2175 W Southern Ave #310 · Apache Junction, AZ 85120

$47,000

2 bd · 2.0 ba · 980 sqft · Manufactured · 52 Days on market

Built 1976 Good condition 3,000 sqft lot Est $74k · 37% under

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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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Condition / age +3.8/5.0
• Livability +3.3/5.0
• Rent growth +1.6/5.0
• Schools +1.5/10.0
• Appreciation +0.0/10.0

Listing remarks

COMPLETELY FURNISHED even kitchenware and linens! This well maintained home is in a 55+ park that claims, ''Never a dull moment. '' That is if you want to participate in ALL that is offered. Pickleball, billiards, pool/spa, shuffleboard, dances, classes, library, media room etc. .. This cozy home is well laid out with a nice long covered carport, big screened in patio, storage shed and a bedroom on each end of the house for privacy. Roof was all new in 2023 and HVAC has a new blower in 2021.

Key facts

• Billiards
• Pickleball
• Covered carport

Tags

• PICKLEBALL
• BILLIARDS
• POOL SPA
• SHUFFLEBOARD
• MEDIA ROOM
• COVERED CARPORT

Property features AI

Finance

• Other: Lot size approximately 3,000 (source: owner)
• HOA & community: Land lease: $780 monthly; Association covers street maintenance; Community pool; Pickleball courts; Community spa (heated); Community media room; Community laundry; Biking/walking path; Fitness center

Exterior

• Parking: 1 covered parking space; 1 open parking space; 1 carport space
• Security: Gated community; Guarded entry
• Utilities: Private water company; Septic (in and connected)
• Home design: Manufactured / mobile home; Leasehold ownership; Asphalt road access
• Construction: Aluminum siding; Steel frame construction; Foam roof
• Exterior features: Screened-in patio(s); Shed(s); Wire fencing; Gravel/stone front and back; East/West exposure; Private maintained road; Mountain view

Interior

• Kitchen: Refrigerator; Dishwasher; Water purifier
• Bedrooms: 2 possible bedrooms
• Flooring: Carpet; Laminate; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Heat pump heating; Heat pump cooling
• Interior features: Eat-in kitchen; No interior steps; Pantry; 3/4 bath in primary bedroom; Laminate counters; Storage
• Laundry & utility: Indoor laundry

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $47k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $1k ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $47k).
• Recommended offer: $46k (3.0% below list) — sets the bar for market timing.
• Cap rate 32.4% vs local median 3.5% in Apache Junction — 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 66/100 on livability (#70 in AZ) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: crime D+, schools F, amenities 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.
• Market conditions: Rents falling (-3.5%/yr); 455 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 17d on market — plan ~3-4 weeks tenant-placement turnaround); 9,504 units permitted in Pinal County in 2024 (776 in 5+ unit buildings).
• This rent runs 35% of the median local income ($58k/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 $325 of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 0.0% rent growth), your $13k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 52 days — a 3% lower offer ($46k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: moderate 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 $45,590 (3.0% below list)

Questions for the listing agent

1. It's been on market 52 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1976 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 3.63% ✓
• Cap rate: 32.44%
• Cash-on-cash: 93.39%
• DSCR: 5.16
• GRM: 2.3

CMA / ARV

• ARV (on-the-fly): $74,480
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2175 W Southern Ave #242	0.20mi	2/2.0	960 (-2%)	8mo	$46,900	$49	80
2175 W Southern -- #279	0.05mi	2/2.0	896 (-9%)	12mo	$51,000	$57	74
2175 W Southern Ave #200	0.20mi	2/2.0	1,056 (+8%)	13mo	$57,900	$55	67
1855 W Southern Ave	0.11mi	2/1.0	1,056 (+8%)	23mo	$80,000	$76	59
2175 W Southern Ave #280	0.20mi	2/1.0	840 (-14%)	14mo	$30,000	$36	51
2101 S Meridian Rd #72	0.65mi	2/2.0	1,082 (+10%)	3mo	$310,000	$287	50
3700 S Ironwood Dr Lot 124	0.74mi	2/2.0	1,056 (+8%)	3mo	$34,990	$33	50
2101 S Meridian Rd #50	0.66mi	2/2.0	1,081 (+10%)	4mo	$330,000	$305	49
1776 S Lawson Dr	0.64mi	2/1.0	911 (-7%)	9mo	$242,000	$266	47
2101 S Meridian Rd #41	0.44mi	2/2.0	1,081 (+10%)	23mo	$320,000	$296	43
2101 S Meridian Rd #47	0.69mi	2/2.0	1,081 (+10%)	13mo	$280,000	$259	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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 90.8%
• Equity multiple: 5.00×
• Total profit: $52,634
• Equity at exit: $7,008

10-year hold

• IRR: 93.1%
• Equity multiple: 9.40×
• Total profit: $110,590
• Equity at exit: $4,064

