2900 W Superstition Blvd #112 · Apache Junction, AZ 85120

$55,000

2 bd · 2.0 ba · 1,056 sqft · Manufactured · 7 Days on market

Built 1983 17 ac lot

---

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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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 MLS

55+ Active Adult Community - Brilliantly priced for a corner lot, size, and condition. You won't want to miss seeing this one along with it's dark wood beams in the ceiling. Cute 2 bed/2 bath 1056 SF home on LEASED LAND in Silverado Estates. Built in cabinets, extra storage & space to display your collectables. Decent breakfast area. Ample sized carport & shed/workshops. Covered patio on both sides to enjoy the Arizona weather. Silverado Estates boasts a clubhouse with a heated pool and spa. Land Lease Rent is $500/month, the park charges $20 for sewer, water and garbage is included in the rent. Make this home YOUR dream home with a little TLC. Welcome Home!

Key facts

• Built-in cabinetry
• Cozy breakfast area
• Carport

Tags

• DARK WOOD CEILING BEAMS
• BUILT-IN CABINETRY
• COZY BREAKFAST AREA
• CARPORT
• ATTACHED SHED

Property features AI

Finance

• Financial info: Current financing: FHA
• HOA & community: Land lease community (monthly land lease $666); Association fees include street maintenance, trash, and water

Exterior

• Parking: Covered parking (1 space); 1 carport space
• Utilities: City water; Public sewer
• Home design: Manufactured/mobile home; Leasehold ownership; Desert view
• Construction: Composition roof; Other construction materials
• Exterior features: Corner lot; Desert-front landscaping; Community pool; Community spa; Pickleball courts

Interior

• Kitchen: Refrigerator; Garbage disposal
• Bedrooms: 2 bedrooms
• Flooring: Carpet; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air conditioning; Ceiling fans; No heating
• Interior features: Eat-in kitchen; 3/4 bath in primary bedroom; Storage
• Laundry & utility: Inside laundry

🏷️ Possibly a rental listed for sale. The $55,000 price doesn't fit this home's estimated sale value (~$228,096) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $55k.

Deal economics

• At list price, monthly cash flow is $906 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $55k).
• Cap rate 26.1% 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); 468 active listings in the ZIP; 10 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).
• This rent runs 34% of the median local income ($58k/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 $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 ~2 years — after that, you're playing with house money.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 5y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $40k; 38% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 5→12/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $55,000

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
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: 2.96% ✓
• Cap rate: 26.06%
• Cash-on-cash: 70.61%
• DSCR: 4.14
• GRM: 2.8

CMA / ARV

• ARV (on-the-fly): $228,096
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2655 W Mockingbird St	0.18mi	2/2.0	1,041 (-1%)	7mo	$190,000	$183	83
2900 W Superstition Blvd #11	0.12mi	2/2.0	1,000 (-5%)	15mo	$60,000	$60	74
478 N Pinal Dr	0.26mi	2/2.0	1,152 (+9%)	0mo	$279,000	$242	72
394 N Pinyon Dr	0.34mi	2/2.0	1,040 (-2%)	13mo	$280,000	$269	71
2452 W Shiprock St	0.44mi	2/2.0	1,057 (+0%)	14mo	$299,000	$283	68
1847 N Warner Dr	0.59mi	3/2.0 (+1)	1,057 (+0%)	12mo	$283,000	$268	58
2787 W Cactus Wren St	0.37mi	3/2.0 (+1)	1,121 (+6%)	15mo	$295,000	$263	55
2853 W Ohio St	0.19mi	3/2.0 (+1)	1,200 (+14%)	11mo	$218,000	$182	54
1030 N Delaware Dr #23	0.32mi	2/2.0	910 (-14%)	13mo	$60,000	$66	51
980 N Ironwood Dr #15	0.71mi	2/1.0	975 (-8%)	2mo	$77,900	$80	48
520 N Ocotillo Dr	0.51mi	3/2.0 (+1)	1,145 (+8%)	14mo	$230,000	$201	45
488 N Saguaro Dr	0.72mi	3/1.5 (+1)	1,201 (+14%)	2mo	$260,000	$216	35

