2400 E Baseline Ave #251 · Apache Junction, AZ 85119

$85,000

2 bd · 2.0 ba · 1,200 sqft · Manufactured · 130 Days on market

Built 1995 Est $136k · 37% under ↓ 11% 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
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Schools +1.5/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this wonderful 2 bed, 2 bath home in a 55+ Community! Nestled on a corner lot with beautiful mountain views. Enjoy a morning coffee under the large front porch. Enter to find a desirable great room, bay window in dining area, a cute office room w/built-in desk, & vaulted ceilings that add to the airy feel. Fully equipped kitchen has ample cabinetry & an island w/breakfast bar. Main bedroom boasts a walk-in closet & double-doors that open to the ensuite. You'll love the Arizona room ideal for crafts or a workshop w/out worrying about the weather! Brand new HVAC just installed!! Community amenities are a RC Car Speedway, refreshing pool, a pitch & putt golf course, pet park, and more. If you want a great neighborhood and a partially furnished home, this is it!

Key facts

• Large front porch
• Bay window
• Built-in desk

Tags

• MOUNTAIN VIEWS
• LARGE FRONT PORCH
• GREAT ROOM
• BAY WINDOW
• OFFICE ROOM
• BUILT-IN DESK

Property features AI

Finance

• HOA & community: Land lease community (monthly land lease); Monthly land lease payment applies; Association prohibits visible trucks, trailers, RVs, boats; Association maintains grounds and street maintenance; Community amenities include pool, community spa (heated), fitness center, tennis and pickleball courts, racquetball, golf, biking/walking paths, and community media room

Exterior

• Parking: 2 covered parking spaces; 2 carport spaces
• Security: Gated community
• Utilities: City water; Public sewer
• Home design: Manufactured/mobile home; Leasehold ownership
• Construction: Wood frame construction; Painted exterior; Composition roof
• Exterior features: Corner lot; Gravel/stone front and back; Mountain views

Interior

• Kitchen: Built-in microwave; Refrigerator; Dishwasher; Garbage disposal; Kitchen island; Pantry; Breakfast bar
• Bedrooms: 2 bedrooms (one listed with dimensions approximately 11.25 x 9.64)
• Flooring: Carpet; Laminate; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating; Central air; Ceiling fans; Programmable thermostat
• Interior features: High-speed internet; Double vanity; Breakfast bar; No interior steps; Vaulted ceilings; Kitchen island; Pantry; Full bath in master bedroom; Dual-pane windows
• Laundry & utility: Laundry inside

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $85k.

Deal economics

• At list price, monthly cash flow is $1k ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $85k).
• Recommended offer: $75k (12.0% below list) — sets the bar for market timing.
• Cap rate 20.7% 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); 354 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals leasing fast (median 13d 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 34% 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 $588 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 1.6% rent growth), your $24k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 130 days — a 12% lower offer ($75k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 4y ago; this cycle's ask has dropped $40k (32%) 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→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $74,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 130 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: 2.40% ✓
• Cap rate: 20.72%
• Cash-on-cash: 51.51%
• DSCR: 3.29
• GRM: 3.5

CMA / ARV

• ARV (on-the-fly): $135,600
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2400 E Baseline Ave #125	0.00mi	2/2.0	1,376 (+15%)	1mo	$82,900	$60	75
2400 E Baseline Ave #94	0.13mi	2/2.0	1,104 (-8%)	7mo	$125,000	$113	75
2400 E Baseline Ave #309	0.13mi	3/2.0 (+1)	1,296 (+8%)	1mo	$131,000	$101	74
3355 S Cortez Rd #66	0.27mi	2/1.5	1,260 (+5%)	7mo	$109,000	$87	71
3355 S Cortez Rd #98	0.27mi	2/2.0	1,356 (+13%)	5mo	$110,000	$81	61
3500 S Tomahawk Rd #188	0.70mi	2/2.0	1,248 (+4%)	1mo	$75,000	$60	60
3301 S Goldfield Rd #4066	0.67mi	2/2.0	1,140 (-5%)	2mo	$140,000	$123	59
3301 S Goldfield Rd #4053	0.66mi	2/2.0	1,253 (+4%)	7mo	$225,000	$180	56
3301 S Goldfield Rd #6049	0.66mi	2/2.0	1,360 (+13%)	5mo	$217,000	$160	43
3500 S Tomahawk Rd #153	0.72mi	2/2.0	1,344 (+12%)	4mo	$77,500	$58	43
3301 S Goldfield Rd #2034	0.73mi	2/2.0	1,352 (+13%)	4mo	$155,000	$115	41
3301 S Goldfield Rd #6050	0.73mi	2/2.0	1,341 (+12%)	7mo	$189,900	$142	40

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: 47.8%
• Equity multiple: 3.03×
• Total profit: $48,433
• Equity at exit: $12,674

10-year hold

• IRR: 52.8%
• Equity multiple: 5.81×
• Total profit: $114,561
• Equity at exit: $7,349

Cash invested: $23,800 (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: 354
• Price-to-rent: 3.5×

Monthly cashflow live

• Estimated rent: $2,037 medium
• Mortgage (P&I): −$446
• Tax est. 1.5%: −$106 /mo · $1,275/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$428
• Net cashflow: $1,022

Break-even live

Break-even rent $744

Max offer price $85,000

Occupancy floor 45%

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Rent comps 4 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	24d	1	0.29mi
3448 S Chaparral Rd Apache Junction, AZ	3.0	2.0	1186	$1,848	$1.56	11d	1	0.33mi
1540 E 25th Ave Apache Junction, AZ	2.0	1.0	850	$995	$1.17	12d	1	1.01mi
700 E Quail Ave Apache Junction, AZ	3.0	2.0	1168	$1,795	$1.54	5d	1	1.46mi

