Is 1328 W Inuit Ave in Apache Junction, AZ a good investment?

CashFlowRE grades it D- with a 1.7% cap rate and $-441/mo modeled cash flow at a $115,000 list price. See the full underwriting and recommended offer on the page.

What is the cap rate for 1328 W Inuit Ave?

The modeled cap rate is 1.7% — annual NOI divided by price, using CashFlowRE's rent and expense estimates.

What would this property rent for?

Estimated market rent is $846/month, from CashFlowRE's rent model.

D- Composite 39.26

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 +15.0/15.0
Cash flow +8.3/30.0
1% rule +3.7/10.0
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. -3.4

$115,000

1328 W Inuit Ave · Apache Junction, AZ 85119

1 bd · 1.0 ba · 400 sqft · Manufactured · 17 Days on market

Manufactured home 55+ age-restricted Built 1987 Average condition 2,069 sqft lot $288/sqft · 22% below area Est $146k · 22% under $315/mo HOA · 37% 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

Pickleball
Bocce ball
Heated lap pool

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 (55.5% below list).
To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $85k (26.4% below list).
Recommended offer: $51k (55.5% 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); 595 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 17 days — a 2% lower offer ($113k) is reasonable based on typical stale-listing flexibility.
2 sale attempts 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.

Risks & watch-outs

Watch-outs: HOA is 37% of rent.
Climate carrying-cost: major 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 $51,141 (55.5% 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?
What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 0.74% ✗
Cap rate: 1.69%
Cash-on-cash: -16.45%
DSCR: 0.27
GRM: 11.3

CMA / ARV

ARV (median comp): $146,500
List price: $115,000
Delta: -21.50%
Verdict: UNDERPRICED
Comps: 8 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%)	6mo	$130,000	$325	91
1262 S Shawnee Dr	0.18mi	1/1.0	400 (0%)	3mo	$95,000	$238	89
1311 W Chesapeake Dr	0.02mi	1/1.0	400 (0%)	13mo	$118,500	$296	88
1344 W Inuit Ave	0.02mi	1/1.0	397 (-1%)	18mo	$173,500	$437	83
2269 S Seminole Dr	0.26mi	1/1.0	400 (0%)	7mo	$210,000	$525	82
2274 S Seminole Dr	0.24mi	1/1.0	386 (-4%)	7mo	$155,000	$402	77
1185 W Klamath Ave	0.36mi	1/1.0	400 (0%)	10mo	$113,000	$283	75
1206 W Klamath Dr	0.36mi	1/1.0	409 (+2%)	7mo	$138,000	$337	73
2309 S Seminole Dr	0.29mi	1/2.0	386 (-4%)	7mo	$200,000	$518	71
1004 S Kiowa Cir	0.16mi	1/1.0	445 (+11%)	13mo	$85,000	$191	63
2072 W Klamath Ave	0.32mi	1/2.0	446 (+12%)	8mo	$170,000	$381	55
2058 S Walla Walla Cir	0.29mi	1/1.0	450 (+12%)	18mo	$130,000	$289	51

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: $-47,736
Equity at exit: $17,147

10-year hold

IRR: —
Equity multiple: -1.54×
Total profit: $-81,708
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.

Methodology + full state rankings →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

For sale now: 12 active · 1 under contract
Months of supply: 36.0 mo (3%/mo absorbed)
Median asking: $121,700 ($303/sqft)
Median days on market: 235 d
This list price: 33% of active listings are priced below it
ARV vs active asking: +20.8% 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: 595
Price-to-rent: 11.3×

Monthly cashflow live

Estimated rent: $846 high interval (Pro) →
Mortgage (P&I): −$603
Tax est. 1.5%: −$144 /mo · $1,725/yr
Insurance: −$48
HOA: −$315
Lot rent leased land?: −$0
Vacancy / Maint / Mgmt: −$178
Net cashflow: $-441

Break-even live

Break-even rent $1,405

Max offer price $51,141

Occupancy floor —

Sensitivity live

Price	-10% $-362	-5% $-402	+0% $-441	+5% $-481	+10% $-521
Rent	-10% $-508	-5% $-475	+0% $-441	+5% $-408	+10% $-374
Rate	-1.0pp $-383	-0.5pp $-412	base $-441	+0.5pp $-471	+1.0pp $-501

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 6 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	165d	1	0.43mi
432 E 9th Ave Unit 7 Apache Junction, AZ	—	1.0	370	$975	$2.64	65d	1	0.43mi
432 E 9th Ave Apache Junction, AZ	—	1.0	375	$975	$2.60	38d	1	0.44mi
432 E 9th Ave Unit 3B Apache Junction, AZ	—	1.0	370	$975	$2.64	23d	1	0.44mi
800 W Apache Trl Lot 168 Apache Junction, AZ	1.0	1.0	256	$1,289	$5.04	3d	1	1.00mi
225 S Grand Dr Unit 4 Apache Junction, AZ	—	1.0	347	$699	$2.01	45d	1	1.50mi

Property features AI

Finance

HOA & community: Quarterly association fee includes sewer, water, trash, and street maintenanceCommunity pool, golf, pickleball, tennis courts, heated community spa, media room, community laundry, and fitness centerGated community

