7373 E US Highway 60 -- #54 · Gold Canyon, AZ 85118

$240,000

2 bd · 2.0 ba · 1,430 sqft · Manufactured · 131 Days on market

Built 2006 Est $240k · at est.

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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 +28.7/30.0
• DSCR +10.0/10.0
• 1% rule +7.9/10.0
• ARV discount +7.5/15.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.5/10.0
• Appreciation +0.0/10.0

Listing remarks

Experience luxury living in this stunning 55+ community featuring resort‑style amenities. This elegant 2 bedrooms, 2 bath home offers open‑concept living, a beautiful kitchen, plus office and a serene outdoor space. Enjoy a clubhouse, fitness center, heated pool, pickleball, and walking trails—all in a beautifully maintained, active‑living community close to shopping, dining, and entertainment. New A/C & Roof 2025. Priced to sell! Don't miss this opportunity! House comes fully furnished along with a golf cart!

Key facts

• Serene outdoor space
• Open concept living
• Fitness center

Tags

• RESORT STYLE AMENITIES
• OPEN CONCEPT LIVING
• BEAUTIFUL KITCHEN
• SERENE OUTDOOR SPACE
• CLUBHOUSE
• FITNESS CENTER

Property features AI

Finance

• Other: Lot size reported by owner
• HOA & community: Land lease (monthly); Monthly land lease fee of $1,059; Association maintains grounds

Exterior

• Parking: Covered parking for 2 vehicles; 2-car garage
• Security: Gated community with guarded entry
• Utilities: City water; Public sewer
• Home design: Manufactured/mobile home; Leasehold ownership
• Construction: Stucco and painted wood-frame construction; Tile/concrete roof
• Exterior features: Sprinklers in front and rear; Gravel/stone front and back; Community pool; Community spa (heated); Pickleball courts; Gated and guarded entry; Biking/walking paths

Interior

• Kitchen: Built-in microwave; Reverse osmosis water system; Refrigerator; Dishwasher
• Bedrooms: Up to 3 bedrooms
• Flooring: Laminate flooring; Tile flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Heat pump heating (electric); Central air conditioning; Ceiling fans
• Interior features: Kitchen island; 3/4 bath in primary bedroom; Fireplace in primary bedroom; Zero-grade (no-step) entry

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $240k.

Deal economics

• At list price, monthly cash flow is $795 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $240k).
• Recommended offer: $211k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.3% vs local median 3.9% in Gold Canyon — 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 57/100 on livability (#225 in AZ) — a working-class tenant base; expect higher turnover. Strengths: crime A+, housing A+, employment A; Watch: amenities F, commute F, health & safety D-.
• 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: Desert Vista Elementary School (math 18% / reading 23%, grade F, #729 of 1,109 statewide, top 67%, 536 students, 50% FRL); Cactus Canyon Junior High (math 14% / reading 19%, grade F, #151 of 218 statewide, top 70%, 702 students, 50% FRL) — zoned schools at 50% FRL track the district average.
• Market conditions: 425 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 9,504 units permitted in Pinal County in 2024 (776 in 5+ unit buildings).
• This rent runs 43% of the median local income ($86k/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 $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $67k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 131 days — a 12% lower offer ($211k) is reasonable based on typical stale-listing flexibility.

Recommended offer $211,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 131 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 1.29% ✓
• Cap rate: 10.27%
• Cash-on-cash: 14.20%
• DSCR: 1.63
• GRM: 6.4

CMA / ARV

• ARV (on-the-fly): $240,240
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7373 E US Hwy 60 -- #409	0.05mi	2/2.0	1,540 (+8%)	1mo	$166,500	$108	84
7373 E US Highway 60 -- #169	0.05mi	2/2.0	1,558 (+9%)	9mo	$180,000	$116	76
7373 E US Hwy 60 -- #92	0.05mi	2/2.0	1,300 (-9%)	24mo	$218,000	$168	63
6601 E US Highway 60 -- #840	0.62mi	2/2.0	1,250 (-13%)	12mo	$355,000	$284	40

