3301 S Goldfield Rd #6008 · Apache Junction, AZ 85119

$189,900

2 bd · 2.0 ba · 1,056 sqft · Manufactured · 184 Days on market

Built 2022 300 sqft lot ↓ 12% 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 +19.9/30.0
• ARV discount +7.5/15.0
• DSCR +6.3/10.0
• 1% rule +5.3/10.0
• 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

Retirement or winter home living at its finest in a gated community. If gorgeous mountain views and easy living is what you seek, then this is the place for you. This bright and spacious, open concept floor plan has a den and a temperature controlled, glassed in Arizona room to enjoy the beautiful outdoors year-round. The kitchen has more than enough storage space and added skylight. The master bedroom has a walk-in shower. More to come!

Key facts

• Gated community
• Walk-in shower
• Mountain views

Tags

• GATED COMMUNITY
• MOUNTAIN VIEWS
• OPEN CONCEPT FLOOR PLAN
• MORE THAN ENOUGH STORAGE SPACE
• WALK-IN SHOWER

Property features AI

Finance

• Other: Lot size listed from assessor; Builder-reported building area
• HOA & community: Land lease (monthly); Land lease amount $928 per month; Association fee includes trash

Exterior

• Parking: 2 covered parking spaces; 2 open parking spaces; 2-car garage
• Utilities: City water; Public sewer
• Home design: Manufactured/mobile home; Leasehold ownership
• Construction: Vinyl siding; Steel frame construction; Painted exterior; Composition roof
• Exterior features: Desert front and back landscaping; Irrigation front and back; No fencing; Community pool; Community spa (heated); Tennis courts; Biking/walking paths; Fitness center; Golf amenities

Interior

• Kitchen: Built-in microwave; Refrigerator; Dishwasher
• Bedrooms: 2 possible bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Heat pump heating; Central air conditioning; ENERGY STAR qualified cooling equipment
• Interior features: Eat-in kitchen; Kitchen island; Full bathroom in primary bedroom; Fireplace
• Laundry & utility: Laundry inside

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $190k.

Deal economics

• At list price, monthly cash flow is $231 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $190k).
• Recommended offer: $167k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.8% 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); 357 active listings in the ZIP; 3 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 $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 184 days — a 12% lower offer ($167k) 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 $167,112 (12.0% below list)

Questions for the listing agent

1. It's been on market 184 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. 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: 1.03% ✓
• Cap rate: 7.75%
• Cash-on-cash: 5.21%
• DSCR: 1.23
• GRM: 8.1

CMA / ARV

• ARV (on-the-fly): $119,328
• 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 #4065	0.00mi	2/2.0	1,056 (0%)	15mo	$165,000	$156	87
3301 S Goldfield Rd #4066	0.06mi	2/2.0	1,140 (+8%)	2mo	$140,000	$123	82
3301 S Goldfield Rd #2006	0.11mi	2/2.0	968 (-8%)	2mo	$135,000	$139	79
3301 S Goldfield Rd #2019	0.00mi	2/2.0	946 (-10%)	5mo	$95,000	$100	79
2400 E Baseline Ave #94	0.71mi	2/2.0	1,104 (+4%)	7mo	$125,000	$113	54
2400 E Baseline Ave #112	0.73mi	2/2.0	1,056 (0%)	15mo	$112,300	$106	54
2400 E Baseline Ave #73	0.73mi	2/2.0	1,056 (0%)	15mo	$115,000	$109	54
2400 E Baseline Ave E #246	0.73mi	2/2.0	1,056 (0%)	21mo	$87,000	$82	49
3355 S Cortez Rd Lot 48	0.72mi	2/2.0	1,056 (0%)	22mo	$119,900	$114	49
2400 E Baseline Ave #7	0.73mi	2/2.0	1,120 (+6%)	15mo	$126,000	$113	44
2400 E Baseline Ave #81	0.73mi	2/2.0	1,152 (+9%)	12mo	$129,000	$112	41
2400 E Baseline Ave #32	0.64mi	3/2.0 (+1)	1,200 (+14%)	20mo	$132,400	$110	26

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: -9.8%
• Equity multiple: 0.65×
• Total profit: $-18,820
• Equity at exit: $28,315

10-year hold

• IRR: -2.5%
• Equity multiple: 0.84×
• Total profit: $-8,397
• Equity at exit: $16,419

Cash invested: $53,172 (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: 8.1×

Monthly cashflow live

• Estimated rent: $1,953 medium
• Mortgage (P&I): −$996
• Tax est. 1.5%: −$237 /mo · $2,848/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$410
• Net cashflow: $231

Break-even live

Break-even rent $1,661

Max offer price $189,900

Occupancy floor 83%

Sensitivity live

Price	-10% $362	-5% $296	+0% $231	+5% $165	+10% $99
Rent	-10% $76	-5% $154	+0% $231	+5% $308	+10% $385
Rate	-1.0pp $326	-0.5pp $279	base $231	+0.5pp $181	+1.0pp $131

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: $47,475
• Closing costs: $5,697
• Reserves months: —
• Total cash needed: —

Rent comps 3 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	25d	1	0.78mi
3448 S Chaparral Rd Apache Junction, AZ	3.0	2.0	1186	$1,848	$1.56	12d	1	0.96mi
1540 E 25th Ave Apache Junction, AZ	2.0	1.0	850	$995	$1.17	13d	1	1.43mi

Listing history 17 events

1. 2026-06-21
   days on market $189,900 Active 184 DOM
2. 2026-06-18
   days on market $189,900 Active 181 DOM
3. 2026-06-17
   days on market $189,900 Active 180 DOM
4. 2026-06-16
   days on market $189,900 Active 179 DOM
5. 2026-06-15
   days on market $189,900 Active 178 DOM
6. 2026-06-13
   days on market $189,900 Active 176 DOM
7. 2026-06-09
   days on market $189,900 Active 172 DOM
8. 2026-06-08
   days on market $189,900 Active 171 DOM
9. 2026-06-07
   days on market $189,900 Active 170 DOM
10. 2026-06-04
    days on market $189,900 Active 167 DOM
11. 2026-06-03
    days on market $189,900 Active 166 DOM
12. 2026-06-02
    days on market $189,900 Active 165 DOM
13. 2026-06-01
    days on market $189,900 Active 164 DOM
14. 2026-05-31
    days on market $189,900 Active 163 DOM
15. 2026-05-06
    price $189,900
16. 2026-01-18
    price $204,900
17. 2025-12-19
    listed $214,900 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 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: $23,439
• − Mortgage interest: −$10,637
• − Property taxes: −$2,848
• − Insurance: −$950
• − Repairs & maintenance: −$1,875
• − Management: −$1,875
• − Depreciation: −$5,524
• Taxable loss: −$271
• Est. tax savings @ 24.0%: +$65
• After-tax cash flow: $2,833/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

-11.6% since first listed

3 events — show timeline

• 2026-05-06 Price Changed $189,900 ARMLS
• 2026-01-18 Price Changed $204,900 ARMLS
• 2025-12-19 Listed $214,900 ARMLS