7300 N 51st Ave Unit G142 · Glendale, AZ 85301

$59,900

2 bd · 2.0 ba · 1,152 sqft · Manufactured · 172 Days on market

Built 1970 2,000 sqft lot Est $44k · 37% 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
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0
• Rent growth +1.8/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Step into your new active adult oasis! Two Bedrooms and two Bathrooms with fresh exterior paint, ready for it's new owner. 1,152 square feet of spacious room for you to kick back and relax. Enjoy the separate sunroom/porch areas for easy entertaining and fun. Two tandem carport covered parking spots. Get engaged in your community with exciting amenities provided by Palm Shadows like the community pool, billiard facilities, whirlpool-spa-hot tub, large game room, an on-site fitness center, shuffleboard courts, and both RV sites and storage!!!

Key facts

• Fitness center
• Billiards
• Pool

Tags

• NEWLY INSTALLED AC UNIT
• SUNROOM PORCH AREAS
• POOL
• FITNESS CENTER
• GAME ROOM
• BILLIARDS

Property features AI

Finance

• Other: Lot maintained by city
• HOA & community: Land lease: $835 monthly; No association fees included; Community amenities include pool, tennis courts, and proximity to bus stop

Exterior

• Parking: Two covered spaces; Two carport spaces
• Utilities: City water; Public sewer; Electric service includes 220V in kitchen
• Home design: Manufactured/mobile home; Leasehold property
• Construction: Vinyl siding and painted wood frame construction; Metal roof
• Exterior features: Storage; Gravel/stone front and back

Interior

• Kitchen: 220V outlet in kitchen
• Bedrooms: Two bedrooms (master bedroom(s) present)
• Flooring: Laminate flooring
• Bathrooms: Two full bathrooms
• Heating & cooling: Central air conditioning; Natural gas heating
• Interior features: Two master baths; Kitchen modified for accessibility
• Laundry & utility: Washer/dryer hook-ups only

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $60k.

Deal economics

• At list price, monthly cash flow is $679 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $60k).
• Recommended offer: $53k (12.0% below list) — sets the bar for market timing.
• Cap rate 19.9% 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.
• Glendale Union High School District (4285) (urban): math 23% / reading 31% proficiency, ranked #130 of 249 in AZ (top 52%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Glendale High School (math 13% / reading 22%, grade F, #245 of 381 statewide, top 65%, 1,816 students, 76% 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 31% 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 $414 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 $17k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 172 days — a 12% lower offer ($53k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 5y 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.
• Current owner paid $49k; 22% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 6→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $52,712 (12.0% below list)

Questions for the listing agent

1. It's been on market 172 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1970 — 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: 2.31% ✓
• Cap rate: 19.89%
• Cash-on-cash: 48.56%
• DSCR: 3.16
• GRM: 3.6

CMA / ARV

• ARV (on-the-fly): $43,776
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7300 N 51st Ave Unit G130	0.09mi	2/2.0	1,152 (0%)	14mo	$71,000	$62	84
7300 N 51st Ave Unit A259	0.17mi	2/2.0	1,144 (-1%)	10mo	$95,000	$83	83
7300 N 51st Ave Unit G106	0.01mi	2/2.0	1,248 (+8%)	18mo	$45,000	$36	71
7300 N 51st Ave Unit E190	0.01mi	2/2.0	1,056 (-8%)	23mo	$40,000	$38	66
7300 N 51st Ave Unit G132	0.01mi	2/2.0	1,248 (+8%)	24mo	$46,000	$37	66

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: 42.7%
• Equity multiple: 2.76×
• Total profit: $29,486
• Equity at exit: $8,931

10-year hold

• IRR: 47.4%
• Equity multiple: 4.92×
• Total profit: $65,755
• Equity at exit: $5,179

Cash invested: $16,772 (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: 3.6×

Monthly cashflow live

• Estimated rent: $1,383 high
• Mortgage (P&I): −$314
• Tax est. 1.5%: −$75 /mo · $898/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$290
• Net cashflow: $679

