$139	56
3301 S Goldfield Rd #4066	0.67mi	2/2.0	1,140 (+8%)	2mo	$140,000	$123	54
3301 S Goldfield Rd #2019	0.73mi	2/2.0	946 (-10%)	5mo	$95,000	$100	45
3700 S Tomahawk Rd #22	0.72mi	3/2.0 (+1)	960 (-9%)	2mo	$57,500	$60	44
2884 S Acacia Rd	0.60mi	3/2.0 (+1)	900 (-15%)	0mo	$155,000	$172	42
3500 S Tomahawk Rd #178	0.66mi	2/1.0	910 (-14%)	12mo	$62,000	$68	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 · 1.57% rent growth · sell at horizon

5-year hold

• IRR: 31.6%
• Equity multiple: 2.30×
• Total profit: $36,110
• Equity at exit: $14,761

10-year hold

• IRR: 38.0%
• Equity multiple: 4.29×
• Total profit: $91,185
• Equity at exit: $8,560

Cash invested: $27,720 (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: 358
• Price-to-rent: 4.2×

Monthly cashflow live

• Estimated rent: $1,957 high
• Mortgage (P&I): −$519
• Tax est. 1.5%: −$124 /mo · $1,485/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$411
• Net cashflow: $862

Break-even live

Break-even rent $866

Max offer price $99,000

Occupancy floor 51%

Sensitivity live

Price	-10% $930	-5% $896	+0% $862	+5% $828	+10% $794
Rent	-10% $707	-5% $785	+0% $862	+5% $939	+10% $1,017
Rate	-1.0pp $912	-0.5pp $887	base $862	+0.5pp $836	+1.0pp $810

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: $24,750
• Closing costs: $2,970
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3333 S Conestoga Rd Apache Junction, AZ	3.0	2.0	1387	$2,900	$2.09	26d	1	0.29mi
3448 S Chaparral Rd Apache Junction, AZ	3.0	2.0	1186	$1,848	$1.56	13d	1	0.33mi
1510 E 26th Ln Unit 2 Apache Junction, AZ	2.0	1.5	1160	$1,550	$1.34	1d	1	0.93mi
1540 E 25th Ave Apache Junction, AZ	2.0	1.0	850	$995	$1.17	15d	1	1.01mi
700 E Quail Ave Apache Junction, AZ	3.0	2.0	1168	$1,795	$1.54	7d	1	1.46mi

Listing history 22 events

1. 2026-06-21
   days on market $99,000 Active 148 DOM
2. 2026-06-18
   days on market $99,000 Active 145 DOM
3. 2026-06-17
   days on market $99,000 Active 144 DOM
4. 2026-06-16
   days on market $99,000 Active 143 DOM
5. 2026-06-15
   days on market $99,000 Active 142 DOM
6. 2026-06-13
   days on market $99,000 Active 140 DOM
7. 2026-06-09
   days on market $99,000 Active 136 DOM
8. 2026-06-08
   days on market $99,000 Active 135 DOM
9. 2026-06-07
   days on market $99,000 Active 134 DOM
10. 2026-06-04
    days on market $99,000 Active 131 DOM
11. 2026-06-03
    days on market $99,000 Active 130 DOM
12. 2026-06-02
    days on market $99,000 Active 129 DOM
13. 2026-06-01
    days on market $99,000 Active 128 DOM
14. 2026-05-31
    days on market $99,000 Active 127 DOM
15. 2026-04-11
    price $99,000
16. 2026-03-25
    price $109,000
17. 2026-03-02
    price $114,000
18. 2026-01-24
    listed $124,900 Active
19. 2024-04-01
    soldstatus $132,500 Closed 753-char remark

    Show marketing remark (753 chars)

    Start living in this lovely single-story gem in Apache Junction! Move-in ready. Beautifully fully furnished. This property displays a carport and a low-care desert landscape. The well-maintained interior boasts wood-look flooring, vaulted ceilings, neutral paint, and bay windows. The sizable great room gives a modern feel. Stainless steel appliances, cabinets with crown moulding, fluorescent lighting, and a breakfast bar complete this impeccable kitchen. The primary bedroom is bathed in natural light and features plush carpet in all the right places, a large mirrored door closet, and a personal bathroom for convenience. Discover the quaint backyard with a storage shed and a relaxing covered patio. Don't just imagine! This rare find won't last!

20. 2024-03-25
    status Pending 753-char remark

    Show marketing remark (753 chars)

    Start living in this lovely single-story gem in Apache Junction! Move-in ready. Beautifully fully furnished. This property displays a carport and a low-care desert landscape. The well-maintained interior boasts wood-look flooring, vaulted ceilings, neutral paint, and bay windows. The sizable great room gives a modern feel. Stainless steel appliances, cabinets with crown moulding, fluorescent lighting, and a breakfast bar complete this impeccable kitchen. The primary bedroom is bathed in natural light and features plush carpet in all the right places, a large mirrored door closet, and a personal bathroom for convenience. Discover the quaint backyard with a storage shed and a relaxing covered patio. Don't just imagine! This rare find won't last!

21. 2024-03-08
    historical Under Contract Accepting Backups 753-char remark

    Show marketing remark (753 chars)

    Start living in this lovely single-story gem in Apache Junction! Move-in ready. Beautifully fully furnished. This property displays a carport and a low-care desert landscape. The well-maintained interior boasts wood-look flooring, vaulted ceilings, neutral paint, and bay windows. The sizable great room gives a modern feel. Stainless steel appliances, cabinets with crown moulding, fluorescent lighting, and a breakfast bar complete this impeccable kitchen. The primary bedroom is bathed in natural light and features plush carpet in all the right places, a large mirrored door closet, and a personal bathroom for convenience. Discover the quaint backyard with a storage shed and a relaxing covered patio. Don't just imagine! This rare find won't last!

22. 2024-01-13
    listed $139,500 Active 753-char remark

    Show marketing remark (753 chars)

    Start living in this lovely single-story gem in Apache Junction! Move-in ready. Beautifully fully furnished. This property displays a carport and a low-care desert landscape. The well-maintained interior boasts wood-look flooring, vaulted ceilings, neutral paint, and bay windows. The sizable great room gives a modern feel. Stainless steel appliances, cabinets with crown moulding, fluorescent lighting, and a breakfast bar complete this impeccable kitchen. The primary bedroom is bathed in natural light and features plush carpet in all the right places, a large mirrored door closet, and a personal bathroom for convenience. Discover the quaint backyard with a storage shed and a relaxing covered patio. Don't just imagine! This rare find won't last!

ⓘ 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 6/10 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: $23,486
• − Mortgage interest: −$5,546
• − Property taxes: −$1,485
• − Insurance: −$495
• − Repairs & maintenance: −$1,879
• − Management: −$1,879
• − Depreciation: −$2,880
• Taxable income: $9,322
• Est. tax owed @ 24.0%: −$2,237
• After-tax cash flow: $8,106/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

-29.0% since first listed

8 events — show timeline

• 2026-04-11 Price Changed $99,000 ARMLS
• 2026-03-25 Price Changed $109,000 ARMLS
• 2026-03-02 Price Changed $114,000 ARMLS
• 2026-01-24 Listed $124,900 ARMLS
• 2024-04-01 Sold (MLS) $132,500 ARMLS
• 2024-03-25 Pending — ARMLS
• 2024-03-08 Contingent — ARMLS
• 2024-01-13 Listed $139,500 ARMLS