19641 N 26th St · Phoenix, AZ 85050

$269,900

3 bd · 2.0 ba · 1,344 sqft · Manufactured public records · 1 Days on market

Built 1976 7,974 sqft lot

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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 +22.3/30.0
• ARV discount +7.5/15.0
• DSCR +7.1/10.0
• 1% rule +4.5/10.0
• Schools +3.8/10.0
• Livability +3.8/5.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

3 bed, 2 bath mobile home offering 1,364 sq ft on a large lot with a private pool and no HOA. Backyard features include a covered patio, block fencing, storage shed, and pool area. Detached carport provides shaded parking. Interior features laminate flooring, arched doorways, and ceiling fans. Kitchen includes stainless steel appliances, granite countertops, and tile backsplash. Guest bathroom features updated vanity backsplash tile, updated flooring, and updated shower tile. Primary bathroom includes separate tub and shower.

Key facts

• Block fencing
• Private pool
• Shaded parking

Tags

• PRIVATE POOL
• COVERED PATIO
• BLOCK FENCING
• STORAGE SHED
• SHADED PARKING
• STAINLESS STEEL APPLIANCES

Property features AI

Finance

• Other: Lot size approximately 7,974 (assessor source)
• HOA & community: No association fees; Near bus stop

Exterior

• Parking: 3 open parking spaces; 1 covered space; Detached carport; RV access/parking
• Utilities: City water; Public sewer
• Home design: Manufactured/mobile home; Fee simple ownership
• Construction: Wood siding; Wood frame construction; Composition roof
• Exterior features: Private pool; Block fencing; East/West exposure; Desert front yard; Dirt back yard; Gravel/stone front; Grass in back yard; City-maintained road access; Mountain views

Interior

• Kitchen: Built-in microwave; Refrigerator; Disposal; Pantry
• Bedrooms: Up to 3 bedrooms
• Flooring: Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Natural gas heating; Central air; Ceiling fans
• Interior features: High-speed internet; Granite counters; 9+ foot flat ceilings; Pantry; Primary bedroom with full bath; Separate shower and tub; Dual-pane windows; Accessible approach with ramp
• Laundry & utility: Indoor laundry with washer/dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $270k.

Deal economics

• At list price, monthly cash flow is $442 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $257k (4.8% below list).
• Recommended offer: $257k (4.8% below list) — sets the bar for 1% rule.
• Cap rate 8.3% 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.
• Paradise Valley Unified District (4241) (urban): math 39% / reading 46% proficiency, ranked #56 of 249 in AZ (top 22%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Sky Crossing Elementary School (509 students, 4% FRL); Explorer Middle School (math 57% / reading 53%, grade B-, #11 of 218 statewide, top 6%, 678 students, 6% FRL); Pinnacle High School (math 49% / reading 54%, grade D+, #35 of 381 statewide, top 9%, 2,479 students, 8% FRL) — zoned schools average 6% FRL vs 29% district-wide (24 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents rising (+2.0%/yr); 220 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals leasing fast (median 14d on market — plan ~1-2 weeks tenant-placement turnaround); high-income renter base; 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 $2k of loan paydown is wiped out by about $8k 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.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 9 sale attempts since 13y ago 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: extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $256,826 (4.8% below list)

Questions for the listing agent

1. Built in 1976 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 0.95% ✗
• Cap rate: 8.26%
• Cash-on-cash: 7.02%
• DSCR: 1.31
• GRM: 8.8