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: 66.8%
• Equity multiple: 3.86×
• Total profit: $44,052
• Equity at exit: $8,201

10-year hold

• IRR: 70.1%
• Equity multiple: 7.13×
• Total profit: $94,333
• 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 →

ZIP-level market 85120

• Home prices YoY: -29.0%
• Rents YoY: -3.5%
• Active inventory: 468
• Price-to-rent: 2.8×

Monthly cashflow live

• Estimated rent: $1,628 high
• Mortgage (P&I): −$288
• Tax est. 1.5%: −$69 /mo · $825/yr
• Insurance: −$23
• HOA: −$0
• Vacancy / Maint / Mgmt: −$342
• Net cashflow: $906

Break-even live

Break-even rent $481

Max offer price $55,000

Occupancy floor 39%

Sensitivity live

Price	-10% $944	-5% $925	+0% $906	+5% $887	+10% $868
Rent	-10% $778	-5% $842	+0% $906	+5% $970	+10% $1,035
Rate	-1.0pp $934	-0.5pp $920	base $906	+0.5pp $892	+1.0pp $877

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
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
455 N Delaware Dr Unit 7 Apache Junction, AZ	2.0	2.0	1060	$1,900	$1.79	25d	1	0.42mi
2185 W Ohio St Apache Junction, AZ	2.0	1.0	1000	$1,295	$1.29	5d	1	0.48mi
1877 W Overland St Apache Junction, AZ	3.0	2.0	1420	$1,999	$1.41	17d	1	0.69mi
135 N Palo Verde Dr Apache Junction, AZ	1.0	1.0	750	$915	$1.22	21d	1	0.82mi
135 N Palo Verde Dr Unit 8 Apache Junction, AZ	1.0	1.0	750	$925	$1.23	25d	1	0.82mi
561 S Meridian Rd Unit 2 Apache Junction, AZ	3.0	2.0	1000	$1,395	$1.40	17d	1	0.91mi
561 S Meridian Rd Unit 1 Apache Junction, AZ	2.0	1.0	700	$1,099	$1.57	25d	1	0.91mi
455 S Delaware Dr Apache Junction, AZ	2.0	2.0	1060	$2,048	$1.93	21d	2	0.93mi
455 S Delaware Dr Unit 179 Apache Junction, AZ	2.0	2.0	1060	$2,395	$2.26	25d	1	0.93mi
2292 N Ironwood Dr Apache Junction, AZ	2.0	2.0	1152	$1,475	$1.28	25d	1	1.14mi

Listing history 6 events

1. 2026-06-21
   days on market $55,000 Active 7 DOM
2. 2026-06-18
   days on market $55,000 Active 4 DOM
3. 2026-06-17
   days on market $55,000 Active 3 DOM
4. 2026-06-16
   days on market $55,000 Active 2 DOM
5. 2026-06-15
   remarks 699-char remark
6. 2026-06-15
   listed $55,000 Active 1 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 5/10 Major
• 🌡 Heat 8/10 Severe 5 d/yr ≥111°F today · 12 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: $19,537
• − Mortgage interest: −$3,081
• − Property taxes: −$825
• − Insurance: −$275
• − Repairs & maintenance: −$1,563
• − Management: −$1,563
• − Depreciation: −$1,600
• Taxable income: $10,631
• Est. tax owed @ 24.0%: −$2,551
• After-tax cash flow: $8,322/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

+11.1% since first listed

5 events — show timeline

• 2026-06-13 Listed $55,000 ARMLS
• 2021-04-12 Sold (MLS) $40,000 ARMLS
• 2021-03-15 Pending — ARMLS
• 2021-03-02 Price Changed $40,000 ARMLS
• 2021-02-21 Listed $49,500 ARMLS