2000 S Apache Rd #74 · Buckeye, AZ 85326

$129,000

3 bd · 2.0 ba · 1,278 sqft · Manufactured · 36 Days on market

Built 1999 Good condition $101/sqft · at area comps Est $125k · at est.

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +6.2/15.0
• Condition / age +3.8/5.0
• Livability +3.4/5.0
• Rent growth +2.3/5.0
• Schools +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks

Seize the chance to own this charming 3-bedroom, 2-bath mobile home in Buena Vista! Discover an appealing open layout with high ceilings, a soothing palette, blinds, and durable tile flooring for easy maintenance. The well-appointed kitchen comes with ample wood cabinetry with crown moulding, recessed lighting, a tile backsplash, essential built-in appliances, and a peninsula with a breakfast bar for casual meals. The main bedroom includes soft carpeting, a private bathroom, and a practical walk-in closet. Outside, you'll find a shed for additional storage and a backyard that provides plenty of space for outdoor relaxation. Don't miss out on this fantastic opportunity!

Key facts

• Built-in appliances
• Open layout
• High ceilings

Tags

• OPEN LAYOUT
• HIGH CEILINGS
• WOOD CABINETRY
• TILE BACKSPLASH
• BUILT-IN APPLIANCES
• BREAKFAST BAR

Property features AI

Finance

• HOA & community: Land lease (monthly); Community amenities include pool, playground and fitness center; No association fees

Exterior

• Parking: 2 covered parking spaces; 2 carport spaces
• Security: Gated community
• Utilities: City water; Public sewer
• Home design: Manufactured/mobile home; Leasehold property
• Construction: Wood siding and vertical siding; Steel and wood frame construction; Painted exterior; Composition roof
• Exterior features: Storage shed(s); Gravel/stone front yard; Gravel/stone backyard; No fencing

Interior

• Kitchen: Built-in microwave; Laminate counters; Dishwasher; Garbage disposal
• Bedrooms: Up to 3 possible bedrooms
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating; Central air conditioning
• Interior features: High-speed internet; Breakfast bar; 9+ foot flat ceilings; No interior steps; 3/4 bath in primary bedroom; Storage
• Laundry & utility: Indoor laundry with washer/dryer hook-ups only

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $129k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $695 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $129k).
• Recommended offer: $125k (3.0% below list) — sets the bar for market timing.
• Cap rate 12.8% vs local median 3.1% in Buckeye — 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 68/100 on livability (#53 in AZ) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, crime A; Watch: amenities F, commute F, health & safety F.
• Buckeye Union High School District (4284) (town): math 21% / reading 29% proficiency, ranked #129 of 249 in AZ (top 52%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Youngker High School (math 21% / reading 26%, grade F, #206 of 381 statewide, top 54%, 2,099 students, 49% FRL).
• Market conditions: Rents soft (-0.9%/yr); 1196 active listings in the ZIP; 22 comparable units currently listed for rent nearby; rentals leasing fast (median 11d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 36,011 units permitted in Maricopa County in 2024 (12,801 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $892 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Maricopa County population projected at +38% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 0.0% rent growth), your $36k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 36 days — a 3% lower offer ($125k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $125,130 (3.0% below list)

Questions for the listing agent

1. It's been on market 36 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 1.56% ✓
• Cap rate: 12.76%
• Cash-on-cash: 23.09%
• DSCR: 2.03
• GRM: 5.4

CMA / ARV

• ARV (median comp): $125,400
• List price: $129,000
• Delta: 2.87%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2000 S Apache Rd #371	0.00mi	3/2.0	1,344 (+5%)	2mo	$160,000	$119	90
2000 S Apache Rd #126	0.01mi	3/2.0	1,334 (+4%)	7mo	$120,000	$90	86
2000 S Apache Rd #67	0.00mi	4/2.0 (+1)	1,344 (+5%)	4mo	$104,900	$78	83
2000 S Apache Rd #87	0.19mi	3/2.0	1,344 (+5%)	8mo	$113,000	$84	76
2000 S Apache Rd #292	0.00mi	3/2.0	1,456 (+14%)	1mo	$135,000	$93	76
2000 S Apache Rd #40	0.00mi	3/2.0	1,450 (+14%)	3mo	$128,000	$88	75
2000 S Apache Rd #331	0.00mi	3/2.0	1,456 (+14%)	3mo	$122,800	$84	74
2000 S Apache Rd #16	0.54mi	3/2.0	1,248 (-2%)	0mo	$120,000	$96	70
2000 S Apache Rd #78	0.19mi	3/2.0	1,456 (+14%)	3mo	$108,000	$74	65
2000 S Apache Rd #156	0.13mi	2/2.0 (-1)	1,456 (+14%)	4mo	$160,000	$110	63
2000 S Apache Rd #144	0.54mi	3/2.0	1,344 (+5%)	7mo	$55,000	$41	61
2000 S Apache Rd #125	0.54mi	3/2.0	1,344 (+5%)	8mo	$137,000	$102	59

