5484 N 43rd Ave #5 · Glendale, AZ 85301

$65,000

3 bd · 2.0 ba · 1,216 sqft · Manufactured · 28 Days on market

Built 1995 Fair condition Est $83k · 21% 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
• Livability +3.8/5.0
• Condition / age +2.2/5.0
• Rent growth +1.8/5.0
• Schools +1.1/10.0
• Appreciation +0.0/10.0

Listing remarks

PRIVATE-FENCED BACKYARD IN ALL AGES COMMUNITY- FINANCING AVAILABLE WITH LOW DOWNPAYMENT. RENOVATED AND MOVE IN READY. 3 Bedroom / 2 Bathroom manufactured home on affordable land lease. ALL APPLIANCES INCLUDED. Newer Roof. Lots of Storage. Central AC and mini-splits both are installed and available to be use.

Key facts

• 2 parking spots
• Built 1995
• Listed 28 days

Property features AI

Finance

• HOA & community: Land lease of $650 monthly; No association fees

Exterior

• Parking: 2 open parking spaces; Assigned parking
• Utilities: City water; Public sewer
• Home design: Manufactured/Mobile home; Leasehold ownership; Asphalt road access
• Construction: Vinyl siding; Steel frame construction; Composition roof; Building area provided by owner
• Exterior features: Storage; Gravel/stone at back of lot; City maintained road

Interior

• Bedrooms: 3 possible bedrooms
• Flooring: Tile flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Mini split heating; Central air; Ceiling fans; Window/wall unit
• Interior features: Granite counters; Eat-in kitchen; Full bath in master bedroom; Dual pane windows

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $65k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $707 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $65k).
• Recommended offer: $64k (1.5% below list) — sets the bar for market timing.
• Cap rate 19.4% vs local median 3.5% in Glendale — 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 76/100 on livability (#12 in AZ, #3,235 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, housing A+, amenities B; Watch: health & safety D+, crime F.
• Phoenix Union High School District (4286) (urban): math 10% / reading 15% proficiency, ranked #224 of 249 in AZ (top 90%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Alhambra High School (math 8% / reading 17%, grade F, #281 of 381 statewide, top 75%, 2,282 students, 86% FRL).
• Market conditions: Rents soft (-3.0%/yr); 215 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals leasing fast (median 1d on market — plan ~1-2 weeks tenant-placement turnaround); 36,011 units permitted in Maricopa County in 2024 (12,801 in 5+ unit buildings).
• This rent runs 33% of the median local income ($54k/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 $449 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 $18k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 28 days — a 2% lower offer ($64k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $64,025 (1.5% below list)

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
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: 2.25% ✓
• Cap rate: 19.35%
• Cash-on-cash: 46.64%
• DSCR: 3.08
• GRM: 3.7

CMA / ARV

• ARV (on-the-fly): $82,688
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5484 N 43rd Ave #5	0.00mi	3/2.0	1,216 (0%)	1mo	$65,000	$53	99
4400 W Missouri Ave #45	0.10mi	3/2.0	1,296 (+7%)	8mo	$54,000	$42	77
4400 W Missouri Ave #286	0.10mi	3/2.0	1,120 (-8%)	10mo	$105,000	$94	74
4400 W Missouri Ave #76	0.10mi	3/2.0	1,248 (+3%)	21mo	$80,000	$64	73
4400 W Missouri Ave #25	0.18mi	4/2.0 (+1)	1,344 (+10%)	2mo	$92,000	$68	68
4400 W Missouri Ave #219	0.10mi	2/2.0 (-1)	1,040 (-14%)	15mo	$89,500	$86	53
4400 W Missouri Ave #230	0.10mi	2/2.0 (-1)	1,040 (-14%)	18mo	$89,200	$86	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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 40.5%
• Equity multiple: 2.66×
• Total profit: $30,253
• Equity at exit: $9,692

10-year hold

• IRR: 45.3%
• Equity multiple: 4.73×
• Total profit: $67,868
• Equity at exit: $5,620

Cash invested: $18,200 (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 →

ZIP-level market 85301

• Home prices YoY: -10.6%
• Rents YoY: -3.0%
• Active inventory: 215
• Price-to-rent: 3.7×

Monthly cashflow live

• Estimated rent: $1,464 high
• Mortgage (P&I): −$341
• Tax est. 1.5%: −$81 /mo · $975/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$307
• Net cashflow: $707

