2175 W Southern Ave #6 · Apache Junction, AZ 85120

$59,999

3 bd · 1.5 ba · 1,028 sqft · Manufactured · 48 Days on market

Built 1984 Average condition Est $69k · 13% under ↓ 14% since listing

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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 +13.3/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.3/5.0
• Condition / age +2.8/5.0
• Rent growth +1.6/5.0
• Schools +1.5/10.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to resort-style living in this amazing home located within a sought-after gated, guard-protected active adult community of Bonita Vista. Enjoy peace of mind and a vibrant lifestyle with access to exceptional amenities including a sparkling pool and spa, pickleball courts, a spacious recreation center, and a full calendar of activities. This home is uniquely positioned on one of the most desirable lots in the neighborhood, surrounded by mature trees, lush greenery, and flowering landscape that provide exceptional privacy and shade on all sides--creating a serene, park-like setting rarely found. Inside, you'll find a thoughtfully designed open floorplan with a split-bedroom layout, of

Key facts

• Gated community
• Pickleball courts
• Guard protected

Tags

• GATED COMMUNITY
• GUARD PROTECTED
• PICKLEBALL COURTS
• RECREATION CENTER
• MATURE TREES
• LUSH GREENERY

Property features AI

Finance

• Other: Lot size information not available
• HOA & community: Monthly land lease of $750; Association fees include sewer and trash; Community pool; Pickleball courts; Community spa; Community media room; Biking/walking paths; Fitness center

Exterior

• Parking: 2 covered parking spaces; 2 carport spaces
• Security: Gated community; Guarded entry
• Utilities: Public sewer; Private water company
• Home design: Manufactured/mobile home; Leasehold ownership; Mountain view
• Construction: Wood siding and wood frame construction; Rolled/hot mop roof
• Exterior features: Desert front and back landscaping; Chain link fence; Heated spa (community)

Interior

• Kitchen: Refrigerator; Disposal
• Bedrooms: 3 possible bedrooms
• Flooring: Tile
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Electric heating; Central air; Ceiling fans; Window/wall AC unit
• Interior features: Eat-in kitchen; 3/4 bath in master bedroom
• Laundry & utility: Washer/dryer hookup only

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath manufactured listed at $60k. Condition is rated average.

Deal economics

• At list price, monthly cash flow is $1k ($14k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $60k).
• Recommended offer: $58k (3.0% below list) — sets the bar for market timing.
• Cap rate 29.9% 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); 468 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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 42% 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 $415 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 0.0% rent growth), your $17k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 48 days — a 3% lower offer ($58k) is reasonable based on typical stale-listing flexibility.
• 4 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

• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 6→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $58,199 (3.0% below list)

Questions for the listing agent

1. It's been on market 48 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 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?
4. 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?
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: 3.37% ✓
• Cap rate: 29.93%
• Cash-on-cash: 84.41%
• DSCR: 4.76
• GRM: 2.5

CMA / ARV

• ARV (on-the-fly): $68,876
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2175 W Southern Ave #200	0.00mi	2/2.0 (-1)	1,056 (+3%)	13mo	$57,900	$55	77
2175 W Southern Ave #242	0.00mi	2/2.0 (-1)	960 (-7%)	8mo	$46,900	$49	75
3700 S Ironwood Dr Lot 124	0.62mi	2/2.0 (-1)	1,056 (+3%)	3mo	$34,990	$33	57
2208 W Baseline Ave #40	0.68mi	2/2.0 (-1)	1,056 (+3%)	1mo	$82,000	$78	56
2208 W Baseline Ave #194	0.68mi	2/2.0 (-1)	1,008 (-2%)	7mo	$57,000	$57	52
2175 W Southern -- #279	0.21mi	2/2.0 (-1)	896 (-13%)	12mo	$51,000	$57	52
2101 S Meridian Rd #72	0.69mi	2/2.0 (-1)	1,082 (+5%)	3mo	$310,000	$287	50
2208 W Baseline Ave #142	0.68mi	2/2.0 (-1)	1,046 (+2%)	11mo	$70,000	$67	50
2101 S Meridian Rd #50	0.67mi	2/2.0 (-1)	1,081 (+5%)	4mo	$330,000	$305	50
3400 S Ironwood Dr #181	0.37mi	2/2.0 (-1)	1,150 (+12%)	11mo	$85,500	$74	47
2208 W Baseline Ave #7	0.68mi	2/1.5 (-1)	900 (-12%)	0mo	$38,000	$42	43
2101 S Meridian Rd #99	0.69mi	2/2.0 (-1)	1,153 (+12%)	9mo	$308,500	$268	33

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: 81.4%
• Equity multiple: 4.55×
• Total profit: $59,647
• Equity at exit: $8,946

10-year hold

• IRR: 84.0%
• Equity multiple: 8.51×
• Total profit: $126,089
• Equity at exit: $5,188

Cash invested: $16,800 (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: 468
• Price-to-rent: 2.5×

Monthly cashflow live

• Estimated rent: $2,021 high
• Mortgage (P&I): −$315
• Tax est. 1.5%: −$75 /mo · $900/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$424
• Net cashflow: $1,182

Break-even live

Break-even rent $525

Max offer price $59,999

Occupancy floor 37%

Sensitivity live

Price	-10% $1,223	-5% $1,202	+0% $1,182	+5% $1,161	+10% $1,140
Rent	-10% $1,022	-5% $1,102	+0% $1,182	+5% $1,261	+10% $1,341
Rate	-1.0pp $1,212	-0.5pp $1,197	base $1,182	+0.5pp $1,166	+1.0pp $1,150

