2000 S Apache Rd #79 · Buckeye, AZ 85326

$143,000

3 bd · 2.0 ba · 1,456 sqft · Manufactured · 41 Days on market

Built 2020 Good condition $98/sqft · 9% above area Est $132k · 9% 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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +9.1/10.0
• Condition / age +4.0/5.0
• ARV discount +3.6/15.0
• Livability +3.4/5.0
• Rent growth +2.3/5.0
• Schools +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

It's a 2020 and NO SALES TAX! Barely lived in, so like new. Split floor plan. Second bedroom is almost as big as the master! Large laundry room. Kitchen Island and huge walk in pantry. Upgraded Refrigerator. Washer & Dryer included. Front deck with patio cover. Motion sensor exterior lighting added in front & rear. Comes with a Storage Shed. Community is gated, all ages, dog run, playground, cabana, adult and child activities. Come release some stress and relax in the HEATED community pool. Covered BBQ area & Fitness Center. Must qualify with office to lease lot! Call for lender options on this specific type of property! Quick move in available! RV parking available!

Key facts

• 4 parking spots
• Community pool
• Built 2020

Property features AI

Finance

• Financial info: Current financing: Non-assumable
• HOA & community: Land lease community (monthly land lease); Land lease $574 monthly; Association maintains grounds and exterior; Community amenities: pool, gated access, transportation services, playground, biking/walking path

Exterior

• Parking: 2 covered parking spaces; 2 open parking spaces; 2 carport spaces
• Utilities: City water; Public sewer
• Home design: Leasehold property; Manufactured/mobile housing
• Construction: Steel frame and wood frame construction
• Exterior features: East/West exposure; Gravel/stone front; Gravel/stone back; No fencing; Composition roof

Interior

• Kitchen: Refrigerator; Dishwasher; Disposal; Built-in electric oven; Built-in microwave
• Bedrooms: Up to 3 bedrooms
• Flooring: Vinyl; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air; Ceiling fans; Electric heating; Floor furnace; Wall furnace
• Interior features: Eat-in kitchen with breakfast bar and kitchen island; 3/4 bath in master bedroom; Mechanical sun shades and vinyl window frames
• Laundry & utility: Washer/dryer hookup only

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $143k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $608 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $143k).
• Recommended offer: $139k (3.0% below list) — sets the bar for market timing.
• Cap rate 11.4% 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); 1196 active listings in the ZIP; 23 comparable units currently listed for rent nearby; rentals leasing fast (median 10d 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 $989 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.
• At projected returns (-3.0% appreciation + 0.0% rent growth), your $40k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 41 days — a 3% lower offer ($139k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 5y ago; this cycle's ask is 8838% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

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 $138,710 (3.0% below list)

Questions for the listing agent

1. It's been on market 41 days. Have you received any prior offers? Is the seller open to a 3% 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 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: 1.41% ✓
• Cap rate: 11.40%
• Cash-on-cash: 18.23%
• DSCR: 1.81
• GRM: 5.9

CMA / ARV

• ARV (median comp): $131,500
• List price: $143,000
• Delta: 8.75%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2000 S Apache Rd #78	0.00mi	3/2.0	1,456 (0%)	3mo	$108,000	$74	97
2000 S Apache Rd #292	0.19mi	3/2.0	1,456 (0%)	1mo	$135,000	$93	90
2000 S Apache Rd #331	0.19mi	3/2.0	1,456 (0%)	3mo	$122,800	$84	89
2000 S Apache Rd #40	0.19mi	3/2.0	1,450 (-0%)	3mo	$128,000	$88	88
2000 S Apache Rd #223	0.19mi	3/2.0	1,512 (+4%)	1mo	$79,500	$53	84
2000 S Apache Rd #156	0.30mi	2/2.0 (-1)	1,456 (0%)	4mo	$160,000	$110	78
2000 S Apache Rd #371	0.19mi	3/2.0	1,344 (-8%)	2mo	$160,000	$119	77
2000 S Apache Rd #126	0.19mi	3/2.0	1,334 (-8%)	7mo	$120,000	$90	71
2000 S Apache Rd #67	0.19mi	4/2.0 (+1)	1,344 (-8%)	4mo	$104,900	$78	70
2000 S Apache Rd #144	0.40mi	3/2.0	1,344 (-8%)	6mo	$55,000	$41	63
2000 S Apache Rd #16	0.40mi	3/2.0	1,248 (-14%)	0mo	$120,000	$96	57
2111 S 248th Ave	0.53mi	4/2.0 (+1)	1,560 (+7%)	7mo	$385,000	$247	52

