2650 W Union Hills Dr #156 · Phoenix, AZ 85027

$67,985

2 bd · 2.0 ba · 960 sqft · Manufactured · 70 Days on market

Built 1972 Good condition $71/sqft · 45% above area Est $47k · 45% over

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +4.7/10.0
• Condition / age +4.0/5.0
• Livability +3.8/5.0
• Rent growth +1.8/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Discover this lovely 2-bedroom REMODELED mobile home in the popular Friendly Village of Orangewood! The interior showcases bright and inviting living spaces filled with natural light, with wood-look flooring and neutral colors throughout. The pristine kitchen is ready for your culinary adventures, equipped with white shaker cabinets, tile backsplash, granite countertops, SS appliances, and an island, perfect for entertaining and casual meals. Get a good night's sleep in the main retreat, offering a private bathroom for added comfort. The front porch is the perfect spot for enjoying your morning brew. This welcoming 55+ community offers a pool, spa, clubhouse, golf, workout facility, and other amenities-don't forget to visit them! This home is a must-see!

Key facts

• Ss appliances
• Private bathroom
• Granite countertops

Tags

• REMODELED MOBILE HOME
• WHITE SHAKER CABINETS
• TILE BACKSPLASH
• GRANITE COUNTERTOPS
• SS APPLIANCES
• PRIVATE BATHROOM

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $68k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $668 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $68k).
• Recommended offer: $64k (6.0% below list) — sets the bar for market timing.
• Cap rate 18.1% vs local median 3.3% in Phoenix — 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 75/100 on livability (#16 in AZ, #3,924 nationally) — a middle-class / working-renter tenant base. Strengths: amenities A+, commute A+, housing A+; Watch: health & safety C-, crime F.
• Deer Valley Unified District (4246) (urban): math 50% / reading 55% proficiency, ranked #33 of 249 in AZ (top 13%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents soft (-2.8%/yr); 169 active listings in the ZIP; 37 comparable units currently listed for rent nearby; rentals at typical pace (median 16d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 36,011 units permitted in Maricopa County in 2024 (12,801 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $470 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Maricopa County population projected at +38% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 0.0% rent growth), your $19k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 70 days — a 6% lower offer ($64k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 5→13/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $63,905 (6.0% below list)

Questions for the listing agent

1. It's been on market 70 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Crime grade is F 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: 2.12% ✓
• Cap rate: 18.08%
• Cash-on-cash: 42.10%
• DSCR: 2.87
• GRM: 3.9

CMA / ARV

• ARV (median comp): $46,975
• List price: $67,985
• Delta: 44.73%
• Verdict: OVERPRICED
• Comps: 8 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2650 W Union Hills Dr #366	0.08mi	2/2.0	960 (0%)	16mo	$73,900	$77	83
2650 W Union Hills Dr #29	0.08mi	2/2.0	896 (-7%)	8mo	$42,500	$47	79
2650 W Union Hills Dr #50	0.09mi	2/2.0	868 (-10%)	7mo	$40,500	$47	74
2650 W Union Hills Dr #329	0.08mi	2/2.0	896 (-7%)	14mo	$72,000	$80	74
2650 W Union Hills Dr #169	0.17mi	2/2.0	1,056 (+10%)	4mo	$65,000	$62	72
2650 W Union Hills Dr #230	0.08mi	2/2.0	1,040 (+8%)	13mo	$26,000	$25	71
2650 W Union Hills Dr #245	0.17mi	1/1.0 (-1)	840 (-12%)	10mo	$35,000	$42	54

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: 35.3%
• Equity multiple: 2.44×
• Total profit: $27,321
• Equity at exit: $10,137

10-year hold

• IRR: 40.5%
• Equity multiple: 4.27×
• Total profit: $62,340
• Equity at exit: $5,878

Cash invested: $19,036 (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 85027

