1152 S Sioux Dr · Apache Junction, AZ 85119

$114,999

1 bd · 1.0 ba · 520 sqft · Manufactured · 167 Days on market

Manufactured home Built 1988 Good condition 1,527 sqft lot $221/sqft · 22% below area Est $147k · 22% under $280/mo HOA · 31% of rent ↓ 12% since listing

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Why this score? — see what drove the F 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
• Condition / age +3.8/5.0
• Livability +3.3/5.0
• Cash flow +3.1/30.0
• Rent growth +2.9/5.0
• 1% rule +2.8/10.0
• Appreciation +2.5/10.0
• Schools +1.7/10.0
• DSCR +0.0/10.0
• Manufactured-home adj. -2.8

Listing remarks

Financing available! Bring all offers! This wonderful, remodeled home includes a ~120sqft laundry/storage shed has all of the essentials! Large covered parking doubles as a lovely patio space to entertain your friends. This open floorplan features all new flooring, quartz counters, fresh paint, new fixtures and hardware, a full-size oven/range, over-the-range microwave, and plenty of storage. The bedroom features built-in drawers and cabinets and a sizable closet.

Key facts

• Built in drawers
• Quartz counters
• Laundry storage shed

Tags

• REMODELED HOME
• LAUNDRY STORAGE SHED
• COVERED PARKING
• OPEN FLOORPLAN
• QUARTZ COUNTERS
• BUILT IN DRAWERS

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath manufactured listed at $115k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-369 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $62k (46.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $89k (22.3% below list).
• Recommended offer: $62k (46.5% below list) — sets the bar for cash-flow.

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; 25 comparable units currently listed for rent nearby; rentals lingering (median 68d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 60% 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 15% 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 167 days — a 12% lower offer ($101k) is reasonable based on typical stale-listing flexibility.
• 3 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 31% of rent.

Recommended offer $61,574 (46.5% below list)

Questions for the listing agent

1. 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?
2. It's been on market 167 days. Have you received any prior offers? Is the seller open to a 46% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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?
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 0.78% ✗
• Cap rate: 2.44%
• Cash-on-cash: -13.76%
• DSCR: 0.39
• GRM: 10.7

CMA / ARV

• ARV (median comp): $147,000
• List price: $114,999
• Delta: -21.77%
• Verdict: UNDERPRICED
• Comps: 17 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1295 S Sioux Dr	0.04mi	1/1.0	561 (+8%)	6mo	$119,000	$212	80
1426 S Havasupai Dr	0.14mi	2/1.0 (+1)	568 (+9%)	7mo	$160,000	$282	68
1398 S Cheyenne Dr	0.10mi	2/1.0 (+1)	550 (+6%)	20mo	$155,000	$282	64
2290 S Seminole Dr	0.31mi	1/2.0	550 (+6%)	9mo	$195,000	$355	64
1004 S Kiowa Cir	0.19mi	1/1.0	445 (-14%)	11mo	$85,000	$191	57
2072 W Klamath Ave	0.31mi	1/2.0	446 (-14%)	6mo	$170,000	$381	52
2058 S Walla Walla Cir	0.29mi	1/1.0	450 (-14%)	16mo	$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: -44.4%
• Equity multiple: -0.34×
• Total profit: $-43,231
• Equity at exit: $17,147

10-year hold

• IRR: -94.0%
• Equity multiple: -1.24×
• Total profit: $-72,222
• 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 · 2 under contract
• Months of supply: 14.4 mo (7%/mo absorbed)
• Median asking: $119,450 ($271/sqft)
• Median days on market: 225 d
• This list price: 33% of active listings are priced below it
• ARV vs active asking: +4.3% vs 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: 10.7×

Monthly cashflow live

• Estimated rent: $893 high
• Mortgage (P&I): −$603
• Tax est. 1.5%: −$144 /mo · $1,725/yr
• Insurance: −$48
• HOA: −$280
• Lot rent leased land?: −$0
• Vacancy / Maint / Mgmt: −$188
• Net cashflow: $-369

