2292 N Ironwood Dr #105 · Apache Junction, AZ 85120

$55,000

2 bd · 1.5 ba · 896 sqft · Manufactured · 109 Days on market

Manufactured home Built 1989 Good condition $61/sqft · 17% below area Est $66k · 17% under ↓ 8% 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 +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Condition / age +4.0/5.0
• Livability +3.3/5.0
• Appreciation +2.5/10.0
• Rent growth +1.6/5.0
• Schools +1.5/10.0
• Manufactured-home adj. -6.2

Listing remarks

Welcome to your new home in the all ages community of Windsong! Enjoy beautiful vinyl plank flooring throughout, a spacious kitchen with ample counter and cabinet space! Take a dip in the community pool during the hot summer months, or head out to a nearby hike!

Key facts

• Nearby hike
• Community pool
• Spacious kitchen

Tags

• VINYL PLANK FLOORING
• SPACIOUS KITCHEN
• COMMUNITY POOL
• NEARBY HIKE

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath manufactured listed at $55k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $498 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $55k).
• Recommended offer: $50k (9.0% below list) — sets the bar for market timing.
• Cap rate 17.2% vs local median 3.1% 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: Four Peaks Elementary School (math 12% / reading 17%, grade F, #898 of 1,109 statewide, top 83%, 498 students, 73% 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 falling (-3.5%/yr); 637 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 28d on market — plan ~3-4 weeks tenant-placement turnaround); 44% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $380 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 0.0% rent growth), your $15k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 109 days — a 9% lower offer ($50k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 2y ago; this cycle's ask has dropped $5k (8%) 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→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $50,050 (9.0% below list)

Questions for the listing agent

1. It's been on market 109 days. Have you received any prior offers? Is the seller open to a 9% 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: 2.02% ✓
• Cap rate: 17.16%
• Cash-on-cash: 38.80%
• DSCR: 2.73
• GRM: 4.1

CMA / ARV

• ARV (median comp): $66,500
• List price: $55,000
• Delta: -17.29%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2292 N Ironwood Dr #55	0.12mi	2/2.0	960 (+7%)	5mo	$57,000	$59	76
2292 N Ironwood Dr #26	0.12mi	3/2.0 (+1)	960 (+7%)	0mo	$66,000	$69	75
2292 N Ironwood Dr #110	0.11mi	3/2.0 (+1)	960 (+7%)	2mo	$67,000	$70	74
2292 N Ironwood Dr #56	0.11mi	3/2.0 (+1)	960 (+7%)	4mo	$59,000	$61	73
2292 N Ironwood Dr #103	0.00mi	2/2.0	1,008 (+12%)	7mo	$18,000	$18	72
1770 N Valley Dr #19	0.32mi	2/1.0	840 (-6%)	2mo	$45,000	$54	72
2292 N Ironwood Dr #78	0.12mi	3/2.0 (+1)	960 (+7%)	5mo	$60,000	$63	71
2292 N Ironwood Dr #3	0.00mi	3/2.0 (+1)	960 (+7%)	13mo	$65,000	$68	70
2292 N Ironwood Dr #84	0.12mi	2/2.0	1,024 (+14%)	4mo	$25,000	$24	65
1784 N Main Dr	0.38mi	2/1.0	833 (-7%)	6mo	$249,995	$300	64
2292 N Ironwood Dr #34	0.00mi	3/2.0 (+1)	1,024 (+14%)	6mo	$60,000	$59	64
1644 N Desert View Dr N	0.73mi	2/2.0	846 (-6%)	9mo	$271,500	$321	48

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: 31.5%
• Equity multiple: 2.27×
• Total profit: $19,564
• Equity at exit: $8,201

10-year hold

• IRR: 37.0%
• Equity multiple: 3.95×
• Total profit: $45,357
• Equity at exit: $4,755

Cash invested: $15,400 (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 →

Balanced market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 12 active · 4 under contract
• Months of supply: 4.8 mo (21%/mo absorbed)
• Median asking: $45,000 ($49/sqft)
• Median days on market: 93 d
• This list price: 67% of active listings are priced below it
• ARV vs active asking: +51.1% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 85120

• Home prices YoY: -29.0%
• Rents YoY: -3.5%
• Active inventory: 637
• Price-to-rent: 4.1×

