1328 W Inuit Ave · Apache Junction, AZ
Flood risk 1/10 · Minimal
- FEMA flood zone
- X (shaded)
- Chance of flooding over 30 yrs
- 0.0%
- Est. flood insurance / yr
- $507 – $1,088
Fire risk 5/10 · Moderate
- Est. fire insurance / yr
- $610 – $1,132
Heat risk 8/10 · Major
- Hot days now (above 111°F)
- 5 days/yr
- Hot days in 30 yrs
- 12 days/yr
Wind risk 1/10 · Minimal
- Chance of severe wind over 30 yrs
- —
Air-quality risk 3/10 · Minor
- Unhealthy air days now
- 3 days/yr
- Unhealthy air days in 30 yrs
- 4 days/yr
Risk factors via First Street. Map © Google.
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).
- ARV discount +13.9/15.0
- Cash flow +8.3/30.0
- 1% rule +3.6/10.0
- Livability +3.3/5.0
- Rent growth +2.9/5.0
- Condition / age +2.8/5.0
- DSCR +2.5/10.0
- Appreciation +2.5/10.0
- Schools +1.7/10.0
- Manufactured-home adj. -3.3
$115,000
1328 W Inuit Ave · Apache Junction, AZ 85119
1 bd · 1.0 ba · 400 sqft · Manufactured
· 228 Days on market
Manufactured home
55+ age-restricted
Built 1987
2,069 sqft lot
$288/sqft
· 14% below area
Est $134k · 14% under
$302/mo HOA · 36% of rent
🖨 Deal sheet (PDF) 📄 Offer letter ✓ Due diligence
Listing remarks
Own the land AND this park model in the best 55+ golf course community in the east valley! Spacious covered patio and room to park multiple vehicles PLUS a golf cart. Enjoy all this very active community has to offer! On-site restaurant, indoor therapy pool, heated lap pool, large, heated play pool and 2 spas! Exercise room recently updated, tennis, pickleball, bocce ball, shuffleboard and an endless list of clubs and activities. Golf Cart Included with full price offer.
Key facts
- Heated lap pool
- Covered patio
- On-site restaurant
Tags
Neighborhood map
Sold within
Property
Rental comp
Retail
Costco
Walmart
Transit
Schools
Stadiums
Fortune 500
· Circle radius: 6.0 mi
Loading POIs…
What this means for you Summary
Snapshot
- This is a 1-bed/1.0-bath manufactured listed at $115k. Condition is rated average.
Deal economics
- At list price, monthly cash flow is $-441 ($-5k/yr) — negative.
- To cash-flow at today's rent, offer at most $51k (55.6% below list).
- To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $83k (27.9% below list).
- Recommended offer: $51k (55.6% below list) — sets the bar for cash-flow.
- Cap rate 1.7% vs local median 3.0% in Apache Junction — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.
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 rising (+1.6%/yr); 478 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 27d 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 is only 14% of the median local income ($72k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.
Forward outlook
- Local home prices are declining (-3.0%/yr); year-one equity from $795 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
Negotiation context
- It's been on market 228 days — a 12% lower offer ($101k) is reasonable based on typical stale-listing flexibility.
Risks & watch-outs
- Watch-outs: HOA is 36% of rent.
- 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
$51,117
(55.6% below list)
Questions for the listing agent
- What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
- It's been on market 228 days. Have you received any prior offers? Is the seller open to a 56% concession, seller financing, or rate buy-down credit?
- What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
- Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
- Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
- 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?
- 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?
- 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?
- 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.
- 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.
