13606 N 21st Pl #19 · Phoenix, AZ 85022

$90,000

3 bd · 2.0 ba · 1,568 sqft · Manufactured · 360 Days on market

Built 2001 Good condition 2,450 sqft lot $57/sqft · 68% below area ↓ 31% 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Condition / age +4.0/5.0
• Schools +3.8/10.0
• Livability +3.8/5.0
• Rent growth +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Located in Cactus Gardens Mobile Home Park! This Move-In Ready Manufactured Home features 3 spacious Bedrooms and 2 Bathrooms, spanning approximately 28' X 56' (1,568 sq.ft.). Enjoy the benefits of a private Front Porch and a Covered Carport, along with stylish new Luxury Vinyl Plank Flooring, fresh interior paint, and modern fans throughout. The bright and open floor plan provides ample space for gatherings with family and friends. For added privacy, the Master Suite and Guest Bedrooms are thoughtfully arranged. Plus, you'll appreciate the convenience of a Washer/Dryer hookup. Don't miss out on this fantastic opportunity!

Key facts

• Move-in ready
• Master suite
• Covered carport

Tags

• MOVE-IN READY
• PRIVATE FRONT PORCH
• COVERED CARPORT
• LUXURY VINYL PLANK FLOORING
• BRIGHT AND OPEN FLOOR PLAN
• MASTER SUITE

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $90k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $1k ($15k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $90k).
• Recommended offer: $79k (12.0% below list) — sets the bar for market timing.
• Cap rate 22.7% 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.
• Market conditions: Rents soft (-1.2%/yr); 282 active listings in the ZIP; 33 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 36,011 units permitted in Maricopa County in 2024 (12,801 in 5+ unit buildings).
• This rent runs 40% of the median local income ($70k/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 $622 of loan paydown is wiped out by about $3k 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 $25k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 360 days — a 12% lower offer ($79k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $79,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 360 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 2.61% ✓
• Cap rate: 22.71%
• Cash-on-cash: 58.62%
• DSCR: 3.61
• GRM: 3.2

CMA / ARV

• ARV (median comp): $279,176
• List price: $90,000
• Delta: -67.76%
• Verdict: UNDERPRICED
• Comps: 3 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
13202 N 19th Way	0.27mi	3/2.0	1,578 (+1%)	4mo	$235,000	$149	83
13241 N 19th St	0.24mi	3/3.0	1,700 (+8%)	18mo	$166,000	$98	56
13214 N 19th Way	0.24mi	2/1.5 (-1)	1,400 (-11%)	16mo	$180,000	$129	50
13037 N 18th St	0.40mi	3/2.0	1,440 (-8%)	22mo	$210,000	$146	50

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: 53.8%
• Equity multiple: 3.26×
• Total profit: $56,983
• Equity at exit: $13,419

10-year hold

• IRR: 57.8%
• Equity multiple: 5.93×
• Total profit: $124,158
• Equity at exit: $7,782

Cash invested: $25,200 (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 85022

• Rents YoY: -1.2%
• Active inventory: 282
• Price-to-rent: 3.2×

Monthly cashflow live

• Estimated rent: $2,346 high
• Mortgage (P&I): −$472
• Tax est. 1.5%: −$112 /mo · $1,350/yr
• Insurance: −$38
• HOA: −$0
• Vacancy / Maint / Mgmt: −$493
• Net cashflow: $1,231

Break-even live

Break-even rent $787

Max offer price $90,000

Occupancy floor 43%

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: $22,500
• Closing costs: $2,700
• Reserves months: —
• Total cash needed: —