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: 6.4%
• Equity multiple: 1.24×
• Total profit: $9,670
• Equity at exit: $21,322

10-year hold

• IRR: 12.9%
• Equity multiple: 1.89×
• Total profit: $35,533
• Equity at exit: $12,364

Cash invested: $40,040 (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: 1196
• Price-to-rent: 5.9×

Monthly cashflow live

• Estimated rent: $2,021 high
• Mortgage (P&I): −$750
• Tax est. 1.5%: −$179 /mo · $2,145/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$424
• Net cashflow: $608

Break-even live

Break-even rent $1,251

Max offer price $143,000

Occupancy floor 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: $35,750
• Closing costs: $4,290
• Reserves months: —
• Total cash needed: —

Rent comps 23 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	13d	1	0.20mi
1881 S 245th Dr Buckeye, AZ	3.0	2.0	1789	$1,949	$1.09	43d	1	0.20mi
24215 W Gross Ave Buckeye, AZ	3.0	2.0	1680	$1,850	$1.10	15d	1	0.26mi
24485 W Yuma Rd Buckeye, AZ	1.0–3.0	1.0–2.5	1090	$1,950	$1.79	1d	1	0.30mi
1730 S 246th Ln Buckeye, AZ	3.0	2.0	1578	$2,000	$1.27	1d	1	0.33mi
24240 W Verlea Dr Buckeye, AZ	4.0	2.5	1854	$1,900	$1.02	10d	1	0.49mi
24458 W Verlea Dr Buckeye, AZ	3.0	2.0	1345	$2,198	$1.63	1d	1	0.51mi
1868 S 240th Ave Buckeye, AZ	4.0	2.0	1449	$2,050	$1.41	1d	1	0.51mi
1868 S 240th Ave Buckeye, AZ	4.0	2.0	1449	$2,100	$1.45	18d	1	0.51mi
24068 W Whyman Ave Buckeye, AZ	4.0	2.0	1450	$2,400	$1.66	1d	1	0.53mi
24403 W Ripple Rd Buckeye, AZ	3.0	2.0	1565	$1,900	$1.21	43d	1	0.56mi
24037 W Zak Rd Buckeye, AZ	4.0	2.0	1601	$1,895	$1.18	43d	1	0.61mi
1044 S 239th Ln Buckeye, AZ	3.0	2.0	1298	$1,935	$1.49	15d	1	0.67mi
23928 W Desert Bloom St Buckeye, AZ	4.0	2.0	1535	$1,999	$1.30	1d	1	0.71mi
1268 S 238th Ln Buckeye, AZ	3.0	2.0	1571	$1,800	$1.15	22d	1	0.72mi
23949 W Antelope Trl Buckeye, AZ	4.0	2.0	1535	$1,775	$1.16	12d	1	0.85mi
23692 W Watkins St Buckeye, AZ	3.0	2.0	1618	$1,750	$1.08	1d	1	0.94mi
23692 W Watkins St Buckeye, AZ	3.0	2.0	1618	$1,799	$1.11	10d	1	0.94mi
23683 W Yuma Rd Buckeye, AZ	1.0–3.0	1.0–2.0	1034	$1,823	$1.76	1d	30	0.95mi
24542 W Raymond St Buckeye, AZ	3.0	2.0	1612	$1,895	$1.18	1d	1	1.28mi
23809 W Adams St Buckeye, AZ	3.0	2.0	1400	$1,725	$1.23	1d	1	1.35mi
23237 W Yavapai St Buckeye, AZ	3.0	2.0	1681	$2,100	$1.25	15d	1	1.47mi
23339 W Twilight Trl Buckeye, AZ	2.0	2.0	1000	$1,600	$1.60	11d	1	1.48mi

