4400 W Missouri Ave #143 · Glendale, AZ 85301

$72,000

2 bd · 2.0 ba · 1,352 sqft · Manufactured · 196 Days on market

Built 1998 2,100 sqft lot Est $72k · at est. ↓ 15% 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 +7.3/15.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• Rent growth +1.8/5.0
• Schools +1.1/10.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to #143 at Grand Missouri Mobile Home Park in Glendale, AZ! This affordable and well-located home sits in a vibrant all-ages community near 43rd Ave & Missouri. Enjoy amenities like a clubhouse, fitness center, pool, sports courts, and pet-friendly policies. Lot rent typically includes water, sewer, and trash. With easy access to schools, shopping, and major freeways, this is an ideal choice for first-time buyers, families, or downsizers seeking comfort, convenience, and community living. Don't miss out—request a tour today! AC replaced in 2020!! All furnishings can convey with purchase.

Key facts

• 2,100 sq ft lot
• 2 parking spots
• Community pool

Property features AI

Finance

• HOA & community: Monthly land lease; Land lease: $1,050 per month; Association covers water, sewer and trash

Exterior

• Parking: 2 covered parking spaces; 2 carport spaces
• Utilities: City water; Public sewer
• Home design: Manufactured / mobile home; Leasehold ownership
• Construction: Vertical siding; Other siding materials; Composition roof
• Exterior features: Gravel/stone front; Block fencing; Community pool

Interior

• Kitchen: Built-in microwave; Refrigerator; Dishwasher; Pantry
• Bedrooms: 2 bedrooms (possible)
• Flooring: Carpet; Wood
• Bathrooms: 2 full bathrooms
• Heating & cooling: Ceiling heating; Central air conditioning
• Interior features: Double vanity; Full bath in primary bedroom; Pantry; Dual-pane windows with wood frames

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $72k.

Deal economics

• At list price, monthly cash flow is $678 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $72k).
• Recommended offer: $63k (12.0% below list) — sets the bar for market timing.
• Cap rate 17.6% 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: Maryvale High School (math 8% / reading 14%, grade F, #292 of 381 statewide, top 77%, 2,795 students, 88% FRL).
• Market conditions: Rents soft (-3.0%/yr); 215 active listings in the ZIP; 39 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 $498 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 $20k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 196 days — a 12% lower offer ($63k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 5→14/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $63,360 (12.0% below list)

Questions for the listing agent

1. It's been on market 196 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: 2.07% ✓
• Cap rate: 17.60%
• Cash-on-cash: 40.37%
• DSCR: 2.80
• GRM: 4.0

CMA / ARV

• ARV (on-the-fly): $71,656
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4400 W Missouri Ave #45	0.14mi	3/2.0 (+1)	1,296 (-4%)	8mo	$54,000	$42	75
4400 W Missouri Ave #69	0.14mi	2/2.0	1,440 (+6%)	14mo	$45,000	$31	71
5484 N 43rd Ave #5	0.18mi	3/2.0 (+1)	1,216 (-10%)	1mo	$65,000	$53	69
4400 W Missouri Ave #76	0.14mi	3/2.0 (+1)	1,248 (-8%)	21mo	$80,000	$64	58

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: 33.3%
• Equity multiple: 2.35×
• Total profit: $27,187
• Equity at exit: $10,735

10-year hold

• IRR: 38.7%
• Equity multiple: 4.10×
• Total profit: $62,527
• Equity at exit: $6,225

Cash invested: $20,160 (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: 4.0×

Monthly cashflow live

• Estimated rent: $1,488 high
• Mortgage (P&I): −$378
• Tax est. 1.5%: −$90 /mo · $1,080/yr
• Insurance: −$30
• HOA: −$0
• Vacancy / Maint / Mgmt: −$313
• Net cashflow: $678

Break-even live

Break-even rent $630

Max offer price $72,000

Occupancy floor 49%

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: $18,000
• Closing costs: $2,160
• Reserves months: —
• Total cash needed: —