Exterior

Parking: 2 open parking spaces
Security: Security guardGuarded entry
Utilities: Public sewerPrivate water company
Home design: Manufactured/mobile home
Construction: Cement siding and wood-frame constructionComposition roof
Exterior features: Rain guttersPartial block fencingEast/west exposure

Interior

Kitchen: Refrigerator, built-in microwave, dishwasher, disposal, electric range, electric oven
Bedrooms: 2 bedrooms
Flooring: Wood and other flooring
Bathrooms: 1 full bathroom
Heating & cooling: Heat pump, forced-air, and electric heatingHeat pump and central air conditioning
Interior features: Granite counters
Laundry & utility: Washer and dryerInside laundry

HOA detail $315/mo · $3,780/yr

Likely covers: pool

Listing history 50 events

2026-11-08

days on market $115,000 Active 17 DOM
2026-11-07

days on market $115,000 Active 16 DOM
2026-11-06

days on market $115,000 Active 15 DOM
2026-11-05

days on market $115,000 Active 14 DOM
2026-11-04

days on market $115,000 Active 13 DOM
2026-11-02

days on market $115,000 Active 11 DOM
2026-11-01

days on market $115,000 Active 10 DOM
2026-10-31

days on market $115,000 Active 9 DOM
2026-10-30

days on market $115,000 Active 8 DOM
2026-10-29

days on market $115,000 Active 7 DOM
2026-10-28

days on market $115,000 Active 6 DOM
2026-10-27

days on market $115,000 Active 5 DOM
2026-10-26

days on market $115,000 Active 4 DOM
2026-10-26

days on market $115,000 Active 3 DOM
2026-10-24

days on market $115,000 Active 2 DOM
2026-10-23

days on marketlisting id $115,000 Active 1 DOM
2026-10-15

days on market $115,000 Active 250 DOM
2026-10-14

days on market $115,000 Active 249 DOM
2026-10-13

days on market $115,000 Active 248 DOM
2026-10-12

days on market $115,000 Active 247 DOM
2026-10-11

days on market $115,000 Active 246 DOM
2026-10-10

days on market $115,000 Active 245 DOM
2026-10-09

days on market $115,000 Active 244 DOM
2026-10-08

days on market $115,000 Active 243 DOM
2026-10-07

days on market $115,000 Active 242 DOM
2026-10-06

days on market $115,000 Active 241 DOM
2026-10-05

days on market $115,000 Active 240 DOM
2026-10-04

days on market $115,000 Active 239 DOM
2026-10-03

days on market $115,000 Active 238 DOM
2026-10-02

days on market $115,000 Active 237 DOM
2026-10-01

days on market $115,000 Active 236 DOM
2026-09-30

days on market $115,000 Active 235 DOM
2026-09-29

days on market $115,000 Active 234 DOM
2026-09-28

days on market $115,000 Active 233 DOM
2026-09-27

days on market $115,000 Active 232 DOM
2026-09-26

days on market $115,000 Active 231 DOM
2026-09-25

days on market $115,000 Active 230 DOM
2026-09-24

days on market $115,000 Active 229 DOM
2026-09-23

days on market $115,000 Active 228 DOM
2026-09-22

days on market $115,000 Active 227 DOM
2026-09-21

days on market $115,000 Active 226 DOM
2026-09-20

days on market $115,000 Active 225 DOM
2026-09-19

days on market $115,000 Active 224 DOM
2026-09-18

days on market $115,000 Active 223 DOM
2026-09-17

days on market $115,000 Active 222 DOM
2026-09-16

days on market $115,000 Active 221 DOM
2026-09-15

days on market $115,000 Active 220 DOM
2026-09-14

days on market $115,000 Active 219 DOM
2026-09-13

days on market $115,000 Active 218 DOM
2026-09-12

days on market $115,000 Active 217 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 (unshaded) · 0% chance over 30 yrs
🔥 Wildfire 6/10 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

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Walkable amenities ~0.75 mi

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Taxation est. · year 1

Rental income: $10,153
− Mortgage interest: −$6,442
− Property taxes: −$1,725
− Insurance: −$575
− Repairs & maintenance: −$812
− Management: −$812
− HOA: −$3,780
− Depreciation: −$3,345
Taxable loss: −$7,338

Your marginal tax rate % combined federal + state — saved on this device

Est. tax savings @ 24.0%: +$1,761
After-tax cash flow: $-3,535/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

Average 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: 20.1% rent · 79.9% 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%
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
#417 ON Semiconductor Scottsdale $7.1B #467 Resideo Technologies Scottsdale $6.1B
Mining / Metals	1	$23B
#174 Freeport-McMoRan Phoenix $23.4B
Environmental Services	1	$16B
#209 Republic Services Phoenix $15.9B
Metals / Steel	1	$14B
#471 Reliance Steel & Aluminum Scottsdale $14.0B
Technology Distribution	1	$9B
#363 Insight Enterprises Chandler $9.4B
Homebuilding	1	$8B
#424 Taylor Morrison Scottsdale $7.7B

Price history

+0.0% since first listed

4 events — show timeline

2026-10-22 Listed $115,000 ARMLS
2026-10-16 Listing Removed — ARMLS
2026-05-31 Listing Removed — ARMLS
2026-02-02 Listed $115,000 ARMLS

Cash-flow waterfall

monthly

Sold comps — $/sqft

last 12 mo · ≤1 mi

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