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 4.5%
• Equity multiple: 1.18×
• Total profit: $11,807
• Equity at exit: $35,785

10-year hold

• IRR: 14.0%
• Equity multiple: 2.13×
• Total profit: $75,693
• Equity at exit: $20,751

Cash invested: $67,200 (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 →

ZIP-level market 85118

• Home prices YoY: -32.4%
• Active inventory: 425
• Price-to-rent: 6.4×

Monthly cashflow live

• Estimated rent: $3,106 high
• Mortgage (P&I): −$1,259
• Tax est. 1.5%: −$300 /mo · $3,600/yr
• Insurance: −$100
• HOA: −$0
• Vacancy / Maint / Mgmt: −$652
• Net cashflow: $795

Break-even live

Break-even rent $2,099

Max offer price $240,000

Occupancy floor 69%

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: $60,000
• Closing costs: $7,200
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6497 S Ginty Dr Gold Canyon, AZ	2.0	2.0	1673	$4,300	$2.57	24d	1	0.25mi
6382 S Fairway Dr Gold Canyon, AZ	2.0	2.0	1570	$3,900	$2.48	24d	1	0.46mi
8320 E Masters Rd Gold Canyon, AZ	2.0	2.0	1732	$3,900	$2.25	1d	1	0.57mi
6816 S Russet Sky Way Gold Canyon, AZ	3.0	2.0	1366	$1,800	$1.32	24d	1	0.78mi
6494 S Foothills Dr Gold Canyon, AZ	3.0	2.0	1450	$2,300	$1.59	17d	1	1.07mi
6838 E Las Animas Trl Gold Canyon, AZ	3.0	3.0	1638	$3,500	$2.14	5d	1	1.36mi
4670 S Jalapa Ln Gold Canyon, AZ	3.0	2.0	1780	$4,300	$2.42	24d	1	1.43mi

Listing history 14 events

1. 2026-06-18
   days on market $240,000 Active 131 DOM
2. 2026-06-17
   days on market $240,000 Active 130 DOM
3. 2026-06-16
   days on market $240,000 Active 129 DOM
4. 2026-06-15
   days on market $240,000 Active 128 DOM
5. 2026-06-13
   days on market $240,000 Active 126 DOM
6. 2026-06-09
   days on market $240,000 Active 122 DOM
7. 2026-06-08
   days on market $240,000 Active 121 DOM
8. 2026-06-07
   days on market $240,000 Active 120 DOM
9. 2026-06-04
   days on market $240,000 Active 117 DOM
10. 2026-06-03
    days on market $240,000 Active 116 DOM
11. 2026-06-02
    days on market $240,000 Active 115 DOM
12. 2026-06-01
    days on market $240,000 Active 114 DOM
13. 2026-05-31
    days on market $240,000 Active 113 DOM
14. 2026-02-07
    listed $240,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $37,274
• − Mortgage interest: −$13,444
• − Property taxes: −$3,600
• − Insurance: −$1,200
• − Repairs & maintenance: −$2,982
• − Management: −$2,982
• − Depreciation: −$6,982
• Taxable income: $6,084
• Est. tax owed @ 24.0%: −$1,460
• After-tax cash flow: $8,083/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 — Gold Canyon

• Score: 57/100
• State rank: #225
• US rank: #21732

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Gold Canyon, AZ
• County: Pinal County · 399,947 people
• City population: 14,932
• Metro: Phoenix-Mesa-Chandler, AZ
• Population (ZIP): 14,932
• Household income: $86,393
• Rent vs Own: 8.4% rent · 91.6% own
• Severe rent burden: 160.0

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 (86%)
• Race & ethnicity: White 86% Hispanic / Latino 8% Two or more races 6%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Portuguese 7% Romanian 4% Slovak 4%
• Foreign-born: 5% · Canada
• Languages at home: 96% English-only · Spanish 3%

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: ▼ -122.27%
• Current HPI: 255.6958
• Rent YoY: —
• 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

• 2026-02-07 Listed $240,000 ARMLS