Break-even live

Break-even rent $569

Max offer price $65,000

Occupancy floor 47%

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: $16,250
• Closing costs: $1,950
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4132 W Colter St Phoenix, AZ	3.0	2.0	1332	$1,795	$1.35	1d	1	0.32mi
5710 N 43rd Dr Glendale, AZ	3.0	2.5	1296	$1,900	$1.47	1d	1	0.33mi
4056 W Mesquite Ln Phoenix, AZ	3.0	1.5	1005	$1,500	$1.49	1d	1	0.47mi
4029 W Mesquite Ln Phoenix, AZ	2.0	1.0	924	$1,195	$1.29	21d	1	0.52mi
5040 N 40th Ave Phoenix, AZ	2.0	1.0	924	$1,195	$1.29	1d	1	0.53mi
5030 N 40th Ave Phoenix, AZ	2.0	1.0	924	$1,100	$1.19	1d	1	0.55mi
5041 N 40th Ave Phoenix, AZ	3.0	1.0	1005	$1,195	$1.19	1d	1	0.56mi
4404 W Bethany Home Rd Glendale, AZ	1.0–2.0	1.0	665	$1,370	$2.06	1d	4	0.59mi
4749 N 39th Dr Phoenix, AZ	3.0	2.0	1280	$1,720	$1.34	1d	1	0.78mi
3734 W Camelback Rd Phoenix, AZ	1.0–2.0	1.0	725	$1,249	$1.72	1d	1	0.86mi
6251 N 48th Ave Apt 4 Glendale, AZ	2.0	1.0	850	$925	$1.09	3d	1	0.94mi
4647 N 39th Ave Phoenix, AZ	1.0–2.0	1.0–1.5	727	$1,000	$1.37	1d	1	0.96mi
4540 N 39th Ave Phoenix, AZ	2.0	1.0	810	$1,397	$1.72	1d	1	1.03mi
3839 W Hazelwood St Unit 5 Phoenix, AZ	2.0	1.0	995	$950	$0.95	1d	1	1.07mi
3839 W Hazelwood St Unit 5 Phoenix, AZ	2.0	1.0	995	$1,050	$1.06	23d	1	1.07mi
4436 N 47th Ave Phoenix, AZ	3.0	2.0	1296	$1,510	$1.17	18d	1	1.08mi
3807 W Hazelwood St Phoenix, AZ	3.0	2.0	1121	$1,635	$1.46	1d	1	1.11mi
4608 W Maryland Ave Glendale, AZ	2.0–3.0	2.0	1141	$1,700	$1.49	2d	4	1.11mi
4608 W Maryland Ave Glendale, AZ	3.0	2.0	1215	$1,598	$1.31	1d	3	1.11mi
4608 W Maryland Ave Glendale, AZ	2.0–3.0	2.0	1141	$1,700	$1.49	1d	4	1.11mi
4562 W Maryland Ave Glendale, AZ	3.0	2.0	1230	$1,798	$1.46	19d	1	1.12mi
3636 W Keim Dr Phoenix, AZ	3.0	2.0	1389	$1,995	$1.44	1d	1	1.16mi
3515 W Rovey Ave Unit 3515-01 Phoenix, AZ	2.0	1.0	900	$1,250	$1.39	14d	1	1.19mi
6550 N 47th Ave Phoenix, AZ	2.0	2.0	1044	$1,400	$1.34	1d	1	1.21mi
4530 W McLellan Rd Glendale, AZ	1.0–3.0	1.0	782	$1,749	$2.24	1d	6	1.23mi
6144 N 35th Dr Phoenix, AZ	2.0	1.0	800	$1,775	$2.22	1d	1	1.26mi
6551 N 49th Ave Glendale, AZ	2.0–3.0	2.0	1165	$2,150	$1.84	1d	6	1.27mi
4748 W Sierra Vista Dr Unit B1 Glendale, AZ	2.0	2.0	875	$1,170	$1.34	1d	1	1.28mi
4748 W Sierra Vista Dr Glendale, AZ	2.0	2.0	875	$1,262	$1.44	21d	1	1.31mi
4748 W Sierra Vista Dr Glendale, AZ	2.0	2.0	875	$1,185	$1.35	3d	1	1.31mi
4444 W Ocotillo Rd Glendale, AZ	1.0–2.0	1.0–1.5	766	$1,250	$1.63	1d	3	1.35mi
5044 W Maryland Ave Glendale, AZ	3.0	1.0	1065	$1,295	$1.22	2d	1	1.38mi
6741 N 45th Ave Unit 29 Glendale, AZ	2.0	1.0	900	$1,195	$1.33	1d	1	1.40mi
5012 W McLellan Rd Glendale, AZ	3.0	2.0	1058	$1,595	$1.51	17d	1	1.42mi
4326 N 35th Ave Phoenix, AZ	2.0	1.0–2.0	520	$1,299	$2.50	1d	1	1.44mi
6814 N 44th Ave #2 Glendale, AZ	2.0	1.5	980	$1,436	$1.47	2d	1	1.44mi
4141 W Glendale Ave Phoenix, AZ	2.0	1.0–2.0	589	$1,626	$2.76	1d	20	1.46mi
6850 N 44th Ave #4 Glendale, AZ	2.0	1.5	980	$1,436	$1.47	2d	1	1.47mi
4336 N 35th Ave Unit 238 Phoenix, AZ	2.0	2.0	822	$1,099	$1.34	12d	1	1.47mi
6821 N 45th Ave Glendale, AZ	2.0	1.0	840	$1,250	$1.49	1d	2	1.48mi