CMA / ARV

• ARV (on-the-fly): $124,992
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2938 E Tonto Ln	0.38mi	3/2.0	1,362 (+1%)	4mo	$300,000	$220	76
2801 E Wahalla Ln	0.26mi	3/2.0	1,456 (+8%)	6mo	$327,500	$225	69
2701 E Utopia Rd #208	0.42mi	2/2.0 (-1)	1,440 (+7%)	1mo	$85,000	$59	63
2913 E Piute Ave	0.39mi	2/2.0 (-1)	1,248 (-7%)	3mo	$295,000	$236	62
19802 N 32nd St #76	0.67mi	2/2.0 (-1)	1,344 (0%)	4mo	$124,900	$93	61
2233 E Behrend Dr #78	0.59mi	3/2.0	1,248 (-7%)	0mo	$69,900	$56	60
2233 E Behrend Dr #29	0.46mi	2/2.0 (-1)	1,248 (-7%)	2mo	$131,000	$105	60
2233 E Behrend Dr #17	0.41mi	3/2.0	1,512 (+12%)	6mo	$135,000	$89	55
2233 E Behrend Dr #26	0.59mi	3/2.0	1,456 (+8%)	5mo	$125,000	$86	54
2233 E Behrend Dr #219	0.51mi	2/2.0 (-1)	1,152 (-14%)	0mo	$90,000	$78	47
19802 N 32nd St #78	0.63mi	3/2.0	1,162 (-14%)	3mo	$65,000	$56	46
19602 N 32nd St #21	0.57mi	3/1.5	1,152 (-14%)	4mo	$124,000	$108	44

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 · 1.98% rent growth · sell at horizon

5-year hold

• IRR: -6.6%
• Equity multiple: 0.76×
• Total profit: $-18,318
• Equity at exit: $40,243

10-year hold

• IRR: 1.8%
• Equity multiple: 1.12×
• Total profit: $9,281
• Equity at exit: $23,336

Cash invested: $75,572 (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 85050

• Home prices YoY: -21.9%
• Rents YoY: 2.0%
• Active inventory: 220
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $2,568 high
• Mortgage (P&I): −$1,415
• Tax from tax record: −$59 /mo · $708/yr
• Insurance: −$112
• HOA: −$0
• Vacancy / Maint / Mgmt: −$539
• Net cashflow: $442

Break-even live

Break-even rent $2,009

Max offer price $269,900

Occupancy floor 78%

Sensitivity live

Price	-10% $595	-5% $519	+0% $442	+5% $366	+10% $289
Rent	-10% $239	-5% $341	+0% $442	+5% $544	+10% $645
Rate	-1.0pp $578	-0.5pp $511	base $442	+0.5pp $372	+1.0pp $301