Break-even live

Break-even rent $1,360

Max offer price $61,574

Occupancy floor —

Sensitivity live

Price	-10% $-290	-5% $-329	+0% $-369	+5% $-409	+10% $-449
Rent	-10% $-440	-5% $-404	+0% $-369	+5% $-334	+10% $-299
Rate	-1.0pp $-311	-0.5pp $-340	base $-369	+0.5pp $-399	+1.0pp $-429

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: —

Rent comps 25 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
427 E Friar Ave Unit 5 Apache Junction, AZ	—	1.0	500	$800	$1.60	78d	1	0.35mi
483 E 10th Ave Apt C Apache Junction, AZ	2.0	1.0	720	$1,100	$1.53	81d	1	0.36mi
483 E 10th Ave Apt C Apache Junction, AZ	2.0	1.0	720	$1,100	$1.53	19d	1	0.36mi
432 E 9th Ave Unit 6 Apache Junction, AZ	—	1.0	370	$975	$2.64	120d	1	0.39mi
432 E 9th Ave Unit 7 Apache Junction, AZ	—	1.0	370	$975	$2.64	19d	1	0.39mi
522 E 9th Ave Apache Junction, AZ	2.0	1.0	700	$1,150	$1.64	0d	1	0.42mi
522 E 9th Ave Unit 3 Apache Junction, AZ	2.0	2.0	700	$1,150	$1.64	0d	1	0.43mi
499 E Navajo Ave Unit 4 Apache Junction, AZ	2.0	1.0	750	$1,250	$1.67	46d	1	0.64mi
501 E Quail Ave Apache Junction, AZ	2.0	1.0	720	$1,150	$1.60	74d	1	0.78mi
501 E Quail Ave Apache Junction, AZ	2.0	1.0	720	$1,150	$1.60	100d	1	0.78mi
800 W Apache Trl Lot 38 Apache Junction, AZ	2.0	1.0	560	$1,129	$2.02	72d	1	0.94mi
1297 E Broadway Ave Apache Junction, AZ	1.0–2.0	1.0–2.0	926	$1,499	$1.62	19d	27	0.94mi
1008 S Mara Dr Apache Junction, AZ	2.0	1.0	700	$1,495	$2.14	19d	1	1.04mi
960 S Mara Dr Unit 1 Apache Junction, AZ	2.0	1.0	684	$1,350	$1.97	60d	1	1.04mi
960 S Mara Dr Unit 1 Apache Junction, AZ	2.0	1.0	682	$1,450	$2.13	108d	1	1.04mi
960 S Mara Dr Unit 960-1 Apache Junction, AZ	2.0	1.0	682	$1,375	$2.02	67d	1	1.04mi
1211 W Apache Trl Unit B Apache Junction, AZ	1.0	1.0	515	$795	$1.54	24d	1	1.04mi
1211 W Apache Trl Unit L Apache Junction, AZ	1.0	1.0	515	$895	$1.74	24d	1	1.04mi
695 E Superstition Blvd Apache Junction, AZ	1.0–3.0	1.0–2.0	983	$1,499	$1.52	0d	10	1.30mi
925 N Plaza Dr #22 Apache Junction, AZ	1.0	1.0	540	$1,229	$2.28	67d	1	1.35mi
925 N Plaza Dr #92 Apache Junction, AZ	2.0	2.0	672	$1,449	$2.16	72d	1	1.38mi
135 N Palo Verde Dr Unit 8 Apache Junction, AZ	1.0	1.0	750	$925	$1.23	119d	1	1.40mi
135 N Palo Verde Dr Apache Junction, AZ	1.0	1.0	750	$915	$1.22	115d	1	1.40mi
151 N Palo Verde Dr Unit 7 Apache Junction, AZ	1.0	1.0	400	$1,100	$2.75	75d	1	1.41mi
925 N Plaza Dr Lot 79 Apache Junction, AZ	1.0	1.0	385	$1,289	$3.35	24d	1	1.42mi