Rent comps 33 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2119 E Jennifer Lynn Way Phoenix, AZ	3.0	2.5	1663	$2,737	$1.65	3d	3	0.06mi
13636 N 21st Pl #1 Phoenix, AZ	2.0	2.5	1353	$1,895	$1.40	24d	1	0.06mi
13613 N 19th Pl Phoenix, AZ	4.0	2.0	2158	$3,199	$1.48	43d	1	0.17mi
13613 N 19th Pl Phoenix, AZ	4.0	2.0	2158	$3,170	$1.47	24d	1	0.17mi
1924 E Sharon Dr Phoenix, AZ	4.0	2.0	1851	$2,600	$1.40	3d	1	0.19mi
13818 N 20th St Phoenix, AZ	3.0	2.0	1750	$2,750	$1.57	20d	1	0.19mi
2102 E Sheena Dr Phoenix, AZ	4.0	2.0	1750	$2,536	$1.45	21d	1	0.26mi
1821 E Hearn Rd Phoenix, AZ	3.0	1.5	1650	$2,046	$1.24	24d	1	0.43mi
14236 N 23rd St Phoenix, AZ	2.0	2.0	1398	$2,500	$1.79	24d	1	0.50mi
2345 E Gelding Dr Phoenix, AZ	3.0	2.5	1438	$2,045	$1.42	4d	1	0.60mi
2366 E Evans Dr Phoenix, AZ	3.0	2.5	1595	$2,285	$1.43	24d	1	0.68mi
2440 E Dahlia Dr Phoenix, AZ	3.0	2.0	1215	$2,455	$2.02	7d	1	0.69mi
2202 E Marmora St Phoenix, AZ	3.0	2.0	1639	$1,965	$1.20	20d	1	0.74mi
1550 E Thunderbird Rd Phoenix, AZ	1.0–3.0	1.0–2.0	977	$1,795	$1.84	2d	13	0.81mi
2601 E Dahlia Dr Phoenix, AZ	4.0	2.0	1998	$3,195	$1.60	24d	1	0.82mi
2237 E Hillery Dr Phoenix, AZ	3.0	2.0	1344	$3,000	$2.23	24d	1	0.89mi
15008 N 22nd St Phoenix, AZ	3.0	2.0	1415	$2,050	$1.45	24d	1	0.90mi
1242 E Joan D Arc Ave Phoenix, AZ	3.0	2.0	2115	$2,399	$1.13	24d	1	0.98mi
1230 E Captain Dreyfus Ave Phoenix, AZ	4.0	2.0	1993	$2,550	$1.28	7d	1	1.02mi
2822 E Willow Ave Phoenix, AZ	4.0	2.0	1800	$2,995	$1.66	11d	1	1.03mi
2707 E Louise Dr Phoenix, AZ	3.0	2.0	1536	$5,250	$3.42	24d	1	1.04mi
2625 E Cactus Rd Phoenix, AZ	1.0–3.0	1.0–2.0	1026	$2,649	$2.58	2d	19	1.20mi
3033 E Thunderbird Rd Phoenix, AZ	3.0	2.0	1147	$2,583	$2.25	21d	1	1.24mi
3033 E Thunderbird Rd Phoenix, AZ	3.0	2.0	1147	$2,211	$1.93	3d	1	1.24mi
2705 E Cactus Rd Phoenix, AZ	2.0	2.0	1394	$1,900	$1.36	2d	1	1.25mi
2331 E Betty Elyse Ln Phoenix, AZ	2.0	2.0	1400	$1,800	$1.29	19d	1	1.26mi
11645 N 25th Pl Phoenix, AZ	2.0	2.0	977	$1,400	$1.43	21d	5	1.36mi
2201 E Kathleen Rd Phoenix, AZ	3.0	2.0	1068	$2,405	$2.25	24d	1	1.36mi
826 E Eugie Ave Phoenix, AZ	3.0	2.0	1066	$1,795	$1.68	18d	1	1.41mi
14014 N 32nd St Phoenix, AZ	1.0–2.0	1.0–2.0	914	$1,337	$1.46	3d	5	1.42mi
3213 E Emile Zola Ave Phoenix, AZ	3.0	3.0	1636	$2,500	$1.53	18d	1	1.48mi
15350 N 29th St Unit 109 Phoenix, AZ	2.0	2.5	1400	$1,725	$1.23	24d	1	1.49mi
15350 N 29th St Phoenix, AZ	2.0	2.5	1213	$1,657	$1.37	24d	1	1.49mi

Listing history 10 events

1. 2026-06-01
   days on market $90,000 Active 360 DOM
2. 2026-05-31
   days on market $90,000 Active 359 DOM
3. 2026-03-27
   price $90,000 633-char remark