• Rents YoY: -2.8%
• Active inventory: 169
• Price-to-rent: 3.9×

Monthly cashflow live

• Estimated rent: $1,440 high
• Mortgage (P&I): −$357
• Tax est. 1.5%: −$85 /mo · $1,020/yr
• Insurance: −$28
• HOA: −$0
• Vacancy / Maint / Mgmt: −$302
• Net cashflow: $668

Break-even live

Break-even rent $595

Max offer price $67,985

Occupancy floor 49%

Sensitivity live

Price	-10% $715	-5% $691	+0% $668	+5% $644	+10% $621
Rent	-10% $554	-5% $611	+0% $668	+5% $725	+10% $782
Rate	-1.0pp $702	-0.5pp $685	base $668	+0.5pp $650	+1.0pp $632

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: $16,996
• Closing costs: $2,040
• Reserves months: —
• Total cash needed: —

Rent comps 37 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
18410 N 27th Ave Phoenix, AZ	1.0	1.0	600	$1,051	$1.75	25d	1	0.28mi
2929 W Yorkshire Dr Phoenix, AZ	1.0–3.0	1.0–2.0	915	$1,498	$1.64	19d	2	0.43mi
18250 N 25th Ave Phoenix, AZ	1.0–3.0	1.0–2.0	992	$1,721	$1.73	0d	17	0.46mi
3010 W Yorkshire Dr Phoenix, AZ	1.0–3.0	1.0–2.0	975	$1,444	$1.48	2d	80	0.56mi
17840 N Black Canyon Hwy Phoenix, AZ	1.0–2.0	1.0–2.0	880	$1,655	$1.88	3d	19	0.58mi
2039 W Union Hills Dr Unit 39-143 Phoenix, AZ	2.0	2.0	1100	$1,345	$1.22	8d	1	0.78mi
2039 W Union Hills Dr Unit 39-117 Phoenix, AZ	2.0	1.0	1000	$1,000	$1.00	8d	1	0.78mi
2039 W Union Hills Dr Unit 15-204 Phoenix, AZ	2.0	1.0	1000	$1,245	$1.25	15d	1	0.78mi
2039 W Union Hills Dr Unit 15-001 Phoenix, AZ	2.0	2.0	1100	$1,345	$1.22	15d	1	0.78mi
3144 W Charleston Ave Phoenix, AZ	3.0	2.0	1085	$1,845	$1.70	17d	1	0.79mi
2020 W Union Hills Dr #254 Phoenix, AZ	2.0	2.0	1049	$1,650	$1.57	44d	1	0.82mi
18626 N 34th Ave #2 Phoenix, AZ	2.0	2.5	570	$1,595	$2.80	44d	1	0.82mi
19940 N 23rd Ave Phoenix, AZ	4.0	1.0–2.0	812	$1,366	$1.68	0d	63	0.85mi
3411 W Morrow Dr #3 Phoenix, AZ	2.0	1.5	1056	$1,495	$1.42	44d	1	0.85mi
20003 N 23rd Ave Phoenix, AZ	1.0	1.0	620	$1,132	$1.83	22d	1	0.96mi
20003 N 23rd Ave Phoenix, AZ	2.0	2.0	860	$1,522	$1.77	44d	1	0.96mi
20003 N 23rd Ave Phoenix, AZ	2.0	2.0	860	$1,440	$1.67	24d	1	0.96mi
20003 N 23rd Ave Phoenix, AZ	1.0	1.0	580	$1,121	$1.93	0d	1	0.96mi
2222 W Beardsley Rd Phoenix, AZ	2.0	1.0–2.0	616	$1,285	$2.09	0d	31	1.11mi
18811 N 19th Ave Phoenix, AZ	1.0–2.0	1.0–2.0	885	$1,525	$1.72	2d	2	1.12mi
18811 N 19th Ave Phoenix, AZ	1.0–2.0	1.0–2.0	885	$1,400	$1.58	0d	3	1.12mi
20245 N 32nd Dr Phoenix, AZ	1.0–2.0	1.0–2.0	834	$1,530	$1.83	0d	13	1.13mi
20231 N 21st Ln Phoenix, AZ	1.0	1.0	770	$995	$1.29	25d	1	1.16mi
20808 N 27th Ave Phoenix, AZ	1.0–3.0	1.0–2.0	962	$1,560	$1.62	0d	15	1.19mi
3202 W Bell Rd Phoenix, AZ	1.0–2.0	1.0–2.0	719	$1,299	$1.81	0d	35	1.21mi
17216 N 33rd Ave Phoenix, AZ	1.0–2.0	1.0–2.0	741	$1,525	$2.06	0d	21	1.25mi
17609 N 19th Ave Unit 204 Phoenix, AZ	2.0	2.0	935	$1,199	$1.28	44d	1	1.32mi
3420 W Danbury Dr Phoenix, AZ	1.0–2.0	1.0–2.0	810	$1,485	$1.83	25d	2	1.32mi
3420 W Danbury Dr Phoenix, AZ	1.0–2.0	1.0–2.0	810	$1,485	$1.83	13d	2	1.32mi
17609 N 19th Ave Apt 107 Phoenix, AZ	2.0	2.0	935	$1,325	$1.42	3d	1	1.33mi
20601 N 33rd Ave Phoenix, AZ	3.0	2.0	1085	$2,100	$1.94	25d	1	1.33mi
3434 W Danbury Dr Unit A114 Phoenix, AZ	2.0	2.0	896	$1,485	$1.66	25d	1	1.33mi
17609 N 19th Ave Unit 209 Phoenix, AZ	2.0	2.0	935	$1,099	$1.18	25d	1	1.34mi
17211 N 35th Ave Phoenix, AZ	1.0–2.0	1.0–2.0	827	$1,500	$1.81	19d	2	1.34mi
17211 N 35th Ave Unit A213 Phoenix, AZ	1.0	1.0	758	$1,495	$1.97	44d	1	1.37mi
2142 W Monona Dr Phoenix, AZ	3.0	2.0	1092	$1,790	$1.64	22d	1	1.42mi
17425 N 19th Ave Phoenix, AZ	1.0–2.0	1.0–2.0	776	$1,327	$1.71	0d	40	1.46mi