Monthly cashflow live

• Estimated rent: $1,112 high
• Mortgage (P&I): −$288
• Tax est. 1.5%: −$69 /mo · $825/yr
• Insurance: −$23
• HOA: −$0
• Lot rent leased land?: −$0
• Vacancy / Maint / Mgmt: −$233
• Net cashflow: $498

Break-even live

Break-even rent $481

Max offer price $55,000

Occupancy floor 50%

Sensitivity live

Price	-10% $536	-5% $517	+0% $498	+5% $479	+10% $460
Rent	-10% $410	-5% $454	+0% $498	+5% $542	+10% $586
Rate	-1.0pp $526	-0.5pp $512	base $498	+0.5pp $484	+1.0pp $469

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: $13,750
• Closing costs: $1,650
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1030 N Delaware Dr Unit 30 Apache Junction, AZ	2.0	1.0	624	$995	$1.59	22d	1	0.95mi
2185 W Ohio St Apache Junction, AZ	2.0	1.0	1000	$1,295	$1.29	54d	1	1.14mi
1440 N Idaho Rd Apache Junction, AZ	1.0–2.0	1.0–1.5	1010	$1,800	$1.78	14d	2	1.14mi
925 N Plaza Dr #92 Apache Junction, AZ	2.0	2.0	672	$1,449	$2.16	27d	1	1.19mi
455 N Delaware Dr Unit 7 Apache Junction, AZ	2.0	2.0	1060	$1,900	$1.79	74d	1	1.21mi
925 N Plaza Dr #22 Apache Junction, AZ	1.0	1.0	540	$1,229	$2.28	22d	1	1.22mi
135 N Palo Verde Dr Apache Junction, AZ	1.0	1.0	750	$915	$1.22	70d	1	1.37mi
135 N Palo Verde Dr Unit 8 Apache Junction, AZ	1.0	1.0	750	$925	$1.23	74d	1	1.37mi
800 W Apache Trl Lot 38 Apache Junction, AZ	2.0	1.0	560	$1,129	$2.02	27d	1	1.48mi

Property features AI

Finance

• HOA & community: No association feesLand lease: $715 monthly

Exterior

• Parking: 1 covered parking space1 open parking space1 carport space
• Utilities: City waterPublic sewer
• Home design: Manufactured / mobile housingLeasehold ownership
• Construction: Wood frame constructionPainted exteriorComposition roof
• Exterior features: Gravel/stone frontGravel/stone backNo fencingCommunity pool

Interior

• Kitchen: Includes refrigeratorEat-in kitchen layout
• Bedrooms: 2 possible bedrooms
• Bathrooms: 1 full bathroom1 half bathroom
• Heating & cooling: Electric heatingCentral air conditioning
• Interior features: Eat-in kitchenRefrigerator

Listing history 50 events

1. 2026-08-09
   days on market $55,000 Active 109 DOM
2. 2026-08-08
   days on market $55,000 Active 108 DOM
3. 2026-08-06
   days on market $55,000 Active 106 DOM
4. 2026-08-05
   days on market $55,000 Active 105 DOM
5. 2026-08-04
   days on market $55,000 Active 104 DOM
6. 2026-08-03
   days on market $55,000 Active 103 DOM
7. 2026-07-31
   days on market $55,000 Active 100 DOM
8. 2026-07-30
   days on market $55,000 Active 99 DOM
9. 2026-07-30
   days on market $55,000 Active 98 DOM
10. 2026-07-28
    days on market $55,000 Active 97 DOM
11. 2026-07-26
    days on market $55,000 Active 95 DOM
12. 2026-07-24
    days on market $55,000 Active 93 DOM
13. 2026-07-23
    days on market $55,000 Active 92 DOM
14. 2026-07-22
    days on market $55,000 Active 91 DOM
15. 2026-07-21
    days on market $55,000 Active 90 DOM
16. 2026-07-20
    days on market $55,000 Active 89 DOM
17. 2026-07-18
    days on market $55,000 Active 87 DOM
18. 2026-07-18
    days on market $55,000 Active 86 DOM
19. 2026-07-16
    days on market $55,000 Active 85 DOM
20. 2026-07-15
    days on market $55,000 Active 84 DOM
21. 2026-07-14
    days on market $55,000 Active 83 DOM
22. 2026-07-13
    days on market $55,000 Active 82 DOM
23. 2026-07-13
    days on market $55,000 Active 81 DOM
24. 2026-07-11
    days on market $55,000 Active 80 DOM
25. 2026-07-10
    days on market $55,000 Active 79 DOM
26. 2026-07-09
    days on market $55,000 Active 78 DOM
27. 2026-07-07
    days on market $55,000 Active 76 DOM
28. 2026-07-06
    days on market $55,000 Active 75 DOM
29. 2026-07-06
    days on market $55,000 Active 74 DOM
30. 2026-07-05
    pricedays on market $55,000 Active 73 DOM
31. 2026-07-03
    days on market $60,000 Active 72 DOM
32. 2026-07-02
    days on market $60,000 Active 71 DOM
33. 2026-07-01
    days on market $60,000 Active 70 DOM
34. 2026-06-30
    days on market $60,000 Active 69 DOM
35. 2026-06-29
    days on market $60,000 Active 68 DOM
36. 2026-06-28
    days on market $60,000 Active 67 DOM
37. 2026-06-27
    days on market $60,000 Active 66 DOM
38. 2026-06-26
    days on market $60,000 Active 65 DOM
39. 2026-06-24
    days on market $60,000 Active 63 DOM
40. 2026-06-22
    days on market $60,000 Active 61 DOM
41. 2026-06-21
    days on market $60,000 Active 60 DOM
42. 2026-06-18
    days on market $60,000 Active 57 DOM
43. 2026-06-17
    days on market $60,000 Active 56 DOM
44. 2026-06-16
    days on market $60,000 Active 55 DOM
45. 2026-06-15
    days on market $60,000 Active 54 DOM
46. 2026-06-13
    days on market $60,000 Active 52 DOM
47. 2026-06-09
    days on market $60,000 Active 48 DOM
48. 2026-06-08
    days on market $60,000 Active 47 DOM
49. 2026-06-07
    days on market $60,000 Active 46 DOM
50. 2026-06-04
    days on market $60,000 Active 43 DOM