- 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
- 0.72% ✗
- Cap rate
- 1.69%
- Cash-on-cash
- -16.45%
- DSCR
- 0.27
- GRM
- 11.6
CMA / ARV
- ARV (median comp)
- $134,000
- List price
- $115,000
- Delta
- -14.18%
- Verdict
- UNDERPRICED
- Comps
- 10 within 1.0 mi
Show comp detail 12 sales within ~0.75 mi
| Address | Dist | Beds/Ba | Sqft | Sold | Price | $/sf | Match |
|---|---|---|---|---|---|---|---|
| 1367 W Chesapeake Ave | 0.04mi | 1/1.5 | 400 (0%) | 4mo | $130,000 | $325 | 93 |
| 1262 S Shawnee Dr | 0.18mi | 1/1.0 | 400 (0%) | 1mo | $95,000 | $238 | 90 |
| 1311 W Chesapeake Dr | 0.02mi | 1/1.0 | 400 (0%) | 12mo | $118,500 | $296 | 89 |
| 1344 W Inuit Ave | 0.02mi | 1/1.0 | 397 (-1%) | 17mo | $173,500 | $437 | 84 |
| 2269 S Seminole Dr | 0.26mi | 1/1.0 | 400 (0%) | 6mo | $210,000 | $525 | 83 |
| 2274 S Seminole Dr | 0.25mi | 1/1.0 | 386 (-4%) | 6mo | $155,000 | $402 | 78 |
| 1185 W Klamath Ave | 0.36mi | 1/1.0 | 400 (0%) | 8mo | $113,000 | $283 | 76 |
| 1206 W Klamath Dr | 0.36mi | 1/1.0 | 409 (+2%) | 6mo | $138,000 | $337 | 75 |
| 2309 S Seminole Dr | 0.29mi | 1/2.0 | 386 (-4%) | 6mo | $200,000 | $518 | 72 |
| 1004 S Kiowa Cir | 0.16mi | 1/1.0 | 445 (+11%) | 11mo | $85,000 | $191 | 64 |
| 2072 W Klamath Ave | 0.32mi | 1/2.0 | 446 (+12%) | 6mo | $170,000 | $381 | 56 |
| 2058 S Walla Walla Cir | 0.29mi | 1/1.0 | 450 (+12%) | 16mo | $130,000 | $289 | 52 |
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
- -50.8%
- Equity multiple
- -0.48×
- Total profit
- $-47,732
- Equity at exit
- $17,147
10-year hold
- IRR
- —
- Equity multiple
- -1.54×
- Total profit
- $-81,657
- Equity at exit
- $9,943
Cash invested: $32,200 (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.
Buyer's market
Market conditions
within 1.0 mi — comparable homes for sale
Active competition Active MLS
- For sale now
- 9 active · 1 under contract
- Months of supply
- 9.0 mo (11%/mo absorbed)
- Median asking
- $119,900 ($298/sqft)
- Median days on market
- 280 d
- This list price
- 33% of active listings are priced below it
- ARV vs active asking
- +12.6% above current asking $/sqft
Closed sales set the value; these active listings set current market conditions and a practical price ceiling.
ZIP-level market 85119
- Home prices YoY
- -33.5%
- Rents YoY
- 1.6%
- Active inventory
- 478
- Price-to-rent
- 11.6×
Monthly cashflow live
↻
- Estimated rent
- $829 medium interval (Pro) →
- Mortgage (P&I)
- −$603
- Tax est. 1.5%
- −$144 /mo · $1,725/yr
- Insurance
- −$48
- HOA
- −$302
- Lot rent leased land?
- −$0
- Vacancy / Maint / Mgmt
- −$174
- Net cashflow
- $-441
Break-even live
Break-even rent
$1,388
Max offer price
$51,117
Occupancy floor
—
Sensitivity live
| Price | -10% $-362 | -5% $-402 | +0% $-441 | +5% $-481 | +10% $-521 |
|---|---|---|---|---|---|
| Rent | -10% $-507 | -5% $-474 | +0% $-441 | +5% $-409 | +10% $-376 |
| Rate | -1.0pp $-384 | -0.5pp $-412 | base $-441 | +0.5pp $-471 | +1.0pp $-502 |
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
- $28,750
- Closing costs
- $3,450
- Club membership (one-time)
- —
- Reserves months
- —
- Total cash needed
- —
Loan-product check · same deal, 3 products live
Conventional
25% down · 7.5% · 30yr
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
Personal DTI + credit; lowest rate.