Cash invested: $13,160 (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 85120

• Home prices YoY: -29.0%
• Rents YoY: -3.5%
• Active inventory: 455
• Price-to-rent: 2.3×

Monthly cashflow live

• Estimated rent: $1,708 high
• Mortgage (P&I): −$246
• Tax est. 1.5%: −$59 /mo · $705/yr
• Insurance: −$20
• HOA: −$0
• Vacancy / Maint / Mgmt: −$359
• Net cashflow: $1,024

Break-even live

Break-even rent $411

Max offer price $47,000

Occupancy floor 35%

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: $11,750
• Closing costs: $1,410
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2065 W 20th Ave Apache Junction, AZ	3.0	2.0	1110	$1,850	$1.67	13d	1	0.41mi
3000 W Southern Ave Apache Junction, AZ	1.0–2.0	1.0–2.0	836	$1,719	$2.05	2d	12	0.69mi
960 S Mara Dr Unit 1 Apache Junction, AZ	2.0	1.0	682	$1,450	$2.13	13d	1	1.11mi
2061 S Apache Dr Unit 1 Apache Junction, AZ	2.0	1.0	800	$1,095	$1.37	5d	1	1.23mi
2101 S Yellow Wood #45 Mesa, AZ	2.0	2.0	1081	$1,649	$1.53	44d	1	1.31mi
455 S Delaware Dr Apache Junction, AZ	2.0	2.0	1060	$2,048	$1.93	20d	2	1.36mi
455 S Delaware Dr Unit 179 Apache Junction, AZ	2.0	2.0	1060	$2,395	$2.26	24d	1	1.36mi
561 S Meridian Rd Unit 2 Apache Junction, AZ	3.0	2.0	1000	$1,395	$1.40	17d	1	1.46mi
561 S Meridian Rd Unit 1 Apache Junction, AZ	2.0	1.0	700	$1,099	$1.57	24d	1	1.46mi

Listing history 14 events

1. 2026-06-18
   days on market $47,000 Active 52 DOM
2. 2026-06-17
   days on market $47,000 Active 51 DOM
3. 2026-06-16
   days on market $47,000 Active 50 DOM
4. 2026-06-15
   days on market $47,000 Active 49 DOM
5. 2026-06-13
   days on market $47,000 Active 47 DOM
6. 2026-06-09
   days on market $47,000 Active 43 DOM
7. 2026-06-08
   days on market $47,000 Active 42 DOM
8. 2026-06-07
   days on market $47,000 Active 41 DOM
9. 2026-06-04
   days on market $47,000 Active 38 DOM
10. 2026-06-03
    days on market $47,000 Active 37 DOM
11. 2026-06-02
    days on market $47,000 Active 36 DOM
12. 2026-06-01
    days on market $47,000 Active 35 DOM
13. 2026-05-31
    days on market $47,000 Active 34 DOM
14. 2026-04-25
    listed $47,000 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 X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 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 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,490
• − Mortgage interest: −$2,633
• − Property taxes: −$705
• − Insurance: −$235
• − Repairs & maintenance: −$1,639
• − Management: −$1,639
• − Depreciation: −$1,367
• Taxable income: $12,272
• Est. tax owed @ 24.0%: −$2,945
• After-tax cash flow: $9,344/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 · 12 photos

Good 75/100 Cosmetic rehab

This well-maintained mobile home in a 55+ park is ready for a fresh coat of paint and some interior updates to boost its resale and rental value.

Value-add opportunities

• Both Paint exterior siding — Enhances curb appeal and value
• Both Replace carpet with hardwood — Improves aesthetics and value
• Both Install new kitchen appliances — Modernizes kitchen and attracts buyers

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior siding — Enhances curb appeal and value ↑
• Both Replace carpet with hardwood — Improves aesthetics and value ↑
• Both Install new kitchen appliances — Modernizes kitchen and attracts buyers ↑

ⓘ 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: 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 — 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

• County: Pinal County · 399,947 people
• City population: 56,611
• Metro: Phoenix-Mesa-Chandler, AZ
• Population (ZIP): 31,191
• Household income: $57,786
• Rent vs Own: 17.8% rent · 82.2% own
• Severe rent burden: 686.0

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 (77%)
• Race & ethnicity: White 77% Hispanic / Latino 16% Two or more races 10% Asian 1%
• Hispanic origin (detail): Mexican 13%
• Common ancestry: Romanian 3% Lithuanian 3% Portuguese 3%
• Foreign-born: 7% · Canada
• Languages at home: 89% English-only · Spanish 8% Tagalog/Filipino 1%

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: ▼ -128.31%
• Current HPI: 313.4666
• Rent YoY: ▼ -3.50%
• 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

• 2026-04-25 Listed $47,000 ARMLS