   Show marketing remark (633 chars)

   Located in Cactus Gardens Mobile Home Park! This Move-In Ready Manufactured Home features 3 spacious Bedrooms and 2 Bathrooms, spanning approximately 28' X 56' (1,568 sq.ft.). Enjoy the benefits of a private Front Porch and a Covered Carport, along with stylish new Luxury Vinyl Plank Flooring, fresh interior paint, and modern fans throughout. The bright and open floor plan provides ample space for gatherings with family and friends. For added privacy, the Master Suite and Guest Bedrooms are thoughtfully arranged. Plus, you'll appreciate the convenience of a Washer/Dryer hookup. Don't miss out on this fantastic opportunity!

4. 2025-11-21
   price $99,000 633-char remark

   Show marketing remark (633 chars)

   Located in Cactus Gardens Mobile Home Park! This Move-In Ready Manufactured Home features 3 spacious Bedrooms and 2 Bathrooms, spanning approximately 28' X 56' (1,568 sq.ft.). Enjoy the benefits of a private Front Porch and a Covered Carport, along with stylish new Luxury Vinyl Plank Flooring, fresh interior paint, and modern fans throughout. The bright and open floor plan provides ample space for gatherings with family and friends. For added privacy, the Master Suite and Guest Bedrooms are thoughtfully arranged. Plus, you'll appreciate the convenience of a Washer/Dryer hookup. Don't miss out on this fantastic opportunity!

5. 2025-10-02
   price $104,995 633-char remark

   Show marketing remark (633 chars)

   Located in Cactus Gardens Mobile Home Park! This Move-In Ready Manufactured Home features 3 spacious Bedrooms and 2 Bathrooms, spanning approximately 28' X 56' (1,568 sq.ft.). Enjoy the benefits of a private Front Porch and a Covered Carport, along with stylish new Luxury Vinyl Plank Flooring, fresh interior paint, and modern fans throughout. The bright and open floor plan provides ample space for gatherings with family and friends. For added privacy, the Master Suite and Guest Bedrooms are thoughtfully arranged. Plus, you'll appreciate the convenience of a Washer/Dryer hookup. Don't miss out on this fantastic opportunity!

6. 2025-08-12
   price $110,000 633-char remark

   Show marketing remark (633 chars)

   Located in Cactus Gardens Mobile Home Park! This Move-In Ready Manufactured Home features 3 spacious Bedrooms and 2 Bathrooms, spanning approximately 28' X 56' (1,568 sq.ft.). Enjoy the benefits of a private Front Porch and a Covered Carport, along with stylish new Luxury Vinyl Plank Flooring, fresh interior paint, and modern fans throughout. The bright and open floor plan provides ample space for gatherings with family and friends. For added privacy, the Master Suite and Guest Bedrooms are thoughtfully arranged. Plus, you'll appreciate the convenience of a Washer/Dryer hookup. Don't miss out on this fantastic opportunity!

7. 2025-07-21
   price $114,995 633-char remark

   Show marketing remark (633 chars)

   Located in Cactus Gardens Mobile Home Park! This Move-In Ready Manufactured Home features 3 spacious Bedrooms and 2 Bathrooms, spanning approximately 28' X 56' (1,568 sq.ft.). Enjoy the benefits of a private Front Porch and a Covered Carport, along with stylish new Luxury Vinyl Plank Flooring, fresh interior paint, and modern fans throughout. The bright and open floor plan provides ample space for gatherings with family and friends. For added privacy, the Master Suite and Guest Bedrooms are thoughtfully arranged. Plus, you'll appreciate the convenience of a Washer/Dryer hookup. Don't miss out on this fantastic opportunity!