Break-even live

Break-even rent $524

Max offer price $59,900

Occupancy floor 46%

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: $14,975
• Closing costs: $1,797
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7300 N 51st Ave Unit 2 Glendale, AZ	1.0	1.0	774	$1,000	$1.29	1d	1	0.11mi
7211 N 54th Ave Apt 4 Glendale, AZ	2.0	2.0	1000	$1,450	$1.45	1d	1	0.20mi
7107 N 53rd Ave Unit 5 Glendale, AZ	2.0	1.0	750	$1,000	$1.33	1d	1	0.33mi
5136 W Glenn Dr Glendale, AZ	2.0–3.0	1.5	1090	$1,475	$1.35	1d	5	0.35mi
5547 W Gardenia Ave Glendale, AZ	3.0	1.0	1084	$1,329	$1.23	21d	1	0.37mi
7959 N 53rd Ave Glendale, AZ	3.0	2.5	1414	$2,500	$1.77	1d	4	0.39mi
4937 W Myrtle Ave Glendale, AZ	1.0–2.0	1.0–2.0	752	$1,225	$1.63	1d	12	0.48mi
5623 W Myrtle Ave Unit 105 Glendale, AZ	2.0	1.0	700	$1,195	$1.71	1d	1	0.50mi
7711 N 51st Ave Glendale, AZ	2.0	1.0	590	$1,445	$2.45	1d	67	0.52mi
4911 W Myrtle Ave Glendale, AZ	2.0	2.0	1360	$1,925	$1.42	1d	3	0.54mi
4919 W Glenn Dr Glendale, AZ	2.0	1.0	936	$995	$1.06	1d	1	0.58mi
6717 N 53rd Ave Glendale, AZ	3.0	1.0	864	$1,900	$2.20	1d	1	0.65mi
4949 W Northern Ave Glendale, AZ	2.0	1.0–2.0	632	$1,445	$2.29	1d	14	0.65mi
6738 N 55th Ave Unit 4 Glendale, AZ	1.0	1.0	800	$650	$0.81	1d	1	0.66mi
4828 W Orangewood Ave Glendale, AZ	1.0	1.0	875	$1,395	$1.59	1d	1	0.66mi
4828 W Orangewood Ave Glendale, AZ	3.0	2.5	1168	$1,375	$1.18	14d	1	0.66mi
4776 W Via Cynthia Glendale, AZ	3.0	2.0	1484	$2,000	$1.35	1d	1	0.66mi
8080 N 51st Ave Glendale, AZ	1.0–2.0	1.0–2.0	702	$1,575	$2.24	1d	11	0.68mi
5206 W Ocotillo Rd Unit A Glendale, AZ	2.0	1.0	750	$1,350	$1.80	1d	1	0.69mi
5024 W Krall St Glendale, AZ	3.0	2.0	1196	$1,749	$1.46	1d	1	0.79mi
5908 W Myrtle Ave Unit 5908 Glendale, AZ	3.0	2.0	1053	$1,375	$1.31	1d	1	0.80mi
5046 W Tuckey Ln Glendale, AZ	3.0	2.0	1321	$1,400	$1.06	16d	1	0.83mi
5047 W Tuckey Ln Glendale, AZ	3.0	2.0	1396	$1,765	$1.26	1d	1	0.84mi
8114 N 57th Dr Glendale, AZ	3.0	2.0	1490	$2,600	$1.74	2d	1	0.88mi
5012 W McLellan Rd Glendale, AZ	3.0	2.0	1058	$1,595	$1.51	18d	1	0.90mi
4730 W Northern Ave Glendale, AZ	1.0	1.0	770	$995	$1.29	1d	1	0.90mi
4730 W Northern Ave Glendale, AZ	1.0–2.0	1.0–2.0	841	$1,200	$1.43	24d	2	0.95mi
5044 W Maryland Ave Glendale, AZ	3.0	1.0	1065	$1,295	$1.22	3d	1	0.97mi
7733 N 60th Ave Glendale, AZ	3.0	2.0	1430	$2,000	$1.40	1d	1	0.99mi
4748 W Sierra Vista Dr Glendale, AZ	2.0	2.0	875	$1,185	$1.35	3d	1	1.03mi
4748 W Sierra Vista Dr Glendale, AZ	2.0	2.0	875	$1,262	$1.44	21d	1	1.03mi
6551 N 49th Ave Glendale, AZ	2.0–3.0	2.0	1165	$1,875	$1.61	1d	6	1.04mi
4748 W Sierra Vista Dr Unit B1 Glendale, AZ	2.0	2.0	875	$1,170	$1.34	1d	1	1.04mi
6550 N 47th Ave Phoenix, AZ	2.0	2.0	1044	$1,400	$1.34	1d	1	1.11mi
7801 N 44th Dr #1030 Glendale, AZ	3.0	2.5	1386	$1,695	$1.22	7d	1	1.14mi
7801 N 44th Dr #1030 Glendale, AZ	3.0	2.5	1386	$1,695	$1.22	1d	1	1.14mi
4443 W Palmaire Ave Glendale, AZ	2.0–3.0	2.0	987	$1,595	$1.62	1d	1	1.14mi
4439 W Palmaire Ave Unit 249 Glendale, AZ	2.0	2.0	872	$1,495	$1.71	21d	1	1.14mi
4439 W Palmaire Ave Glendale, AZ	2.0–3.0	2.0	933	$1,495	$1.60	1d	5	1.14mi
4439 W Palmaire Ave Unit 103 Glendale, AZ	2.0	2.0	872	$1,495	$1.71	7d	1	1.14mi