Listing history 2 events

1. 2026-05-01
   status Pending
2. 2026-04-03
   listed $65,000 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 (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥112°F today · 17 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,569
• − Mortgage interest: −$3,641
• − Property taxes: −$975
• − Insurance: −$325
• − Repairs & maintenance: −$1,405
• − Management: −$1,405
• − Depreciation: −$1,891
• Taxable income: $7,926
• Est. tax owed @ 24.0%: −$1,902
• After-tax cash flow: $6,587/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

Fair 45/100 Cosmetic rehab

This manufactured home is in fair condition with cosmetic updates needed. It's move-in ready with a private fenced yard and newer roof, but could benefit from fresh paint, new flooring, and updated fixtures to boost its value.

Repairs flagged

• Minor kitchen cabinets — slight wear
• Minor bathroom fixtures — slight wear

Value-add opportunities

• Both paint interior walls — fresh paint enhances curb appeal and interior aesthetics
• Both replace kitchen flooring — new flooring improves functionality and aesthetics
• Both update bathroom fixtures — new fixtures enhance functionality and aesthetics

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · slight wear	Minor	$500–3,000
bathroom fixtures · slight wear	Minor	$500–3,000
Total estimated repair cost · 2 items		$1,000–6,000

Value-add ROI direction

• Both paint interior walls — fresh paint enhances curb appeal and interior aesthetics ↑
• Both replace kitchen flooring — new flooring improves functionality and aesthetics ↑
• Both update bathroom fixtures — new fixtures enhance functionality and aesthetics ↑

ⓘ 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: Phoenix Union High School District (4286)
• NCES district ID: 0406330
• Math proficiency: 10% ▼ -27.00%
• Reading proficiency: 15% ▼ -18.00%
• Median HH income: $39,055
• Composite: 10.63/100
• National rank: #9773
• State rank: #224 of 249 in AZ

Livability — Glendale

• Score: 76/100
• State rank: #12
• US rank: #3235

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Glendale, AZ
• County: Maricopa County · 4,537,380 people
• City population: 294,586
• Metro: Phoenix-Mesa-Chandler, AZ
• Population (ZIP): 68,178
• Household income: $53,827
• Rent vs Own: 60.0% rent · 40.0% own
• Severe rent burden: 3741.0

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: Majority Hispanic (63%)
• Race & ethnicity: Hispanic / Latino 63% Two or more races 37% White 22% Black 8% Asian 2% Native American 2%
• Hispanic origin (detail): Mexican 57% Cuban 1%
• Common ancestry: Slovak 1% Italian 1%
• Foreign-born: 26% · Canada, Vietnam, Philippines
• Languages at home: 46% English-only · Spanish 48% Arabic 1% Other Indo-European 1%

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: ▼ -50.49%
• Current HPI: 427.3069
• Rent YoY: ▼ -2.98%
• 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

2 events — show timeline

• 2026-05-01 Pending — ARMLS
• 2026-04-03 Listed $65,000 ARMLS