ⓘ 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 7/10 Severe
• 🌡 Heat 8/10 Severe 6 d/yr ≥111°F today · 16 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: $13,338
• − Mortgage interest: −$3,081
• − Property taxes: −$825
• − Insurance: −$275
• − Repairs & maintenance: −$1,067
• − Management: −$1,067
• − Depreciation: −$1,600
• Taxable income: $5,423
• Est. tax owed @ 24.0%: −$1,302
• After-tax cash flow: $4,674/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 · 10 photos

Good 80/100 Cosmetic rehab Est. rehab $4,480–$13,440 screening

This manufactured home is in good condition with modern updates and a fresh paint job, making it a good investment for both resale and rental.

Value-add opportunities

• Both landscaping — enhances curb appeal and adds value ↑
• Both furniture — improves living space and appeal ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 15/100

Zoned Schools

Elementary Four Peaks Elementary School F AZ #898/1,109 Nat'l #36,758/41,679 Middle Cactus Canyon Junior High F AZ #151/218 Nat'l #12,406/14,009 High Apache Junction High School F AZ #267/381 Nat'l #15,534/17,239

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

C Composite livability gradescore 66/100

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 · 437,574 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: 14% of renters

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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%

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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%

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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

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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

Property features AI

Finance

• HOA & community: No association feesLand lease: $715 monthly

Exterior

• Parking: 1 covered parking space1 open parking space1 carport space
• Utilities: City waterPublic sewer
• Home design: Manufactured / mobile housingLeasehold ownership
• Construction: Wood frame constructionPainted exteriorComposition roof
• Exterior features: Gravel/stone frontGravel/stone backNo fencingCommunity pool

Interior

• Kitchen: Includes refrigeratorEat-in kitchen layout
• Bedrooms: 2 possible bedrooms
• Bathrooms: 1 full bathroom1 half bathroom
• Heating & cooling: Electric heatingCentral air conditioning
• Interior features: Eat-in kitchenRefrigerator

Price history

-7.7% since first listed

11 events — show timeline

• 2026-04-22 Listed $60,000 ARMLS
• 2025-03-09 Rental Removed $1,350 SHOWMOJO
• 2025-02-20 Price Changed $1,350 SHOWMOJO
• 2025-02-12 Listed for Rent $1,400 SHOWMOJO
• 2024-12-17 Listing Removed — ARMLS
• 2024-12-16 Relisted — ARMLS
• 2024-11-22 Rental Removed $1,400 SHOWMOJO
• 2024-11-19 Contingent — ARMLS
• 2024-11-16 Listed for Rent $1,400 SHOWMOJO
• 2024-08-29 Price Changed $54,900 ARMLS
• 2024-06-26 Listed $65,000 ARMLS