Listing history 15 events

1. 2026-06-18
   days on market $67,985 Active 70 DOM
2. 2026-06-17
   days on market $67,985 Active 69 DOM
3. 2026-06-16
   days on market $67,985 Active 68 DOM
4. 2026-06-15
   days on market $67,985 Active 67 DOM
5. 2026-06-13
   days on market $67,985 Active 65 DOM
6. 2026-06-13
   days on market $67,985 Active 64 DOM
7. 2026-06-09
   days on market $67,985 Active 61 DOM
8. 2026-06-08
   days on market $67,985 Active 60 DOM
9. 2026-06-07
   days on market $67,985 Active 59 DOM
10. 2026-06-04
    days on market $67,985 Active 56 DOM
11. 2026-06-03
    days on market $67,985 Active 55 DOM
12. 2026-06-02
    days on market $67,985 Active 54 DOM
13. 2026-06-01
    days on market $67,985 Active 53 DOM
14. 2026-05-31
    days on market $67,985 Active 52 DOM
15. 2026-04-08
    listed $67,985 Active 764-char remark

    Show marketing remark (764 chars)

    Discover this lovely 2-bedroom REMODELED mobile home in the popular Friendly Village of Orangewood! The interior showcases bright and inviting living spaces filled with natural light, with wood-look flooring and neutral colors throughout. The pristine kitchen is ready for your culinary adventures, equipped with white shaker cabinets, tile backsplash, granite countertops, SS appliances, and an island, perfect for entertaining and casual meals. Get a good night's sleep in the main retreat, offering a private bathroom for added comfort. The front porch is the perfect spot for enjoying your morning brew. This welcoming 55+ community offers a pool, spa, clubhouse, golf, workout facility, and other amenities-don't forget to visit them! This home is a must-see!