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: $67,475
• Closing costs: $8,097
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2636 E Tonto Ln Phoenix, AZ	3.0	2.0	1850	$2,800	$1.51	25d	1	0.09mi
19635 N Cave Creek Rd Phoenix, AZ	3.0	1.0–2.0	999	$1,933	$1.93	0d	20	0.17mi
2500 E Marco Polo Rd Phoenix, AZ	2.0	1.0–2.0	918	$2,390	$2.60	3d	16	0.20mi
19460 N 27th Pl Phoenix, AZ	4.0	2.0	1598	$3,300	$2.07	44d	1	0.24mi
20050 N Cave Creek Rd Phoenix, AZ	1.0–2.0	1.0–2.0	909	$1,770	$1.95	2d	10	0.37mi
2336 E Utopia Rd Phoenix, AZ	2.0–3.0	2.5	1327	$2,395	$1.80	6d	1	0.38mi
2335 E Utopia Rd Unit 16 Phoenix, AZ	3.0	2.5	1426	$2,550	$1.79	19d	1	0.40mi
2934 E Blackhawk Dr Phoenix, AZ	3.0	2.0	1467	$2,280	$1.55	3d	1	0.51mi
18835 N 25th Way Unit A Phoenix, AZ	4.0	2.0	1282	$1,900	$1.48	0d	1	0.54mi
2220 E Beardsley Rd Phoenix, AZ	4.0	1.0–2.0	855	$1,951	$2.28	0d	64	0.55mi
20223 N 30th St Phoenix, AZ	3.0	2.0	1467	$2,300	$1.57	2d	1	0.56mi
20053 N 21st Pl Phoenix, AZ	4.0	2.0	1754	$3,300	$1.88	25d	1	0.61mi
3002 E Jeanette Ct Phoenix, AZ	3.0	2.0	1748	$2,700	$1.54	19d	1	0.61mi
3039 E Hononegh Dr Phoenix, AZ	3.0	2.0	1520	$2,075	$1.37	16d	1	0.65mi
19246 N 31st St Phoenix, AZ	4.0	2.0	1370	$2,375	$1.73	8d	1	0.66mi
20007 N 20th Way Phoenix, AZ	3.0	2.0	1251	$3,900	$3.12	44d	1	0.68mi
2239 E Morrow Dr Phoenix, AZ	3.0	3.0	1545	$2,199	$1.42	0d	1	0.70mi
2239 E Morrow Dr Phoenix, AZ	3.0	3.0	1545	$2,199	$1.42	4d	1	0.70mi
2030 E Wahalla Ln Phoenix, AZ	3.0	2.0	1400	$2,115	$1.51	4d	1	0.72mi
3133 E Kristal Way Phoenix, AZ	3.0	2.5	1602	$2,600	$1.62	3d	1	0.73mi
3122 E Topeka Dr Phoenix, AZ	3.0	2.0	1272	$2,100	$1.65	22d	1	0.74mi
18660 N Cave Creek Rd Phoenix, AZ	1.0–3.0	1.0–2.0	961	$1,940	$2.02	0d	11	0.75mi
3056 E Siesta Ln Phoenix, AZ	3.0	2.0	1476	$2,375	$1.61	13d	1	0.76mi
18626 N 29th Pl Phoenix, AZ	4.0	2.0	1600	$2,995	$1.87	8d	1	0.79mi
18611 N 22nd St #72 Phoenix, AZ	3.0	2.5	1851	$2,200	$1.19	16d	1	0.81mi
18611 N 22nd St Phoenix, AZ	3.0	3.0	1851	$2,200	$1.19	13d	1	0.81mi
3220 E Kerry Ln Phoenix, AZ	3.0	2.0	1370	$2,299	$1.68	25d	1	0.83mi
3220 E Kerry Ln Phoenix, AZ	3.0	2.0	1370	$2,299	$1.68	16d	1	0.83mi
3235 E Hononegh Dr Phoenix, AZ	3.0	2.0	1356	$2,400	$1.77	0d	1	0.87mi
3321 E Blackhawk Dr Phoenix, AZ	3.0	2.0	1564	$2,495	$1.60	4d	1	0.90mi
18416 N Cave Creek Rd Phoenix, AZ	2.0	1.0–2.0	786	$3,000	$3.81	0d	8	0.92mi
18416 N Cave Creek Rd Phoenix, AZ	2.0	1.0–2.0	786	$3,000	$3.81	5d	9	0.92mi
3214 E Siesta Ln Phoenix, AZ	2.0	2.0	1228	$2,200	$1.79	25d	1	0.92mi
2311 E Union Hills Dr Phoenix, AZ	1.0–2.0	1.0–2.0	835	$1,681	$2.01	0d	11	0.93mi
2221 E Union Hills Dr #158 Phoenix, AZ	3.0	2.0	1332	$2,100	$1.58	19d	1	0.98mi
3301 E Wescott Dr Phoenix, AZ	3.0	2.0	1101	$1,995	$1.81	25d	1	1.00mi
2755 E Michigan Ave Phoenix, AZ	3.0	2.0	1316	$2,700	$2.05	18d	1	1.01mi
3415 E Menadota Dr Phoenix, AZ	3.0	2.5	1814	$2,550	$1.41	16d	1	1.02mi
2554 E Villa Rita Dr Phoenix, AZ	2.0	1.0	1118	$2,750	$2.46	25d	1	1.07mi
2602 E Charleston Ave Phoenix, AZ	3.0	2.0	1426	$2,100	$1.47	25d	1	1.14mi