Listing history 24 events

1. 2026-06-18
   days on market $85,000 Active 130 DOM
2. 2026-06-17
   days on market $85,000 Active 129 DOM
3. 2026-06-16
   days on market $85,000 Active 128 DOM
4. 2026-06-15
   days on market $85,000 Active 127 DOM
5. 2026-06-13
   pricedays on market $85,000 Active 125 DOM
6. 2026-06-09
   remarks 699-char remark
7. 2026-06-09
   days on market $92,750 Active 121 DOM
8. 2026-06-08
   days on market $92,750 Active 120 DOM
9. 2026-06-07
   days on market $92,750 Active 119 DOM
10. 2026-06-04
    days on market $92,750 Active 116 DOM
11. 2026-06-03
    days on market $92,750 Active 115 DOM
12. 2026-06-02
    days on market $92,750 Active 114 DOM
13. 2026-06-01
    days on market $92,750 Active 113 DOM
14. 2026-05-31
    days on market $92,750 Active 112 DOM
15. 2026-05-14
    status Active
16. 2026-05-11
    historical Under Contract Accepting Backups
17. 2026-04-09
    status Active
18. 2026-03-30
    historical
19. 2026-03-20
    price $97,500
20. 2026-01-29
    listed $124,900 Active
21. 2022-05-16
    soldstatus $105,000 Closed 795-char remark

    Show marketing remark (795 chars)

    Welcome to this wonderful 2 bed, 2 bath home in a 55+ Community! Nestled on a corner lot with beautiful mountain views. Enjoy a morning coffee under the large front porch. Enter to find a desirable great room, bay window in dining area, a cute office room w/built-in desk, & vaulted ceilings that add to the airy feel. Fully equipped kitchen has ample cabinetry & an island w/breakfast bar. Main bedroom boasts a walk-in closet & double-doors that open to the ensuite. You'll love the Arizona room ideal for crafts or a workshop w/out worrying about the weather! Brand new HVAC just installed!! Community amenities are a RC Car Speedway, refreshing pool, a pitch & putt golf course, pet park, and more. If you want a great neighborhood and a partially furnished home, this is it!

22. 2022-04-27
    status Pending 795-char remark

    Show marketing remark (795 chars)

    Welcome to this wonderful 2 bed, 2 bath home in a 55+ Community! Nestled on a corner lot with beautiful mountain views. Enjoy a morning coffee under the large front porch. Enter to find a desirable great room, bay window in dining area, a cute office room w/built-in desk, & vaulted ceilings that add to the airy feel. Fully equipped kitchen has ample cabinetry & an island w/breakfast bar. Main bedroom boasts a walk-in closet & double-doors that open to the ensuite. You'll love the Arizona room ideal for crafts or a workshop w/out worrying about the weather! Brand new HVAC just installed!! Community amenities are a RC Car Speedway, refreshing pool, a pitch & putt golf course, pet park, and more. If you want a great neighborhood and a partially furnished home, this is it!

23. 2022-04-22
    historical Under Contract Accepting Backups 795-char remark

    Show marketing remark (795 chars)

    Welcome to this wonderful 2 bed, 2 bath home in a 55+ Community! Nestled on a corner lot with beautiful mountain views. Enjoy a morning coffee under the large front porch. Enter to find a desirable great room, bay window in dining area, a cute office room w/built-in desk, & vaulted ceilings that add to the airy feel. Fully equipped kitchen has ample cabinetry & an island w/breakfast bar. Main bedroom boasts a walk-in closet & double-doors that open to the ensuite. You'll love the Arizona room ideal for crafts or a workshop w/out worrying about the weather! Brand new HVAC just installed!! Community amenities are a RC Car Speedway, refreshing pool, a pitch & putt golf course, pet park, and more. If you want a great neighborhood and a partially furnished home, this is it!

24. 2022-03-08
    listed $110,000 Active 795-char remark

    Show marketing remark (795 chars)

    Welcome to this wonderful 2 bed, 2 bath home in a 55+ Community! Nestled on a corner lot with beautiful mountain views. Enjoy a morning coffee under the large front porch. Enter to find a desirable great room, bay window in dining area, a cute office room w/built-in desk, & vaulted ceilings that add to the airy feel. Fully equipped kitchen has ample cabinetry & an island w/breakfast bar. Main bedroom boasts a walk-in closet & double-doors that open to the ensuite. You'll love the Arizona room ideal for crafts or a workshop w/out worrying about the weather! Brand new HVAC just installed!! Community amenities are a RC Car Speedway, refreshing pool, a pitch & putt golf course, pet park, and more. If you want a great neighborhood and a partially furnished home, this is it!

ⓘ 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 6/10 Major
• 🌡 Heat 8/10 Severe 6 d/yr ≥111°F today · 15 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: $24,441
• − Mortgage interest: −$4,761
• − Property taxes: −$1,275
• − Insurance: −$425
• − Repairs & maintenance: −$1,955
• − Management: −$1,955
• − Depreciation: −$2,473
• Taxable income: $11,596
• Est. tax owed @ 24.0%: −$2,783
• After-tax cash flow: $9,476/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

-11.4% since first listed

10 events — show timeline

• 2026-05-14 Relisted — ARMLS
• 2026-05-11 Contingent — ARMLS
• 2026-04-09 Relisted — ARMLS
• 2026-03-30 Listing Removed — ARMLS
• 2026-03-20 Price Changed $97,500 ARMLS
• 2026-01-29 Listed $124,900 ARMLS
• 2022-05-16 Sold (MLS) $105,000 ARMLS
• 2022-04-27 Pending — ARMLS
• 2022-04-22 Contingent — ARMLS
• 2022-03-08 Listed $110,000 ARMLS