Property features AI

Finance

• Other: Tax information available
• Financial info: Current financing non-assumable
• HOA & community: Association fee $840 quarterlyAssociation covers sewer, street maintenance, trash, and waterCommunity amenities include pool, community spa (heated), golf, pickleball, tennis courts, fitness center, community media room, community laundry, biking/walking path, lake, and guard gate

Exterior

• Parking: 1 covered parking space1 carport spaceAssigned parking (permit required)
• Security: Gated community with guarded entrySecurity guard
• Utilities: City waterPublic sewer220 volts available in kitchen
• Home design: Manufactured/mobile homeFee simple ownership
• Construction: Metal and aluminum siding with wood frame constructionPainted exteriorComposition roof
• Exterior features: StorageEast/West exposureGravel/stone frontPrivate maintained road

Interior

• Kitchen: Built-in microwaveNon-laminate (granite) counters220 volts in kitchenRefrigeratorDisposal
• Bedrooms: 1 possible bedroom
• Flooring: Laminate
• Bathrooms: 1 full bathroom
• Heating & cooling: Electric heatingCentral airCeiling fan(s)
• Interior features: High-speed internetGranite countersNo interior stepsPantryFull bath in master bedroomStorage
• Laundry & utility: Laundry insideLaundry in garage

Listing history 50 events

1. 2026-09-23
   days on market $114,999 Active 167 DOM
2. 2026-09-22
   days on market $114,999 Active 166 DOM
3. 2026-09-21
   days on market $114,999 Active 165 DOM
4. 2026-09-20
   days on market $114,999 Active 164 DOM
5. 2026-09-19
   days on market $114,999 Active 163 DOM
6. 2026-09-18
   days on market $114,999 Active 162 DOM
7. 2026-09-17
   days on market $114,999 Active 161 DOM
8. 2026-09-16
   days on market $114,999 Active 160 DOM
9. 2026-09-15
   days on market $114,999 Active 159 DOM
10. 2026-09-14
    days on market $114,999 Active 158 DOM
11. 2026-09-13
    days on market $114,999 Active 157 DOM
12. 2026-09-12
    days on market $114,999 Active 156 DOM
13. 2026-09-11
    days on market $114,999 Active 155 DOM
14. 2026-09-05
    days on market $114,999 Active 149 DOM
15. 2026-09-04
    days on market $114,999 Active 148 DOM
16. 2026-09-03
    days on market $114,999 Active 147 DOM
17. 2026-08-31
    days on market $114,999 Active 144 DOM
18. 2026-08-30
    days on market $114,999 Active 143 DOM
19. 2026-08-29
    days on market $114,999 Active 142 DOM
20. 2026-08-28
    days on market $114,999 Active 141 DOM
21. 2026-08-27
    days on market $114,999 Active 140 DOM
22. 2026-08-26
    days on market $114,999 Active 139 DOM
23. 2026-08-25
    price $114,999 Active 138 DOM
24. 2026-08-25
    days on market $115,000 Active 138 DOM
25. 2026-08-24
    days on market $115,000 Active 137 DOM
26. 2026-08-23
    days on market $115,000 Active 136 DOM
27. 2026-08-22
    days on market $115,000 Active 135 DOM
28. 2026-08-21
    days on market $115,000 Active 134 DOM
29. 2026-08-20
    days on market $115,000 Active 133 DOM
30. 2026-08-19
    days on market $115,000 Active 132 DOM
31. 2026-08-18
    days on market $115,000 Active 131 DOM
32. 2026-08-17
    days on market $115,000 Active 130 DOM
33. 2026-08-16
    days on market $115,000 Active 129 DOM
34. 2026-08-15
    days on market $115,000 Active 128 DOM
35. 2026-08-14
    days on market $115,000 Active 127 DOM
36. 2026-08-13
    days on market $115,000 Active 126 DOM
37. 2026-08-12
    days on market $115,000 Active 125 DOM
38. 2026-08-11
    days on market $115,000 Active 124 DOM
39. 2026-08-10
    days on market $115,000 Active 123 DOM
40. 2026-08-09
    days on market $115,000 Active 122 DOM
41. 2026-08-08
    days on market $115,000 Active 121 DOM
42. 2026-08-06
    days on market $115,000 Active 119 DOM
43. 2026-08-05
    days on market $115,000 Active 118 DOM
44. 2026-08-04
    days on market $115,000 Active 117 DOM
45. 2026-08-03
    days on market $115,000 Active 116 DOM
46. 2026-07-31
    days on market $115,000 Active 113 DOM
47. 2026-07-30
    days on market $115,000 Active 112 DOM
48. 2026-07-30
    days on market $115,000 Active 111 DOM
49. 2026-07-28
    days on market $115,000 Active 110 DOM
50. 2026-07-26
    days on market $115,000 Active 108 DOM