DSCR
20% down · 8.5% · 30yr
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
No personal income docs; deal must DSCR.
Hard money
10% down · 12.0% · 12mo
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
Short-term bridge; refi at stabilization.
Rent comps 4 comps
| Address | Beds | Baths | Sqft | Rent | $/sqft | DOM | Units | Dist |
|---|---|---|---|---|---|---|---|---|
| 432 E 9th Ave Unit 6 Apache Junction, AZ | — | 1.0 | 370 | $975 | $2.64 | 120d | 1 | 0.43mi |
| 432 E 9th Ave Unit 7 Apache Junction, AZ | — | 1.0 | 370 | $975 | $2.64 | 19d | 1 | 0.43mi |
| 535 N Gold Dr Unit 5 Apache Junction, AZ | — | 1.0 | 335 | $950 | $2.84 | 10d | 1 | 1.42mi |
| 225 S Grand Dr Unit 4 Apache Junction, AZ | — | 1.0 | 347 | $750 | $2.16 | 27d | 1 | 1.50mi |
Property features AI
Finance
- Other
- Located in Roadhaven Resort; guarded main gate and attendant can provide a map to the property
- HOA & community
- Association with quarterly feeAssociation covers sewer, water, trash, street maintenance and other items (see remarks)Community amenities include pool, community spa (heated), golf, pickleball, tennis courts, fitness center, community media room, community laundry (coin-op)
Exterior
- Parking
- 2 open parking spaces
- Security
- Gated community with guarded entrySecurity guard
- Utilities
- Private water companyPublic sewer
- Home design
- Manufactured/Mobile homeFee simple ownership
- Construction
- Cement siding with wood frame constructionComposition roof
- Exterior features
- Partial block fencingEast/West exposure
Interior
- Kitchen
- Built-in microwaveRefrigerator, Dishwasher, DisposalGranite counters
- Bedrooms
- 2 possible bedrooms
- Flooring
- WoodOther
- Bathrooms
- 1 full bathroom
- Heating & cooling
- Heat pump heating (electric)Heat pump coolingCentral airSee remarks regarding cooling
- Interior features
- Granite countersRefrigerator, Dishwasher, Disposal
- Laundry & utility
- Inside laundry (see remarks)
HOA detail $302/mo · $3,624/yr
- Likely covers
- pool
Listing history 50 events
-
2026-09-23days on market $115,000 Active 228 DOM
-
2026-09-22days on market $115,000 Active 227 DOM
-
2026-09-21days on market $115,000 Active 226 DOM
-
2026-09-20days on market $115,000 Active 225 DOM
-
2026-09-19days on market $115,000 Active 224 DOM
-
2026-09-18days on market $115,000 Active 223 DOM
-
2026-09-17days on market $115,000 Active 222 DOM
-
2026-09-16days on market $115,000 Active 221 DOM
-
2026-09-15days on market $115,000 Active 220 DOM
-
2026-09-14days on market $115,000 Active 219 DOM
-
2026-09-13days on market $115,000 Active 218 DOM
-
2026-09-12days on market $115,000 Active 217 DOM
-
2026-09-11days on market $115,000 Active 216 DOM
-
2026-09-05days on market $115,000 Active 210 DOM
-
2026-09-04days on market $115,000 Active 209 DOM
-
2026-09-03days on market $115,000 Active 208 DOM
-
2026-08-31days on market $115,000 Active 205 DOM
-
2026-08-30days on market $115,000 Active 204 DOM
-
2026-08-29days on market $115,000 Active 203 DOM
-
2026-08-28days on market $115,000 Active 202 DOM
-
2026-08-27days on market $115,000 Active 201 DOM
-
2026-08-26days on market $115,000 Active 200 DOM
-
2026-08-25days on market $115,000 Active 199 DOM
-
2026-08-24days on market $115,000 Active 198 DOM
-
2026-08-23days on market $115,000 Active 197 DOM