Listing history 2 events

1. 2026-06-08
   remarks 531-char remark
2. 2026-06-08
   listed $269,900 Active 1 DOM

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

Tax reassessment forecast AZ · Resets to sale price

• Current annual tax: $708 · $59/mo
• Projected year-2 tax: $1,781 · $148/mo
• Expected delta: +$1,074/yr (+$89/mo · 151.8%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥110°F today · 18 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $30,819
• − Mortgage interest: −$15,119
• − Property taxes: −$708
• − Insurance: −$1,350
• − Repairs & maintenance: −$2,466
• − Management: −$2,466
• − Depreciation: −$7,852
• Taxable income: $861
• Est. tax owed @ 24.0%: −$207
• After-tax cash flow: $5,099/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: Paradise Valley Unified District (4241)
• NCES district ID: 0405930
• Math proficiency: 39% ▼ -11.00%
• Reading proficiency: 46% ▼ -7.00%
• Median HH income: $64,106
• Composite: 37.89/100
• National rank: #4316
• State rank: #56 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): 33,118
• Household income: $139,836
• Rent vs Own: 20.9% rent · 79.1% own
• Severe rent burden: 432.0

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: Predominantly White (71%)
• Race & ethnicity: White 71% Hispanic / Latino 11% Two or more races 11% Asian 9% Black 2%
• Hispanic origin (detail): Mexican 8%
• Common ancestry: Romanian 5% Italian 4% Lithuanian 3%
• Foreign-born: 15% · Canada, China, Vietnam
• Languages at home: 82% English-only · Spanish 6% Other Indo-European 5% Other Asian/Pacific 2%

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: ▼ -86.38%
• Current HPI: 308.7483
• Rent YoY: ▲ 1.98%
• 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

+499.8% since first listed

32 events — show timeline

• 2026-06-05 Listed $269,900 ARMLS
• 2026-03-08 Listing Removed — ARMLS
• 2026-01-21 Listed $1 ARMLS
• 2026-01-15 Listing Removed — ARMLS
• 2026-01-12 Relisted — ARMLS
• 2026-01-11 Contingent — ARMLS
• 2026-01-11 Price Changed $300,000 ARMLS
• 2025-12-05 Price Changed $365,000 ARMLS
• 2025-12-04 Price Changed $315,000 ARMLS
• 2025-11-06 Listed $365,000 ARMLS
• 2025-10-01 Listing Removed — ARMLS
• 2025-05-15 Listed $365,000 ARMLS
• 2022-06-28 Sold (Public Records) $330,000 Public Records
• 2022-06-27 Sold (MLS) $330,000 ARMLS
• 2022-06-24 Contingent — ARMLS
• 2022-06-24 Listed $330,000 ARMLS
• 2022-06-23 Sold (MLS) $330,000 ARMLS
• 2022-05-27 Contingent — ARMLS
• 2022-05-21 Price Changed $330,000 ARMLS
• 2022-05-17 Listed $340,000 ARMLS
• 2014-07-14 Sold (Public Records) $110,000 Public Records
• 2014-07-11 Sold (MLS) $110,000 ARMLS
• 2014-06-24 Sold (MLS) $110,000 ARMLS
• 2014-05-13 Pending — ARMLS
• 2014-05-06 Pending — ARMLS
• 2014-05-06 Price Changed $109,900 ARMLS
• 2014-04-09 Listed $113,900 ARMLS
• 2013-12-13 Sold (MLS) $41,000 ARMLS
• 2013-12-08 Contingent — ARMLS
• 2013-11-25 Listed $45,000 ARMLS
• 1986-09-11 Sold (Public Records) $49,000 Public Records
• 1983-09-01 Sold (Public Records) $45,000 Public Records

Property tax history

+0.3%/yr

Latest (2025): $708 · -14.1% YoY. Source: county tax records.