Listing history 16 events

1. 2026-06-01
   days on market $59,900 Active 172 DOM
2. 2026-05-31
   days on market $59,900 Active 171 DOM
3. 2026-02-24
   price $59,900
4. 2025-12-11
   listed $61,250 Active
5. 2025-10-01
   historical
6. 2025-09-02
   price $61,250
7. 2025-07-09
   price $61,500
8. 2025-06-06
   price $61,900
9. 2025-03-11
   listed $64,900 Active
10. 2022-08-12
    soldstatus $49,000 Closed 547-char remark

    Show marketing remark (547 chars)

    Step into your new active adult oasis! Two Bedrooms and two Bathrooms with fresh exterior paint, ready for it's new owner. 1,152 square feet of spacious room for you to kick back and relax. Enjoy the separate sunroom/porch areas for easy entertaining and fun. Two tandem carport covered parking spots. Get engaged in your community with exciting amenities provided by Palm Shadows like the community pool, billiard facilities, whirlpool-spa-hot tub, large game room, an on-site fitness center, shuffleboard courts, and both RV sites and storage!!!

11. 2022-08-04
    historical Under Contract Accepting Backups 547-char remark

    Show marketing remark (547 chars)

    Step into your new active adult oasis! Two Bedrooms and two Bathrooms with fresh exterior paint, ready for it's new owner. 1,152 square feet of spacious room for you to kick back and relax. Enjoy the separate sunroom/porch areas for easy entertaining and fun. Two tandem carport covered parking spots. Get engaged in your community with exciting amenities provided by Palm Shadows like the community pool, billiard facilities, whirlpool-spa-hot tub, large game room, an on-site fitness center, shuffleboard courts, and both RV sites and storage!!!

12. 2022-07-30
    price $49,900 547-char remark

    Show marketing remark (547 chars)

    Step into your new active adult oasis! Two Bedrooms and two Bathrooms with fresh exterior paint, ready for it's new owner. 1,152 square feet of spacious room for you to kick back and relax. Enjoy the separate sunroom/porch areas for easy entertaining and fun. Two tandem carport covered parking spots. Get engaged in your community with exciting amenities provided by Palm Shadows like the community pool, billiard facilities, whirlpool-spa-hot tub, large game room, an on-site fitness center, shuffleboard courts, and both RV sites and storage!!!

13. 2022-07-17
    listed $45,000 Active 547-char remark

    Show marketing remark (547 chars)

    Step into your new active adult oasis! Two Bedrooms and two Bathrooms with fresh exterior paint, ready for it's new owner. 1,152 square feet of spacious room for you to kick back and relax. Enjoy the separate sunroom/porch areas for easy entertaining and fun. Two tandem carport covered parking spots. Get engaged in your community with exciting amenities provided by Palm Shadows like the community pool, billiard facilities, whirlpool-spa-hot tub, large game room, an on-site fitness center, shuffleboard courts, and both RV sites and storage!!!

14. 2021-06-09
    soldstatus $35,000 Closed
15. 2021-05-29
    historical Under Contract Accepting Backups
16. 2021-05-04
    listed $35,000 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 6 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: $16,597
• − Mortgage interest: −$3,355
• − Property taxes: −$898
• − Insurance: −$300
• − Repairs & maintenance: −$1,328
• − Management: −$1,328
• − Depreciation: −$1,743
• Taxable income: $7,645
• Est. tax owed @ 24.0%: −$1,835
• After-tax cash flow: $6,309/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: Glendale Union High School District (4285)
• NCES district ID: 0403450
• Math proficiency: 23% ▼ -38.00%
• Reading proficiency: 31% ▼ -19.00%
• Median HH income: $40,846
• Composite: 22.81/100
• National rank: #8020
• State rank: #130 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

+71.1% since first listed

14 events — show timeline

• 2026-02-24 Price Changed $59,900 ARMLS
• 2025-12-11 Listed $61,250 ARMLS
• 2025-10-01 Listing Removed — ARMLS
• 2025-09-02 Price Changed $61,250 ARMLS
• 2025-07-09 Price Changed $61,500 ARMLS
• 2025-06-06 Price Changed $61,900 ARMLS
• 2025-03-11 Listed $64,900 ARMLS
• 2022-08-12 Sold (MLS) $49,000 ARMLS
• 2022-08-04 Contingent — ARMLS
• 2022-07-30 Price Changed $49,900 ARMLS
• 2022-07-17 Listed $45,000 ARMLS
• 2021-06-09 Sold (MLS) $35,000 ARMLS
• 2021-05-29 Contingent — ARMLS
• 2021-05-04 Listed $35,000 ARMLS