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: 12.6%
• Equity multiple: 1.48×
• Total profit: $17,501
• Equity at exit: $19,234

10-year hold

• IRR: 19.1%
• Equity multiple: 2.37×
• Total profit: $49,611
• Equity at exit: $11,154

Cash invested: $36,120 (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 85326

• Home prices YoY: -32.5%
• Rents YoY: -0.9%
• Active inventory: 1196
• Price-to-rent: 5.4×

Monthly cashflow live

• Estimated rent: $2,008 high
• Mortgage (P&I): −$676
• Tax est. 1.5%: −$161 /mo · $1,935/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$422
• Net cashflow: $695

Break-even live

Break-even rent $1,128

Max offer price $129,000

Occupancy floor 60%

Sensitivity live

Price	-10% $784	-5% $739	+0% $695	+5% $650	+10% $606
Rent	-10% $536	-5% $616	+0% $695	+5% $774	+10% $854
Rate	-1.0pp $760	-0.5pp $728	base $695	+0.5pp $661	+1.0pp $627

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: $32,250
• Closing costs: $3,870
• Reserves months: —
• Total cash needed: —

Rent comps 22 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2000 S Apache Rd Buckeye, AZ	3.0	3.0	1456	$1,600	$1.10	13d	1	0.01mi
1881 S 245th Dr Buckeye, AZ	3.0	2.0	1789	$1,949	$1.09	44d	1	0.15mi
24215 W Gross Ave Buckeye, AZ	3.0	2.0	1680	$1,850	$1.10	15d	1	0.25mi
24458 W Verlea Dr Buckeye, AZ	3.0	2.0	1345	$2,198	$1.63	2d	1	0.31mi
24240 W Verlea Dr Buckeye, AZ	4.0	2.5	1854	$1,900	$1.02	10d	1	0.32mi
24403 W Ripple Rd Buckeye, AZ	3.0	2.0	1565	$1,900	$1.21	44d	1	0.36mi
1730 S 246th Ln Buckeye, AZ	3.0	2.0	1578	$2,000	$1.27	2d	1	0.37mi
24068 W Whyman Ave Buckeye, AZ	4.0	2.0	1450	$2,400	$1.66	2d	1	0.46mi
24485 W Yuma Rd Buckeye, AZ	1.0–3.0	1.0–2.5	1090	$1,950	$1.79	2d	1	0.47mi
24037 W Zak Rd Buckeye, AZ	4.0	2.0	1601	$1,895	$1.18	44d	1	0.51mi
1868 S 240th Ave Buckeye, AZ	4.0	2.0	1449	$2,050	$1.41	2d	1	0.53mi
1868 S 240th Ave Buckeye, AZ	4.0	2.0	1449	$2,100	$1.45	18d	1	0.53mi
1044 S 239th Ln Buckeye, AZ	3.0	2.0	1298	$1,935	$1.49	15d	1	0.81mi
1268 S 238th Ln Buckeye, AZ	3.0	2.0	1571	$1,800	$1.15	22d	1	0.82mi
23928 W Desert Bloom St Buckeye, AZ	4.0	2.0	1535	$1,999	$1.30	2d	1	0.84mi
23692 W Watkins St Buckeye, AZ	3.0	2.0	1618	$1,799	$1.11	10d	1	0.89mi
23692 W Watkins St Buckeye, AZ	3.0	2.0	1618	$1,750	$1.08	2d	1	0.89mi
23949 W Antelope Trl Buckeye, AZ	4.0	2.0	1535	$1,775	$1.16	12d	1	1.01mi
23683 W Yuma Rd Buckeye, AZ	1.0–3.0	1.0–2.0	1034	$1,823	$1.76	2d	30	1.04mi
24542 W Raymond St Buckeye, AZ	3.0	2.0	1612	$1,895	$1.18	2d	1	1.08mi
24375 W Wood St Buckeye, AZ	3.0	2.5	1585	$1,864	$1.18	2d	1	1.34mi
4195 S 245th Dr Buckeye, AZ	3.0–4.0	2.0	1552	$1,899	$1.22	2d	15	1.37mi

