270 E Apodoca St · St. Johns, AZ 85936

$110,257

3 bd · 2.0 ba · 1,650 sqft · Manufactured · 63 Days on market

Built 1901 Poor condition 0.25 ac lot

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Why this score? — see what drove the C+ 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 +24.2/30.0
• DSCR +7.8/10.0
• ARV discount +7.5/15.0
• 1% rule +6.3/10.0
• Appreciation +5.7/10.0
• Schools +4.7/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +1.0/5.0

Listing remarks

Manufactured home with 3 bedrooms and 2 bathrooms with approximately 1650 square feet of living space on a . 83 acre lot. The foreclosure deed has been recorded, allowing for shorter closing timelines. No Buyer Premium on this property. Closing is not contingent upon the status of the mobile home title. The purchaser may be responsible to de-title the mobile home after purchase. The data presented in this listing is deemed reliable but not guaranteed. This information should be used for informational use only and does not constitute a legal document for the description of this property. Buyer or Buyer's Agent to verify all facts, figures, schools, dimensions, Sq Ft, permits, HOA fees etc. t

Key facts

• 0.25 acre lot
• Built 1901
• Listed 62 days

Property features AI

Finance

• Other: Lot size recorded as 11,013 (assessor source); Directions: From Highways 191 go South on Water Street to Apodaca St, West on Apodaca St to property.
• Financial info: Tax year 2025 (annual tax amount noted in records)
• HOA & community: No association fees

Exterior

• Utilities: Sewer: other; Water: private water company
• Home design: Manufactured / mobile home; Fee simple ownership
• Construction: Wood frame construction; Other roof; Building area source: owner
• Exterior features: No fencing; Lot features: none

Interior

• Kitchen: Eat-in kitchen
• Bedrooms: Possible 3 bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Heating: see remarks; Cooling: see remarks
• Interior features: Eat-in kitchen
• Laundry & utility: Laundry details: see remarks

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $110k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $220 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $110k).
• Recommended offer: $104k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.7% vs local median 3.0% in St. Johns — 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: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• St Johns Unified District (4153) (town): math 59% / reading 52% proficiency, ranked #34 of 249 in AZ (top 14%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Coronado Elementary School (math 74% / reading 64%, grade A-, #59 of 1,109 statewide, top 6%, 290 students, 51% FRL); St Johns Middle School (math 63% / reading 53%, grade B, #5 of 218 statewide, top 2%, 340 students, 44% FRL); St Johns High School (math 37% / reading 42%, grade F, #72 of 381 statewide, top 20%, 317 students, 36% FRL) — zoned schools at 43% FRL track the district average.
• Market conditions: 187 active listings in the ZIP; 99 units permitted in Apache County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($763 loan paydown + $2k appreciation (1.4% local appreciation)).
• Apache County population projected at -12% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (1.4% appreciation + 3.0% rent growth), your $31k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 63 days — a 6% lower offer ($104k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1901 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $103,641 (6.0% below list)

Questions for the listing agent

1. It's been on market 63 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1901 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.13% ✓
• Cap rate: 8.69%
• Cash-on-cash: 8.56%
• DSCR: 1.38
• GRM: 7.4

CMA / ARV

• ARV (on-the-fly): $245,850
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
360 S White Mountain Dr	0.23mi	3/2.0	1,782 (+8%)	1mo	$265,000	$149	75

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

1.41% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 11.4%
• Equity multiple: 1.59×
• Total profit: $18,321
• Equity at exit: $39,991

10-year hold

• IRR: 14.8%
• Equity multiple: 2.86×
• Total profit: $57,568
• Equity at exit: $55,013

Cash invested: $30,872 (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 85936

• Home prices YoY: 0.7%
• Active inventory: 187
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $1,243 medium
• Mortgage (P&I): −$578
• Tax est. 1.5%: −$138 /mo · $1,654/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$261
• Net cashflow: $220

Break-even live

Break-even rent $965

Max offer price $110,257

Occupancy floor 77%

Sensitivity live

Price	-10% $296	-5% $258	+0% $220	+5% $182	+10% $144
Rent	-10% $122	-5% $171	+0% $220	+5% $269	+10% $319
Rate	-1.0pp $276	-0.5pp $248	base $220	+0.5pp $192	+1.0pp $163