8. 2025-07-10
   price $119,995 633-char remark

   Show marketing remark (633 chars)

   Located in Cactus Gardens Mobile Home Park! This Move-In Ready Manufactured Home features 3 spacious Bedrooms and 2 Bathrooms, spanning approximately 28' X 56' (1,568 sq.ft.). Enjoy the benefits of a private Front Porch and a Covered Carport, along with stylish new Luxury Vinyl Plank Flooring, fresh interior paint, and modern fans throughout. The bright and open floor plan provides ample space for gatherings with family and friends. For added privacy, the Master Suite and Guest Bedrooms are thoughtfully arranged. Plus, you'll appreciate the convenience of a Washer/Dryer hookup. Don't miss out on this fantastic opportunity!

9. 2025-06-18
   price $126,500 633-char remark

   Show marketing remark (633 chars)

   Located in Cactus Gardens Mobile Home Park! This Move-In Ready Manufactured Home features 3 spacious Bedrooms and 2 Bathrooms, spanning approximately 28' X 56' (1,568 sq.ft.). Enjoy the benefits of a private Front Porch and a Covered Carport, along with stylish new Luxury Vinyl Plank Flooring, fresh interior paint, and modern fans throughout. The bright and open floor plan provides ample space for gatherings with family and friends. For added privacy, the Master Suite and Guest Bedrooms are thoughtfully arranged. Plus, you'll appreciate the convenience of a Washer/Dryer hookup. Don't miss out on this fantastic opportunity!

10. 2025-06-06
    listed $129,900 Active 633-char remark

    Show marketing remark (633 chars)

    Located in Cactus Gardens Mobile Home Park! This Move-In Ready Manufactured Home features 3 spacious Bedrooms and 2 Bathrooms, spanning approximately 28' X 56' (1,568 sq.ft.). Enjoy the benefits of a private Front Porch and a Covered Carport, along with stylish new Luxury Vinyl Plank Flooring, fresh interior paint, and modern fans throughout. The bright and open floor plan provides ample space for gatherings with family and friends. For added privacy, the Master Suite and Guest Bedrooms are thoughtfully arranged. Plus, you'll appreciate the convenience of a Washer/Dryer hookup. Don't miss out on this fantastic opportunity!

ⓘ 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 3/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥110°F today · 19 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: $28,147
• − Mortgage interest: −$5,041
• − Property taxes: −$1,350
• − Insurance: −$450
• − Repairs & maintenance: −$2,252
• − Management: −$2,252
• − Depreciation: −$2,618
• Taxable income: $14,184
• Est. tax owed @ 24.0%: −$3,404
• After-tax cash flow: $11,368/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 move-in ready manufactured home features new flooring, paint, and appliances, making it a great investment opportunity.

Value-add opportunities

• Both paint exterior siding — enhances curb appeal and value
• Both install new windows — improves energy efficiency and aesthetics
• Both upgrade HVAC system — enhances comfort and energy efficiency

Renovation cost estimate screening

Value-add ROI direction

• Both paint exterior siding — enhances curb appeal and value ↑
• Both install new windows — improves energy efficiency and aesthetics ↑
• Both upgrade HVAC system — enhances comfort and energy efficiency ↑

ⓘ 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: 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): 53,811
• Household income: $69,927
• Rent vs Own: 47.7% rent · 52.3% own
• Severe rent burden: 2976.0

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 0.59)
• Race & ethnicity: White 59% Hispanic / Latino 22% Two or more races 11% Black 10% Asian 3% Native American 3%
• Hispanic origin (detail): Mexican 18%
• Common ancestry: Romanian 3% Lithuanian 2% Italian 1%
• Foreign-born: 14% · Canada, China, Vietnam
• Languages at home: 79% English-only · Spanish 13% Other Indo-European 2% Russian/Polish/Slavic 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: ▼ -329.75%
• Current HPI: 313.5085
• Rent YoY: ▼ -1.21%
• 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

-30.7% since first listed

8 events — show timeline

• 2026-03-27 Price Changed $90,000 ARMLS
• 2025-11-21 Price Changed $99,000 ARMLS
• 2025-10-02 Price Changed $104,995 ARMLS
• 2025-08-12 Price Changed $110,000 ARMLS
• 2025-07-21 Price Changed $114,995 ARMLS
• 2025-07-10 Price Changed $119,995 ARMLS
• 2025-06-18 Price Changed $126,500 ARMLS
• 2025-06-06 Listed $129,900 ARMLS