2208 W Baseline Ave #114 · Apache Junction, AZ 85120

$63,000

3 bd · 2.0 ba · 1,278 sqft · Manufactured · 217 Days on market

Built 1992 3,000 sqft lot Est $105k · 40% under ↓ 26% 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
• Livability +3.3/5.0
• Condition / age +2.5/5.0
• Rent growth +1.6/5.0
• Schools +1.5/10.0
• Appreciation +0.0/10.0

Listing remarks

Make this charming 3-bedroom mobile home in the vibrant 55+ community yours today! Inside, you'll love the wood-look floors, vaulted ceilings, and an inviting living area perfect for relaxing or hosting friends. The kitchen is ready for your favorite recipes with its essential appliances, crisp white cabinetry, and plenty of counter space. The main bedroom offers a private retreat with a bathroom featuring a soothing shower and tub combo. Head to the backyard to unwind or fire up the grill for a fun barbecue—plus, there's extra storage for your essentials! Enjoy the community's spa, fitness center, and more. This could be your happy place! Act now!

Key facts

• Inviting living area
• Wood-look floors
• Private retreat

Tags

• WOOD-LOOK FLOORS
• VAULTED CEILINGS
• INVITING LIVING AREA
• ESSENTIAL APPLIANCES
• WHITE CABINETRY
• PRIVATE RETREAT

Property features AI

Finance

• Other: Lot features include 3,000 sq ft lot (assessor); Building area source: assessor
• HOA & community: Land lease community (monthly land lease); Monthly land lease fee; Association covers sewer, water, street maintenance and grounds maintenance; Community amenities include pool, gated access, heated community spa, biking/walking path, and fitness center; No visible truck/trailer/RV/boat allowed

Exterior

• Parking: 2 covered parking spaces; 2 carport spaces
• Utilities: City water; Public sewer
• Home design: Manufactured/mobile home; Leasehold ownership
• Construction: Wood frame construction; Painted exterior; Composition roof
• Exterior features: Storage; Desert landscaping in back; Gravel/stone front

Interior

• Kitchen: Laminate counters; Pantry; Refrigerator; Disposal; Eat-in kitchen
• Bedrooms: Up to 3 bedrooms possible
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating; Central air; Ceiling fans; Has heating and cooling
• Interior features: High-speed internet; Eat-in kitchen; No interior steps; Vaulted ceilings; Pantry; Full bathroom in master bedroom; Laminate counters; Solar window screens; Tankless hot water heater; Refrigerator; Disposal
• Laundry & utility: Inside laundry

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $63k.

Deal economics

• At list price, monthly cash flow is $1k ($15k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $63k).
• Recommended offer: $55k (12.0% below list) — sets the bar for market timing.
• Cap rate 30.9% 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 falling (-3.5%/yr); 455 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 9,504 units permitted in Pinal County in 2024 (776 in 5+ unit buildings).
• At $2,183/mo this rent would consume 45% of the median local household income ($58k/yr) (locally 686% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $436 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 $18k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 217 days — a 12% lower offer ($55k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 6→14/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $55,440 (12.0% below list)

Questions for the listing agent

1. It's been on market 217 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: 3.47% ✓
• Cap rate: 30.85%
• Cash-on-cash: 87.70%
• DSCR: 4.90
• GRM: 2.4

CMA / ARV

• ARV (on-the-fly): $104,796
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2208 W Baseline Ave #137	0.00mi	2/2.0 (-1)	1,232 (-4%)	2mo	$50,000	$41	88
2208 W Baseline Ave #67	0.15mi	2/2.0 (-1)	1,232 (-4%)	2mo	$110,000	$89	80
2208 W Baseline Ave #56	0.15mi	3/2.0	1,323 (+4%)	14mo	$130,000	$98	76
2208 W Baseline Ave #9	0.15mi	3/2.0	1,248 (-2%)	18mo	$135,000	$108	74
2208 W Baseline Ave #87	0.15mi	2/2.0 (-1)	1,344 (+5%)	8mo	$105,000	$78	73
3700 S Ironwood Dr #79	0.36mi	3/2.0	1,248 (-2%)	11mo	$190,000	$152	70
2208 W Baseline Ave	0.03mi	2/2.0 (-1)	1,344 (+5%)	21mo	$110,000	$82	68
2208 W Baseline Ave #190	0.15mi	2/2.0 (-1)	1,400 (+10%)	12mo	$105,000	$75	62
3400 S Ironwood Dr #181	0.17mi	2/2.0 (-1)	1,150 (-10%)	11mo	$85,500	$74	62
3700 S Ironwood Dr #72	0.36mi	2/2.0 (-1)	1,300 (+2%)	21mo	$140,000	$108	58
2208 W Baseline Ave #118	0.15mi	2/2.0 (-1)	1,144 (-10%)	16mo	$76,000	$66	57
3700 S Ironwood Dr #196	0.36mi	2/2.0 (-1)	1,456 (+14%)	22mo	$95,000	$65	37

