4400 W Missouri Ave #280 · Glendale, AZ 85301

$65,000

2 bd · 2.0 ba · 896 sqft · Manufactured · 177 Days on market

Built 2019 Est $62k · 5% over ↓ 30% since listing

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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
• ARV discount +5.2/15.0
• 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

* * Financing available- Own for less than renting * * * Lot #280-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 someone looking to downsize seeking comfort, convenience, and community living. Don't miss out--request a tour today! This is a newer charming 2-bedroom mobile home offering convenient carport parking an

Key facts

• Tile floors
• Refreshing pool
• Matching appliances

Tags

• CARPORT PARKING
• TILE FLOORS
• MATCHING APPLIANCES
• PRIVATE BATHROOM
• REFRESHING POOL
• EASY FREEWAY ACCESS

Property features AI

Finance

• Other: Directions available: south on 43rd Ave, west on Missouri to community on the right (north side); enter community, go right and follow around to lot #280.
• HOA & community: Land lease: $1,050 monthly; No association fees included; Community pool; Community laundry (coin-op); Playground; Biking/walking path; Fitness center; Near light rail stop; Near bus stop

Exterior

• Parking: 1 covered parking space; 1 carport space
• Utilities: City water; Public sewer
• Home design: Manufactured/mobile home; Leasehold ownership
• Construction: Vinyl siding; Steel frame; Wood frame; Painted exterior; Metal roof; Building area reported by owner
• Exterior features: East/West exposure; Gravel/stone front; Gravel/stone back; City-maintained road

Interior

• Kitchen: Built-in microwave; Laminate counters; Pantry; Refrigerator; Dishwasher; Disposal
• Bedrooms: 2 possible bedrooms
• Flooring: Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Heating present; Central air conditioning
• Interior features: High-speed internet; No interior steps; Pantry; Full bath in primary bedroom; Laminate counters; Solar screens on windows; Vinyl window frames
• Laundry & utility: Inside laundry; Washer/dryer hookup only

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $65k.

Deal economics

• At list price, monthly cash flow is $531 ($6k/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: $57k (12.0% below list) — sets the bar for market timing.
• Cap rate 16.1% 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 Traditional School (math 65% / reading 55%, grade B-, #146 of 1,109 statewide, top 13%, 723 students, 56% FRL); Barcelona Elementary School (math 3% / reading 12%, grade F, #1,056 of 1,109 statewide, top 96%, 858 students, 89% FRL); Alhambra High School (math 8% / reading 17%, grade F, #281 of 381 statewide, top 75%, 2,282 students, 86% FRL).
• Zoned-school proficiency averages 27% at this address vs 12% district-wide (+14 pts) — the actual schools serving this property are materially stronger than the Phoenix Union High School District (4286) average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents soft (-3.0%/yr); 220 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals leasing fast (median 0d on market — plan ~1-2 weeks tenant-placement turnaround); 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 $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 ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 177 days — a 12% lower offer ($57k) 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 $57,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 177 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: 1.91% ✓
• Cap rate: 16.09%
• Cash-on-cash: 34.99%
• DSCR: 2.56
• GRM: 4.4

CMA / ARV

• ARV (on-the-fly): $61,824
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4400 W Missouri Ave #206	0.14mi	2/1.0	840 (-6%)	16mo	$58,000	$69	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: 27.1%
• Equity multiple: 2.08×
• Total profit: $19,647
• Equity at exit: $9,692

10-year hold

• IRR: 32.8%
• Equity multiple: 3.56×
• Total profit: $46,655
• 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: 220
• Price-to-rent: 4.4×

Monthly cashflow live

• Estimated rent: $1,240 high
• Mortgage (P&I): −$341
• Tax est. 1.5%: −$81 /mo · $975/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$260
• Net cashflow: $531

Break-even live

Break-even rent $569

Max offer price $65,000

Occupancy floor 52%

Sensitivity live

Price	-10% $576	-5% $553	+0% $531	+5% $508	+10% $486
Rent	-10% $433	-5% $482	+0% $531	+5% $580	+10% $629
Rate	-1.0pp $563	-0.5pp $547	base $531	+0.5pp $514	+1.0pp $497