Listing history 20 events

1. 2026-06-18
   days on market $143,000 Active 41 DOM
2. 2026-06-17
   days on market $143,000 Active 40 DOM
3. 2026-06-16
   days on market $143,000 Active 39 DOM
4. 2026-06-15
   days on market $143,000 Active 38 DOM
5. 2026-06-13
   days on market $143,000 Active 36 DOM
6. 2026-06-13
   days on market $143,000 Active 35 DOM
7. 2026-06-09
   days on market $143,000 Active 32 DOM
8. 2026-06-08
   days on market $143,000 Active 31 DOM
9. 2026-06-07
   days on market $143,000 Active 30 DOM
10. 2026-06-04
    pricedays on market $143,000 Active 27 DOM
11. 2026-06-03
    days on market $150,000 Active 26 DOM
12. 2026-06-02
    days on market $150,000 Active 25 DOM
13. 2026-06-01
    days on market $150,000 Active 24 DOM
14. 2026-05-31
    days on market $150,000 Active 23 DOM
15. 2026-05-08
    listed $150,000 Active 639-char remark
16. 2026-04-16
    historical
17. 2026-04-05
    listed $150,000 Active
18. 2022-01-14
    soldstatus $143,000 Closed

    Show marketing remark (687 chars)

    It's a 2020 and NO SALES TAX! Barely lived in, so like new. Split floor plan. Second bedroom is almost as big as the master! Large laundry room. Kitchen Island and huge walk in pantry. Upgraded Refrigerator. Washer & Dryer included. Front deck with patio cover. Motion sensor exterior lighting added in front & rear. Comes with a Storage Shed. Community is gated, all ages, dog run, playground, cabana, adult and child activities. Come release some stress and relax in the HEATED community pool. Covered BBQ area & Fitness Center. Must qualify with office to lease lot! Call for lender options on this specific type of property! Quick move in available! RV parking available!

19. 2021-12-30
    historical Under Contract Accepting Backups

    Show marketing remark (687 chars)

    It's a 2020 and NO SALES TAX! Barely lived in, so like new. Split floor plan. Second bedroom is almost as big as the master! Large laundry room. Kitchen Island and huge walk in pantry. Upgraded Refrigerator. Washer & Dryer included. Front deck with patio cover. Motion sensor exterior lighting added in front & rear. Comes with a Storage Shed. Community is gated, all ages, dog run, playground, cabana, adult and child activities. Come release some stress and relax in the HEATED community pool. Covered BBQ area & Fitness Center. Must qualify with office to lease lot! Call for lender options on this specific type of property! Quick move in available! RV parking available!

20. 2021-12-23
    listed $143,000 Active

    Show marketing remark (687 chars)

    It's a 2020 and NO SALES TAX! Barely lived in, so like new. Split floor plan. Second bedroom is almost as big as the master! Large laundry room. Kitchen Island and huge walk in pantry. Upgraded Refrigerator. Washer & Dryer included. Front deck with patio cover. Motion sensor exterior lighting added in front & rear. Comes with a Storage Shed. Community is gated, all ages, dog run, playground, cabana, adult and child activities. Come release some stress and relax in the HEATED community pool. Covered BBQ area & Fitness Center. Must qualify with office to lease lot! Call for lender options on this specific type of property! Quick move in available! RV parking available!

ⓘ 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: $24,249
• − Mortgage interest: −$8,010
• − Property taxes: −$2,145
• − Insurance: −$715
• − Repairs & maintenance: −$1,940
• − Management: −$1,940
• − Depreciation: −$4,160
• Taxable income: $5,339
• Est. tax owed @ 24.0%: −$1,281
• After-tax cash flow: $6,016/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 · 12 photos

Good 80/100 Cosmetic rehab

This 2020 manufactured home is in good condition with modern amenities and a well-maintained exterior. It's ready for a quick move-in and offers a good return on investment.

Value-add opportunities

• Both landscaping — enhances curb appeal and adds value
• Both painting — refreshes interior and exterior
• Both upgrading appliances — attracts more buyers/renters

Renovation cost estimate screening

Value-add ROI direction

• Both landscaping — enhances curb appeal and adds value ↑
• Both painting — refreshes interior and exterior ↑
• Both upgrading appliances — attracts more buyers/renters ↑

ⓘ 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

-98.9% since first listed

8 events — show timeline

• 2026-06-04 Listed for Rent $1,600 ARMLS
• 2026-06-03 Price Changed $143,000 ARMLS
• 2026-05-08 Listed $150,000 ARMLS
• 2026-04-16 Listing Removed — ARMLS
• 2026-04-05 Listed $150,000 ARMLS
• 2022-01-14 Sold (MLS) $143,000 ARMLS
• 2021-12-30 Contingent — ARMLS
• 2021-12-23 Listed $143,000 ARMLS