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: 84.8%
• Equity multiple: 4.72×
• Total profit: $65,540
• Equity at exit: $9,394

10-year hold

• IRR: 87.4%
• Equity multiple: 8.84×
• Total profit: $138,215
• Equity at exit: $5,447

Cash invested: $17,640 (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 85120

• Home prices YoY: -29.0%
• Rents YoY: -3.5%
• Active inventory: 455
• Price-to-rent: 2.4×

Monthly cashflow live

• Estimated rent: $2,183 high
• Mortgage (P&I): −$330
• Tax est. 1.5%: −$79 /mo · $945/yr
• Insurance: −$26
• HOA: −$0
• Vacancy / Maint / Mgmt: −$458
• Net cashflow: $1,289

Break-even live

Break-even rent $551

Max offer price $63,000

Occupancy floor 36%

Sensitivity live

Price	-10% $1,333	-5% $1,311	+0% $1,289	+5% $1,267	+10% $1,246
Rent	-10% $1,117	-5% $1,203	+0% $1,289	+5% $1,375	+10% $1,462
Rate	-1.0pp $1,321	-0.5pp $1,305	base $1,289	+0.5pp $1,273	+1.0pp $1,256

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: $15,750
• Closing costs: $1,890
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3454 S Warner Dr Apache Junction, AZ	3.0	2.0	1300	$2,500	$1.92	25d	1	0.38mi
2101 S Yellow Wood #45 Mesa, AZ	2.0	2.0	1081	$1,649	$1.53	44d	1	0.94mi
2101 S Yellow Wood #60 Mesa, AZ	2.0	2.0	1371	$2,600	$1.90	2d	1	0.94mi
3000 W Southern Ave Apache Junction, AZ	1.0–2.0	1.0–2.0	836	$1,719	$2.05	2d	12	1.08mi
2065 W 20th Ave Apache Junction, AZ	3.0	2.0	1110	$1,850	$1.67	13d	1	1.10mi
2043 S Thunderbird Dr Apache Junction, AZ	3.0	2.0	1348	$1,925	$1.43	25d	1	1.22mi
650 W 22nd Ave Apache Junction, AZ	4.0	2.0	1564	$2,635	$1.68	5d	1	1.40mi
932 W 19th Ave Apache Junction, AZ	4.0	2.0	1666	$1,995	$1.20	25d	1	1.42mi
1446 S Palo Verde Dr Unit apache Apache Junction, AZ	2.0	2.0	1210	$1,700	$1.40	25d	1	1.45mi

Listing history 17 events

1. 2026-06-18
   days on market $63,000 Active 217 DOM
2. 2026-06-17
   days on market $63,000 Active 216 DOM
3. 2026-06-16
   days on market $63,000 Active 215 DOM
4. 2026-06-15
   days on market $63,000 Active 214 DOM
5. 2026-06-13
   pricedays on market $63,000 Active 212 DOM
6. 2026-06-09
   days on market $69,999 Active 208 DOM
7. 2026-06-08
   days on market $69,999 Active 207 DOM
8. 2026-06-07
   days on market $69,999 Active 206 DOM
9. 2026-06-04
   days on market $69,999 Active 203 DOM
10. 2026-06-03
    days on market $69,999 Active 202 DOM
11. 2026-06-02
    days on market $69,999 Active 201 DOM
12. 2026-06-01
    days on market $69,999 Active 200 DOM
13. 2026-05-31
    days on market $69,999 Active 199 DOM
14. 2026-04-05
    price $69,999
15. 2026-02-27
    price $75,000
16. 2026-01-20
    price $85,000
17. 2025-11-13
    listed $94,000 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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 9/10 Extreme 6 d/yr ≥111°F today · 14 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: $26,197
• − Mortgage interest: −$3,529
• − Property taxes: −$945
• − Insurance: −$315
• − Repairs & maintenance: −$2,096
• − Management: −$2,096
• − Depreciation: −$1,833
• Taxable income: $15,384
• Est. tax owed @ 24.0%: −$3,692
• After-tax cash flow: $11,779/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): 31,191
• Household income: $57,786
• Rent vs Own: 17.8% rent · 82.2% own
• Severe rent burden: 686.0

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 (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%

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

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

-25.5% since first listed

4 events — show timeline

• 2026-04-05 Price Changed $69,999 ARMLS
• 2026-02-27 Price Changed $75,000 ARMLS
• 2026-01-20 Price Changed $85,000 ARMLS
• 2025-11-13 Listed $94,000 ARMLS