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: $27,564
• Closing costs: $3,308
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-19
   days on market $110,257 Active 63 DOM
2. 2026-06-18
   days on market $110,257 Active 62 DOM
3. 2026-06-17
   days on market $110,257 Active 61 DOM
4. 2026-06-16
   days on market $110,257 Active 60 DOM
5. 2026-06-15
   days on market $110,257 Active 59 DOM
6. 2026-06-14
   days on market $110,257 Active 57 DOM
7. 2026-06-12
   days on market $110,257 Active 56 DOM
8. 2026-06-09
   days on market $110,257 Active 53 DOM
9. 2026-06-08
   days on market $110,257 Active 52 DOM
10. 2026-06-07
    days on market $110,257 Active 51 DOM
11. 2026-06-04
    days on market $110,257 Active 47 DOM
12. 2026-06-02
    days on market $110,257 Active 46 DOM
13. 2026-06-01
    days on market $110,257 Active 45 DOM
14. 2026-05-31
    days on market $110,257 Active 44 DOM
15. 2026-05-31
    days on market $110,257 Active 43 DOM
16. 2026-04-17
    listed $110,257 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 D · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 💨 Wind 1/10 Low
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,920
• − Mortgage interest: −$6,176
• − Property taxes: −$1,654
• − Insurance: −$551
• − Repairs & maintenance: −$1,194
• − Management: −$1,194
• − Depreciation: −$3,207
• Taxable income: $944
• Est. tax owed @ 24.0%: −$227
• After-tax cash flow: $2,417/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 · 3 photos

Poor 20/100 Extensive rehab

This manufactured home requires extensive repairs and improvements to its exterior, landscaping, and HVAC systems. Immediate attention is needed to address the poor condition and enhance its value for resale or rental.

Repairs flagged

• Major roof — The roof appears to be in poor condition.
• Major exterior siding — The siding is weathered and discolored.
• Major landscaping — The landscaping is sparse and unkempt.
• Major interior walls and paint — No interior walls or paint are visible in the photos, but they likely need attention based on the exterior condition.
• Major HVAC and mechanical systems — No systems are visible in the photos, but they likely need attention based on the overall condition of the property.

Value-add opportunities

• Both repair and paint exterior — Improving the exterior appearance will enhance both resale and rental value.
• Both landscape and improve curb appeal — A well-maintained landscape and curb appeal will attract more buyers and renters.
• Both repair and replace HVAC and mechanical systems — Upgrading the HVAC and mechanical systems will improve comfort and energy efficiency, increasing both resale and rental value.

Renovation cost estimate screening

Repair item	Severity	Est. cost
roof · The roof appears to be in poor condition.	Major	$15,000–50,000
exterior siding · The siding is weathered and discolored.	Major	$15,000–50,000
landscaping · The landscaping is sparse and unkempt.	Major	$15,000–50,000
interior walls and paint · No interior walls or paint are visible in the photos, but they likely need attention based on the exterior condition.	Major	$15,000–50,000
HVAC and mechanical systems · No systems are visible in the photos, but they likely need attention based on the overall condition of the property.	Major	$15,000–50,000
Total estimated repair cost · 5 items		$75,000–250,000

Value-add ROI direction

• Both repair and paint exterior — Improving the exterior appearance will enhance both resale and rental value. ↑
• Both landscape and improve curb appeal — A well-maintained landscape and curb appeal will attract more buyers and renters. ↑
• Both repair and replace HVAC and mechanical systems — Upgrading the HVAC and mechanical systems will improve comfort and energy efficiency, increasing both resale and rental value. ↑

ⓘ 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: St Johns Unified District (4153)
• NCES district ID: 0408080
• Math proficiency: 59% ▲ 1.00%
• Reading proficiency: 52% ▼ -3.00%
• Median HH income: $43,578
• Composite: 46.77/100
• National rank: #2387
• State rank: #34 of 249 in AZ

Livability — St. Johns

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: St. Johns, AZ
• Population (ZIP): 3,966

Population outlook (Apache County) Hauer SSP2

• Today (2025): 70,338 people
• By 2030: 69,279 · -1.5%
• By 2040: 66,449 · -5.5%
• By 2050: 61,904 · -12.0%
• By 2075: 47,639 · -32.3%
• By 2100: 30,279 · -57.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (65%)
• Race & ethnicity: White 65% Hispanic / Latino 24% Two or more races 9% Black 8% Native American 1%
• Hispanic origin (detail): Mexican 22%
• Common ancestry: Lithuanian 11% Slovak 7% Italian 5%
• Foreign-born: 3% · Canada
• Languages at home: 90% English-only · Spanish 9%

Political lean MEDSL · Apache

• 2024 margin: D (+19.0) · D 58.9% · R 40.0% · Other 1.1%
• 2008→2024 swing: -9.2pp toward R · 2008: 28.2pp · 2024: 19.0pp
• All cycles: 2024: D+19.0 2020: D+33.7 2016: D+36.9 2012: D+33.9 2008: D+28.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 1.41%
• Current HPI: 195.8896
• Rent YoY: —
• Metro: —
• 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

• 2026-04-17 Listed $110,257 ARMLS