-
2026-08-22days on market $115,000 Active 196 DOM
-
2026-08-21days on market $115,000 Active 195 DOM
-
2026-08-20days on market $115,000 Active 194 DOM
-
2026-08-19days on market $115,000 Active 193 DOM
-
2026-08-18days on market $115,000 Active 192 DOM
-
2026-08-17days on market $115,000 Active 191 DOM
-
2026-08-16days on market $115,000 Active 190 DOM
-
2026-08-15days on market $115,000 Active 189 DOM
-
2026-08-14days on market $115,000 Active 188 DOM
-
2026-08-13days on market $115,000 Active 187 DOM
-
2026-08-12days on market $115,000 Active 186 DOM
-
2026-08-11days on market $115,000 Active 185 DOM
-
2026-08-10days on market $115,000 Active 184 DOM
-
2026-08-09days on market $115,000 Active 183 DOM
-
2026-08-08days on market $115,000 Active 182 DOM
-
2026-08-06days on market $115,000 Active 180 DOM
-
2026-08-05days on market $115,000 Active 179 DOM
-
2026-08-04days on market $115,000 Active 178 DOM
-
2026-08-03days on market $115,000 Active 177 DOM
-
2026-07-31days on market $115,000 Active 174 DOM
-
2026-07-30days on market $115,000 Active 173 DOM
-
2026-07-30days on market $115,000 Active 172 DOM
-
2026-07-28days on market $115,000 Active 171 DOM
-
2026-07-26days on market $115,000 Active 169 DOM
-
2026-07-24days on market $115,000 Active 167 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 3 unhealthy d/yr today · 4 by 30 yrs out
Nearby sold comps map
Loading sold comps map…
Walkable amenities ~0.75 mi
Loading nearby amenities…
Taxation est. · year 1
- Rental income
- $9,953
- − Mortgage interest
- −$6,442
- − Property taxes
- −$1,725
- − Insurance
- −$575
- − Repairs & maintenance
- −$796
- − Management
- −$796
- − HOA
- −$3,624
- − Depreciation
- −$3,345
- Taxable loss
- −$7,350
combined federal + state — saved on this device
- Est. tax savings @ 24.0%
- +$1,764
- After-tax cash flow
- $-3,534/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 · 13 photos
55/100
Cosmetic rehab
Est. rehab $2,000–$6,000 screening
This mobile home has average condition with cosmetic updates needed to improve its resale and rental value.
Repairs flagged
- Minor kitchen cabinets — slight wear
- Minor bathroom cabinets — slight wear
- Moderate exterior siding — moderate wear
Value-add opportunities
- Both update kitchen cabinets and countertops — modernizing kitchen would appeal to buyers and renters ↑
- Both repair and paint exterior siding — improving curb appeal would attract buyers and renters ↑
- Both replace dated flooring — new flooring would enhance the home's appeal and functionality ↑
ⓘ 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 17/100
Zoned Schools
Elementary
Desert Vista Elementary School
F
AZ #729/1,109
Nat'l #33,158/41,679
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)
- 25,420
- Household income
- $71,585
- Rent vs Own
- Severe rent burden
- 12% of renters
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 |
|
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| Environmental Services | 1 | $16B |
|
||
| Metals / Steel | 1 | $14B |
|
||
| Technology Distribution | 1 | $9B |
|
||
| Homebuilding | 1 | $8B |
|
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Price history
1 event — show timeline
- 2026-02-02 Listed $115,000 ARMLS
Cash-flow waterfall
monthlySold comps — $/sqft
last 12 mo · ≤1 miLoading sold comps…