ⓘ 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: $10,717
• − Mortgage interest: −$6,442
• − Property taxes: −$1,725
• − Insurance: −$575
• − Repairs & maintenance: −$857
• − Management: −$857
• − HOA: −$3,360
• − Depreciation: −$3,345
• Taxable loss: −$6,445
• Est. tax savings @ 24.0%: +$1,547
• After-tax cash flow: $-2,884/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

Good 75/100 Cosmetic rehab Est. rehab $2,600–$7,800 screening

This remodeled mobile home is in good condition with new appliances, flooring, and paint. It's located in a gated community with amenities, making it a good investment.

Value-add opportunities

• Resale paint exterior — enhances curb appeal ↑
• Rental replace carpet — improves comfort and appearance ↑

ⓘ 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

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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%

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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%

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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

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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

Property features AI

Finance

• Other: Tax information available
• Financial info: Current financing non-assumable
• HOA & community: Association fee $840 quarterlyAssociation covers sewer, street maintenance, trash, and waterCommunity amenities include pool, community spa (heated), golf, pickleball, tennis courts, fitness center, community media room, community laundry, biking/walking path, lake, and guard gate

Exterior

• Parking: 1 covered parking space1 carport spaceAssigned parking (permit required)
• Security: Gated community with guarded entrySecurity guard
• Utilities: City waterPublic sewer220 volts available in kitchen
• Home design: Manufactured/mobile homeFee simple ownership
• Construction: Metal and aluminum siding with wood frame constructionPainted exteriorComposition roof
• Exterior features: StorageEast/West exposureGravel/stone frontPrivate maintained road

Interior

• Kitchen: Built-in microwaveNon-laminate (granite) counters220 volts in kitchenRefrigeratorDisposal
• Bedrooms: 1 possible bedroom
• Flooring: Laminate
• Bathrooms: 1 full bathroom
• Heating & cooling: Electric heatingCentral airCeiling fan(s)
• Interior features: High-speed internetGranite countersNo interior stepsPantryFull bath in master bedroomStorage
• Laundry & utility: Laundry insideLaundry in garage

Price history

-11.5% since first listed

13 events — show timeline

• 2026-04-09 Listed $115,000 ARMLS
• 2026-02-03 Listing Removed — ARMLS
• 2025-11-21 Price Changed $115,000 ARMLS
• 2025-10-17 Price Changed $119,990 ARMLS
• 2025-09-16 Price Changed $120,000 ARMLS
• 2025-08-19 Listed $125,000 ARMLS
• 2025-07-01 Listing Removed — ARMLS
• 2025-05-22 Price Changed $113,000 ARMLS
• 2025-04-29 Price Changed $113,990 ARMLS
• 2025-04-22 Price Changed $114,990 ARMLS
• 2025-03-27 Price Changed $115,000 ARMLS
• 2025-03-11 Price Changed $125,000 ARMLS
• 2025-02-14 Listed $130,000 ARMLS