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: $15,000
• Closing costs: $1,800
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3454 S Warner Dr Apache Junction, AZ	3.0	2.0	1300	$2,500	$1.92	25d	1	0.46mi
2065 W 20th Ave Apache Junction, AZ	3.0	2.0	1110	$1,800	$1.62	0d	1	0.56mi
3000 W Southern Ave Apache Junction, AZ	1.0–2.0	1.0–2.0	836	$1,719	$2.05	0d	13	0.64mi
2043 S Thunderbird Dr Apache Junction, AZ	3.0	2.0	1348	$1,925	$1.43	25d	1	0.84mi
1446 S Palo Verde Dr Unit apache Apache Junction, AZ	2.0	2.0	1210	$1,700	$1.40	25d	1	0.91mi
2101 S Yellow Wood #60 Mesa, AZ	2.0	2.0	1371	$2,600	$1.90	0d	1	1.13mi
2101 S Yellow Wood #45 Mesa, AZ	2.0	2.0	1081	$1,649	$1.53	45d	1	1.13mi
2061 S Apache Dr Unit 1 Apache Junction, AZ	2.0	1.0	800	$1,095	$1.37	6d	1	1.39mi
455 S Delaware Dr Apache Junction, AZ	2.0	2.0	1060	$2,048	$1.93	21d	2	1.49mi
455 S Delaware Dr Unit 179 Apache Junction, AZ	2.0	2.0	1060	$2,395	$2.26	25d	1	1.49mi

Listing history 25 events

1. 2026-06-21
   days on market $59,999 Active 48 DOM
2. 2026-06-18
   days on market $59,999 Active 45 DOM
3. 2026-06-17
   days on market $59,999 Active 44 DOM
4. 2026-06-16
   days on market $59,999 Active 43 DOM
5. 2026-06-15
   days on market $59,999 Active 42 DOM
6. 2026-06-13
   days on market $59,999 Active 40 DOM
7. 2026-06-09
   days on market $59,999 Active 36 DOM
8. 2026-06-08
   days on market $59,999 Active 35 DOM
9. 2026-06-07
   days on market $59,999 Active 34 DOM
10. 2026-06-04
    days on market $59,999 Active 31 DOM
11. 2026-06-03
    days on market $59,999 Active 30 DOM
12. 2026-06-02
    days on market $59,999 Active 29 DOM
13. 2026-06-01
    days on market $59,999 Active 28 DOM
14. 2026-05-31
    days on market $59,999 Active 27 DOM
15. 2026-05-04
    listed $59,999 Active
16. 2025-05-05
    historical
17. 2025-05-02
    historical
18. 2025-04-27
    price $59,500
19. 2025-04-25
    status Active
20. 2025-04-25
    price $59,500
21. 2025-04-24
    price $65,000
22. 2025-03-08
    historical
23. 2025-03-05
    price $65,000
24. 2025-01-16
    listed $70,000 Active
25. 2025-01-14
    listed $70,000 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 3/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 9/10 Extreme 6 d/yr ≥111°F today · 15 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: $24,248
• − Mortgage interest: −$3,361
• − Property taxes: −$900
• − Insurance: −$300
• − Repairs & maintenance: −$1,940
• − Management: −$1,940
• − Depreciation: −$1,745
• Taxable income: $14,062
• Est. tax owed @ 24.0%: −$3,375
• After-tax cash flow: $10,805/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

Average 55/100 Cosmetic rehab

This manufactured home is in average condition with some cosmetic updates needed to improve its resale and rental value.

Repairs flagged

• Moderate kitchen cabinets — dated and worn
• Moderate bathroom fixtures — dated and worn
• Moderate exterior paint — moderate wear

Value-add opportunities

• Both update kitchen cabinets and countertops — modernizing the kitchen would appeal to both buyers and renters
• Both replace bathroom fixtures — modernizing the bathrooms would appeal to both buyers and renters
• Both paint interior walls — fresh paint would improve the home's curb appeal and interior aesthetics
• Both repair exterior siding — repairing the siding would improve the home's curb appeal and increase its value

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · dated and worn	Moderate	$3,000–15,000
bathroom fixtures · dated and worn	Moderate	$3,000–15,000
exterior paint · moderate wear	Moderate	$3,000–15,000
Total estimated repair cost · 3 items		$9,000–45,000

Value-add ROI direction

• Both update kitchen cabinets and countertops — modernizing the kitchen would appeal to both buyers and renters ↑
• Both replace bathroom fixtures — modernizing the bathrooms would appeal to both buyers and renters ↑
• Both paint interior walls — fresh paint would improve the home's curb appeal and interior aesthetics ↑
• Both repair exterior siding — repairing the siding would improve the home's curb appeal and increase its 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: 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

-14.3% since first listed

11 events — show timeline

• 2026-05-04 Listed $59,999 ARMLS
• 2025-05-05 Listing Removed — ARMLS
• 2025-05-02 Listing Removed — PAARMLS as Distributed by MLS Grid
• 2025-04-27 Price Changed $59,500 PAARMLS as Distributed by MLS Grid
• 2025-04-25 Relisted — ARMLS
• 2025-04-25 Price Changed $59,500 ARMLS
• 2025-04-24 Price Changed $65,000 PAARMLS as Distributed by MLS Grid
• 2025-03-08 Listing Removed — ARMLS
• 2025-03-05 Price Changed $65,000 ARMLS
• 2025-01-16 Listed $70,000 PAARMLS as Distributed by MLS Grid
• 2025-01-14 Listed $70,000 ARMLS