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
4413 W Bethany Home Rd Glendale, AZ	1.0	1.0	600	$1,150	$1.92	0d	1	0.28mi
4441 W Bethany Home Rd Glendale, AZ	1.0	1.0	550	$1,190	$2.16	0d	21	0.30mi
4404 W Bethany Home Rd Glendale, AZ	2.0	1.0	780	$1,370	$1.76	0d	3	0.37mi
4056 W Mesquite Ln Phoenix, AZ	3.0	1.5	1005	$1,500	$1.49	2d	1	0.67mi
4029 W Mesquite Ln Phoenix, AZ	2.0	1.0	924	$1,195	$1.29	23d	1	0.71mi
5040 N 40th Ave Phoenix, AZ	2.0	1.0	924	$1,195	$1.29	0d	1	0.72mi
6251 N 48th Ave Apt 4 Glendale, AZ	2.0	1.0	850	$925	$1.09	5d	1	0.74mi
5030 N 40th Ave Phoenix, AZ	2.0	1.0	924	$1,100	$1.19	0d	1	0.74mi
5041 N 40th Ave Phoenix, AZ	3.0	1.0	1005	$1,195	$1.19	0d	1	0.75mi
4009 W Palomino Rd Phoenix, AZ	2.0	2.0	924	$1,456	$1.58	0d	1	0.80mi
3959 W Palomino Rd Phoenix, AZ	2.0	1.0	924	$1,300	$1.41	0d	1	0.82mi
4608 W Maryland Ave Glendale, AZ	2.0–3.0	2.0–2.5	1145	$1,300	$1.14	0d	5	0.90mi
4608 W Maryland Ave Glendale, AZ	2.0–3.0	2.0	1141	$1,400	$1.23	2d	4	0.90mi
3838 W Camelback Rd Phoenix, AZ	1.0	1.0	700	$1,143	$1.63	0d	1	0.96mi
6550 N 47th Ave Phoenix, AZ	2.0	2.0	1044	$1,400	$1.34	0d	1	0.99mi
4530 W McLellan Rd Glendale, AZ	1.0–3.0	1.0	782	$1,374	$1.76	0d	6	1.02mi
3734 W Camelback Rd Phoenix, AZ	1.0–2.0	1.0	725	$1,249	$1.72	0d	1	1.03mi
6551 N 49th Ave Glendale, AZ	2.0–3.0	2.0	1165	$1,875	$1.61	0d	6	1.06mi
4748 W Sierra Vista Dr Unit A1 Glendale, AZ	1.0	1.0	650	$910	$1.40	0d	1	1.07mi
4748 W Sierra Vista Dr Unit B1 Glendale, AZ	2.0	2.0	875	$1,170	$1.34	0d	1	1.07mi
4748 W Sierra Vista Dr Glendale, AZ	1.0	1.0	650	$1,000	$1.54	0d	1	1.09mi
4748 W Sierra Vista Dr Glendale, AZ	2.0	2.0	875	$1,185	$1.35	5d	1	1.09mi
4748 W Sierra Vista Dr Glendale, AZ	2.0	2.0	875	$1,262	$1.44	23d	1	1.09mi
4444 W Ocotillo Rd Glendale, AZ	1.0–2.0	1.0–1.5	766	$1,250	$1.63	0d	3	1.14mi
3515 W Rovey Ave Unit 3515-01 Phoenix, AZ	2.0	1.0	900	$1,250	$1.39	16d	1	1.15mi
4647 N 39th Ave Phoenix, AZ	1.0–2.0	1.0–1.5	727	$1,000	$1.37	0d	1	1.16mi
3450 W Missouri Ave Phoenix, AZ	1.0	1.0	555	$960	$1.73	0d	6	1.17mi
5044 W Maryland Ave Glendale, AZ	3.0	1.0	1065	$1,295	$1.22	4d	1	1.19mi
6741 N 45th Ave Unit 29 Glendale, AZ	2.0	1.0	900	$1,195	$1.33	0d	1	1.19mi
6144 N 35th Dr Phoenix, AZ	2.0	1.0	800	$1,775	$2.22	0d	1	1.20mi
5012 W McLellan Rd Glendale, AZ	3.0	2.0	1058	$1,595	$1.51	19d	1	1.22mi
6814 N 44th Ave #2 Glendale, AZ	2.0	1.5	980	$1,436	$1.47	4d	1	1.23mi
4540 N 39th Ave Phoenix, AZ	1.0	1.0	600	$1,160	$1.93	16d	1	1.24mi
4540 N 39th Ave Phoenix, AZ	2.0	1.0	810	$1,397	$1.72	2d	1	1.24mi
4540 N 39th Ave Phoenix, AZ	2.0	1.0	810	$1,397	$1.72	0d	1	1.24mi
5201 W Camelback Rd Lot FC200 Phoenix, AZ	2.0	1.0	672	$1,400	$2.08	0d	1	1.24mi
6850 N 44th Ave #4 Glendale, AZ	2.0	1.5	980	$1,436	$1.47	4d	1	1.26mi
4141 W Glendale Ave Phoenix, AZ	2.0	1.0–2.0	589	$1,626	$2.76	0d	15	1.27mi
6821 N 45th Ave Glendale, AZ	2.0	1.0	840	$1,250	$1.49	0d	2	1.27mi
3839 W Hazelwood St Unit 5 Phoenix, AZ	2.0	1.0	995	$950	$0.95	0d	1	1.28mi

Listing history 18 events

1. 2026-06-21
   days on market $65,000 Active 177 DOM
2. 2026-06-18
   days on market $65,000 Active 174 DOM
3. 2026-06-17
   days on market $65,000 Active 173 DOM
4. 2026-06-16
   days on market $65,000 Active 172 DOM
5. 2026-06-15
   days on market $65,000 Active 171 DOM
6. 2026-06-13
   days on market $65,000 Active 169 DOM
7. 2026-06-13
   days on market $65,000 Active 168 DOM
8. 2026-06-09
   days on market $65,000 Active 165 DOM
9. 2026-06-08
   days on market $65,000 Active 164 DOM
10. 2026-06-07
    days on market $65,000 Active 163 DOM
11. 2026-06-04
    pricedays on market $65,000 Active 160 DOM
12. 2026-06-03
    days on market $69,500 Active 159 DOM
13. 2026-06-02
    days on market $69,500 Active 158 DOM
14. 2026-06-01
    days on market $69,500 Active 157 DOM
15. 2026-05-31
    days on market $69,500 Active 156 DOM
16. 2026-05-14
    price $69,500
17. 2026-04-08
    price $75,000
18. 2025-12-26
    listed $99,900 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: $14,883
• − Mortgage interest: −$3,641
• − Property taxes: −$975
• − Insurance: −$325
• − Repairs & maintenance: −$1,191
• − Management: −$1,191
• − Depreciation: −$1,891
• Taxable income: $5,670
• Est. tax owed @ 24.0%: −$1,361
• After-tax cash flow: $5,007/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

-30.4% since first listed

3 events — show timeline

• 2026-05-14 Price Changed $69,500 ARMLS
• 2026-04-08 Price Changed $75,000 ARMLS
• 2025-12-26 Listed $99,900 ARMLS