800 W Apache Trl #77 · Apache Junction, AZ 85120

$18,900

2 bd · 1.0 ba · 744 sqft · Manufactured · 147 Days on market

Built 1978 ↓ 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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• 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

Become the proud new owner of this 2-bedroom home in Apache Junction, AZ! Golf cart included * * From the moment you arrive, you will immediately notice the carport parking, low-maintenance front yard, and a welcoming front porch to enjoy views & visiting friends from community. The inviting great room offers cozy living experience, featuring wood-looking floor, soothing palette, tons of natural light, and ceiling fans throughout for year-round comfort. The kitchen has track lighting, matching appliances, and ample cabinet space for easy organization. Each bedroom ensures a comfortable space for restful nights. For added convenience, this property includes a storage shed. Don't miss

Key facts

• Track lighting
• Carport parking
• Wood-looking floor

Tags

• CARPORT PARKING
• LOW-MAINTENANCE FRONT YARD
• WELCOMING FRONT PORCH
• GREAT ROOM
• WOOD-LOOKING FLOOR
• TRACK LIGHTING

Property features AI

Finance

• Other: Directions provided by listing
• HOA & community: Land lease community — $995 monthly; No association fees included; Community pool; Community laundry

Exterior

• Parking: Covered parking (1); Separate storage area; Carport (1)
• Security: Gated community
• Utilities: City water; Septic (connected); Septic tank
• Home design: Manufactured/mobile home; Leasehold ownership; Mountain views
• Construction: Metal siding and painted wood frame construction; Reflective coating and built-up roof; Building area per owner
• Exterior features: Shed(s); Storage; Gravel/stone front and back; Private maintained road; Asphalt road surface

Interior

• Kitchen: Laminate counters; Refrigerator
• Bedrooms: 2 possible bedrooms
• Flooring: Laminate flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Heat pump for heating and cooling
• Interior features: High-speed internet; Eat-in kitchen; Furnished (see remarks); No interior steps; Full bathroom in primary bedroom; Laminate counters; Bath grab bars; Vinyl window frames; Storage
• Laundry & utility: Indoor laundry

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $19k.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $19k).
• Recommended offer: $17k (12.0% below list) — sets the bar for market timing.
• Cap rate 72.8% 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 falling (-3.5%/yr); 455 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 20d 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 31% 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 $131 of loan paydown is wiped out by about $567 of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 0.0% rent growth), your $5k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 147 days — a 12% lower offer ($17k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 3→7/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $16,632 (12.0% below list)

Questions for the listing agent

1. It's been on market 147 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1978 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 7.89% ✓
• Cap rate: 72.77%
• Cash-on-cash: 237.41%
• DSCR: 11.56
• GRM: 1.1

CMA / ARV

• ARV (on-the-fly): $37,944
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
800 W Apache Trl #37	0.05mi	1/1.0 (-1)	660 (-11%)	13mo	$7,500	$11	63
925 N Plaza Dr #5	0.56mi	2/2.0	720 (-3%)	12mo	$53,000	$74	55
925 N Plaza Dr #24	0.56mi	2/1.0	684 (-8%)	9mo	$18,500	$27	53
800 W Apache Trl #60	0.05mi	2/1.5	636 (-14%)	23mo	$32,500	$51	52
453 N Saguaro Dr	0.70mi	2/1.0	673 (-10%)	9mo	$129,000	$192	43
269 N Winchester Rd #66	0.74mi	2/1.0	840 (+13%)	1mo	$55,000	$65	43
269 N Winchester Rd #36	0.69mi	1/1.0 (-1)	660 (-11%)	3mo	$18,000	$27	41

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: —
• Equity multiple: 12.20×
• Total profit: $59,273
• Equity at exit: $2,818

10-year hold

• IRR: —
• Equity multiple: 23.81×
• Total profit: $120,687
• Equity at exit: $1,634

Cash invested: $5,292 (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: 1.1×

Monthly cashflow live

• Estimated rent: $1,491 high
• Mortgage (P&I): −$99
• Tax est. 1.5%: −$24 /mo · $284/yr
• Insurance: −$8
• HOA: −$0
• Vacancy / Maint / Mgmt: −$313
• Net cashflow: $1,047

Break-even live

Break-even rent $165

Max offer price $18,900

Occupancy floor 25%

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: $4,725
• Closing costs: $567
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
135 N Palo Verde Dr Unit 8 Apache Junction, AZ	1.0	1.0	750	$925	$1.23	23d	1	0.78mi
135 N Palo Verde Dr Apache Junction, AZ	1.0	1.0	750	$915	$1.22	19d	1	0.78mi
1440 N Idaho Rd Apache Junction, AZ	1.0–2.0	1.0–1.5	1010	$1,900	$1.88	24d	3	0.88mi
695 E Superstition Blvd Apache Junction, AZ	1.0–3.0	1.0–2.0	983	$1,860	$1.89	1d	13	0.89mi
960 S Mara Dr Unit 1 Apache Junction, AZ	2.0	1.0	682	$1,450	$2.13	12d	1	0.98mi
1297 E Broadway Ave Apache Junction, AZ	1.0–3.0	1.0–2.0	954	$1,937	$2.03	1d	29	1.46mi

Listing history 15 events

1. 2026-06-18
   days on market $18,900 Active 147 DOM
2. 2026-06-17
   days on market $18,900 Active 146 DOM
3. 2026-06-16
   days on market $18,900 Active 145 DOM
4. 2026-06-15
   days on market $18,900 Active 144 DOM
5. 2026-06-13
   days on market $18,900 Active 142 DOM
6. 2026-06-09
   days on market $18,900 Active 138 DOM
7. 2026-06-08
   days on market $18,900 Active 137 DOM
8. 2026-06-07
   days on market $18,900 Active 136 DOM
9. 2026-06-04
   days on market $18,900 Active 133 DOM
10. 2026-06-03
    days on market $18,900 Active 132 DOM
11. 2026-06-02
    days on market $18,900 Active 131 DOM
12. 2026-06-01
    days on market $18,900 Active 130 DOM
13. 2026-05-31
    days on market $18,900 Active 129 DOM
14. 2026-03-10
    price $18,900
15. 2026-01-19
    listed $21,500 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 · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 8/10 Severe 3 d/yr ≥111°F today · 7 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: $17,887
• − Mortgage interest: −$1,059
• − Property taxes: −$284
• − Insurance: −$94
• − Repairs & maintenance: −$1,431
• − Management: −$1,431
• − Depreciation: −$550
• Taxable income: $13,039
• Est. tax owed @ 24.0%: −$3,129
• After-tax cash flow: $9,434/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

-12.1% since first listed

2 events — show timeline

• 2026-03-10 Price Changed $18,900 ARMLS
• 2026-01-19 Listed $21,500 ARMLS