Rent comps 39 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5710 N 43rd Dr Glendale, AZ	3.0	2.5	1296	$1,900	$1.47	1d	1	0.16mi
4132 W Colter St Phoenix, AZ	3.0	2.0	1332	$1,795	$1.35	1d	1	0.47mi
4021 W Berridge Ln Phoenix, AZ	3.0	2.0	1522	$1,545	$1.02	1d	1	0.65mi
3925 W Oregon Ave Phoenix, AZ	3.0	2.0	1503	$2,180	$1.45	1d	1	0.66mi
4056 W Mesquite Ln Phoenix, AZ	3.0	1.5	1005	$1,500	$1.49	1d	1	0.67mi
4029 W Mesquite Ln Phoenix, AZ	2.0	1.0	924	$1,195	$1.29	21d	1	0.71mi
5040 N 40th Ave Phoenix, AZ	2.0	1.0	924	$1,195	$1.29	1d	1	0.72mi
5030 N 40th Ave Phoenix, AZ	2.0	1.0	924	$1,100	$1.19	1d	1	0.74mi
5041 N 40th Ave Phoenix, AZ	3.0	1.0	1005	$1,195	$1.19	1d	1	0.75mi
4608 W Maryland Ave Glendale, AZ	2.0–3.0	2.0	1141	$1,400	$1.23	1d	4	0.90mi
4608 W Maryland Ave Glendale, AZ	2.0–3.0	2.0	1141	$1,300	$1.14	2d	4	0.90mi
4608 W Maryland Ave Glendale, AZ	3.0	2.0	1215	$1,598	$1.31	1d	3	0.90mi
4562 W Maryland Ave Glendale, AZ	3.0	2.0	1230	$1,798	$1.46	19d	1	0.91mi
4749 N 39th Dr Phoenix, AZ	3.0	2.0	1280	$1,720	$1.34	1d	1	0.97mi
6550 N 47th Ave Phoenix, AZ	2.0	2.0	1044	$1,400	$1.34	1d	1	0.99mi
4530 W McLellan Rd Glendale, AZ	1.0–3.0	1.0	782	$1,374	$1.76	1d	6	1.02mi
6551 N 49th Ave Glendale, AZ	2.0–3.0	2.0	1165	$1,875	$1.61	1d	6	1.06mi
4748 W Sierra Vista Dr Unit B1 Glendale, AZ	2.0	2.0	875	$1,170	$1.34	1d	1	1.07mi
3636 W Keim Dr Phoenix, AZ	3.0	2.0	1389	$1,995	$1.44	1d	1	1.09mi
4748 W Sierra Vista Dr Glendale, AZ	2.0	2.0	875	$1,262	$1.44	21d	1	1.09mi
4748 W Sierra Vista Dr Glendale, AZ	2.0	2.0	875	$1,185	$1.35	3d	1	1.09mi
3515 W Rovey Ave Unit 3515-01 Phoenix, AZ	2.0	1.0	900	$1,250	$1.39	14d	1	1.15mi
5044 W Maryland Ave Glendale, AZ	3.0	1.0	1065	$1,295	$1.22	2d	1	1.19mi
6741 N 45th Ave Unit 29 Glendale, AZ	2.0	1.0	900	$1,195	$1.33	1d	1	1.19mi
5012 W McLellan Rd Glendale, AZ	3.0	2.0	1058	$1,595	$1.51	17d	1	1.22mi
6814 N 44th Ave #2 Glendale, AZ	2.0	1.5	980	$1,436	$1.47	2d	1	1.23mi
4436 N 47th Ave Phoenix, AZ	3.0	2.0	1296	$1,510	$1.17	18d	1	1.26mi
6850 N 44th Ave #4 Glendale, AZ	2.0	1.5	980	$1,436	$1.47	2d	1	1.26mi
3839 W Hazelwood St Unit 5 Phoenix, AZ	2.0	1.0	995	$1,050	$1.06	23d	1	1.28mi
3839 W Hazelwood St Unit 5 Phoenix, AZ	2.0	1.0	995	$950	$0.95	1d	1	1.28mi
5047 W Tuckey Ln Glendale, AZ	3.0	2.0	1396	$1,765	$1.26	1d	1	1.30mi
5046 W Tuckey Ln Glendale, AZ	3.0	2.0	1321	$1,400	$1.06	16d	1	1.30mi
3807 W Hazelwood St Phoenix, AZ	3.0	2.0	1121	$1,635	$1.46	1d	1	1.31mi
5024 W Krall St Glendale, AZ	3.0	2.0	1196	$1,749	$1.46	1d	1	1.32mi
4443 W Palmaire Ave Glendale, AZ	2.0–3.0	2.0	987	$1,595	$1.62	1d	1	1.43mi
4439 W Palmaire Ave Unit 236 Glendale, AZ	3.0	2.0	1101	$1,695	$1.54	23d	1	1.43mi
4439 W Palmaire Ave Glendale, AZ	2.0–3.0	2.0	933	$1,495	$1.60	1d	5	1.43mi
4439 W Palmaire Ave Unit 245 Glendale, AZ	3.0	2.0	995	$1,695	$1.70	3d	1	1.44mi
4127 W Solar Dr Phoenix, AZ	3.0	2.0	1097	$1,749	$1.59	1d	1	1.45mi

Listing history 10 events

1. 2026-05-07
   status Pending
2. 2026-04-29
   price $72,000
3. 2026-04-10
   price $75,400
4. 2026-03-13
   price $75,500
5. 2026-01-29
   price $78,000
6. 2026-01-14
   price $83,700
7. 2025-12-31
   price $83,800
8. 2025-12-17
   price $83,900
9. 2025-11-25
   price $84,000
10. 2025-10-23
    listed $85,000 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 5 d/yr ≥112°F today · 14 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: $17,859
• − Mortgage interest: −$4,033
• − Property taxes: −$1,080
• − Insurance: −$360
• − Repairs & maintenance: −$1,429
• − Management: −$1,429
• − Depreciation: −$2,095
• Taxable income: $7,434
• Est. tax owed @ 24.0%: −$1,784
• After-tax cash flow: $6,354/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: 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

-15.3% since first listed

10 events — show timeline

• 2026-05-07 Pending — ARMLS
• 2026-04-29 Price Changed $72,000 ARMLS
• 2026-04-10 Price Changed $75,400 ARMLS
• 2026-03-13 Price Changed $75,500 ARMLS
• 2026-01-29 Price Changed $78,000 ARMLS
• 2026-01-14 Price Changed $83,700 ARMLS
• 2025-12-31 Price Changed $83,800 ARMLS
• 2025-12-17 Price Changed $83,900 ARMLS
• 2025-11-25 Price Changed $84,000 ARMLS
• 2025-10-23 Listed $85,000 ARMLS