Listing history 15 events

1. 2026-06-18
   days on market $129,000 Active 36 DOM
2. 2026-06-17
   days on market $129,000 Active 35 DOM
3. 2026-06-16
   days on market $129,000 Active 34 DOM
4. 2026-06-15
   days on market $129,000 Active 33 DOM
5. 2026-06-13
   days on market $129,000 Active 31 DOM
6. 2026-06-13
   days on market $129,000 Active 30 DOM
7. 2026-06-09
   days on market $129,000 Active 27 DOM
8. 2026-06-08
   days on market $129,000 Active 26 DOM
9. 2026-06-07
   days on market $129,000 Active 25 DOM
10. 2026-06-04
    days on market $129,000 Active 22 DOM
11. 2026-06-03
    days on market $129,000 Active 21 DOM
12. 2026-06-02
    days on market $129,000 Active 20 DOM
13. 2026-06-01
    days on market $129,000 Active 19 DOM
14. 2026-05-31
    days on market $129,000 Active 18 DOM
15. 2026-05-13
    listed $129,000 Active 677-char remark

ⓘ 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 4/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥115°F today · 18 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,097
• − Mortgage interest: −$7,226
• − Property taxes: −$1,935
• − Insurance: −$645
• − Repairs & maintenance: −$1,928
• − Management: −$1,928
• − Depreciation: −$3,753
• Taxable income: $6,683
• Est. tax owed @ 24.0%: −$1,604
• After-tax cash flow: $6,735/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 · 22 photos

Good 75/100 Cosmetic rehab

This mobile home is in good condition with minimal repairs needed. It's move-in ready and has good curb appeal.

Value-add opportunities

• Both painting — enhances curb appeal and interior aesthetics
• Both landscaping — improves curb appeal and enhances property value
• Resale upgrading appliances — attracts more buyers with modern features

Renovation cost estimate screening

Value-add ROI direction

• Both painting — enhances curb appeal and interior aesthetics ↑
• Both landscaping — improves curb appeal and enhances property value ↑
• Resale upgrading appliances — attracts more buyers with modern features ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Buckeye Union High School District (4284)
• NCES district ID: 0401410
• Math proficiency: 21% ▼ -30.00%
• Reading proficiency: 29% ▼ -8.00%
• Median HH income: $59,182
• Composite: 22.91/100
• National rank: #7995
• State rank: #129 of 249 in AZ

Livability — Buckeye

• Score: 68/100
• State rank: #53
• US rank: #9428

Category grades

Amenities F Commute F Cost of living B- Crime A Employment A+ Housing A+ Health & safety F User ratings B

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Buckeye, AZ
• County: Maricopa County · 4,537,380 people
• City population: 117,540
• Metro: Phoenix-Mesa-Chandler, AZ
• Population (ZIP): 75,359
• Household income: $89,876
• Rent vs Own: 18.2% rent · 81.8% own
• Severe rent burden: 661.0

Population outlook (Maricopa County) Hauer SSP2

• Today (2025): 4,979,203 people
• By 2030: 5,378,229 · +8.0%
• By 2040: 6,156,598 · +23.6%
• By 2050: 6,872,376 · +38.0%
• By 2075: 8,401,270 · +68.7%
• By 2100: 9,247,439 · +85.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.60)
• Race & ethnicity: Hispanic / Latino 50% White 38% Two or more races 13% Black 7% Native American 2% Asian 1%
• Hispanic origin (detail): Mexican 44%
• Common ancestry: Lithuanian 2% Slovak 1% Italian 1%
• Foreign-born: 12% · Canada
• Languages at home: 66% English-only · Spanish 32%

Political lean MEDSL · Maricopa

• 2024 margin: Toss-up / Even · D 47.7% · R 51.2% · Other 1.1%
• 2008→2024 swing: +7.1pp toward D · 2008: -10.6pp · 2024: -3.5pp
• All cycles: 2024: R+3.5 2020: D+2.2 2016: R+3.5 2012: R+12.0 2008: R+10.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -138.00%
• Current HPI: 286.9242
• Rent YoY: ▼ -0.92%
• 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

1 event — show timeline

• 2026-05-13 Listed $129,000 ARMLS