ⓘ 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 (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 8/10 Severe 5 d/yr ≥111°F today · 13 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: $17,281
• − Mortgage interest: −$3,808
• − Property taxes: −$1,020
• − Insurance: −$340
• − Repairs & maintenance: −$1,382
• − Management: −$1,382
• − Depreciation: −$1,978
• Taxable income: $7,371
• Est. tax owed @ 24.0%: −$1,769
• After-tax cash flow: $6,245/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 80/100 Cosmetic rehab

This remodeled mobile home in the Friendly Village of Orangewood is in good condition with a good condition score of 80. It has a good kitchen, good bathrooms, good exterior, good flooring, good interior walls/paint, good roof, good exterior/siding, good windows, good foundation/structure, good HVAC/mechanicals, and good landscaping/curb appeal. The home is ready for a new owner and would benefit from some cosmetic updates to the exterior and interior walls, flooring, kitchen appliances, and bathroom fixtures.

Value-add opportunities

• Both Painting the exterior and interior walls — Enhances curb appeal and interior aesthetics
• Both Updating the flooring to a more modern style — Improves the overall look and feel of the home
• Both Upgrading the kitchen appliances to a more modern style — Enhances the functionality and appeal of the kitchen
• Both Upgrading the bathroom fixtures and vanity — Enhances the functionality and appeal of the bathroom

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior and interior walls — Enhances curb appeal and interior aesthetics ↑
• Both Updating the flooring to a more modern style — Improves the overall look and feel of the home ↑
• Both Upgrading the kitchen appliances to a more modern style — Enhances the functionality and appeal of the kitchen ↑
• Both Upgrading the bathroom fixtures and vanity — Enhances the functionality and appeal of the bathroom ↑

ⓘ 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: Deer Valley Unified District (4246)
• NCES district ID: 0407750
• Math proficiency: 50% ▼ -9.00%
• Reading proficiency: 55% ▼ -6.00%
• Median HH income: $72,516
• Composite: 47.0/100
• National rank: #2346
• State rank: #33 of 249 in AZ

Livability — Phoenix

• Score: 75/100
• State rank: #16
• US rank: #3924

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Phoenix, AZ
• County: Maricopa County · 4,537,380 people
• City population: 1,500,198
• Metro: Phoenix-Mesa-Chandler, AZ
• Population (ZIP): 39,487
• Household income: $76,605
• Rent vs Own: 43.5% rent · 56.5% own
• Severe rent burden: 1533.0

Population outlook (Maricopa County) Hauer SSP2

• Today (2025): 4,979,203 people
• By 2030: 5,378,229 · +8.0%
• By 2040: 6,156,598 · +23.6%
• By 2050: 6,872,376 · +38.0%
• By 2075: 8,401,270 · +68.7%
• By 2100: 9,247,439 · +85.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.58)
• Race & ethnicity: White 61% Hispanic / Latino 22% Two or more races 13% Asian 7% Black 2% Native American 2%
• Hispanic origin (detail): Mexican 18% Puerto Rican 1%
• Common ancestry: Lithuanian 2% Romanian 2% Italian 2%
• Foreign-born: 16% · Canada, China
• Languages at home: 77% English-only · Spanish 10% Other Indo-European 4% Other Asian/Pacific 3%

Political lean MEDSL · Maricopa

• 2024 margin: Toss-up / Even · D 47.7% · R 51.2% · Other 1.1%
• 2008→2024 swing: +7.1pp toward D · 2008: -10.6pp · 2024: -3.5pp
• All cycles: 2024: R+3.5 2020: D+2.2 2016: R+3.5 2012: R+12.0 2008: R+10.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -248.58%
• Current HPI: 356.8851
• Rent YoY: ▼ -2.75%
• 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

• 2026-04-08 Listed $67,985 ARMLS