12727 W Glendale Avenue Ave #119 · Glendale, AZ 85307

$65,000

3 bd · 2.0 ba · 976 sqft · Manufactured · 8 Days on market

Built 1988 Good condition 976 sqft lot

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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
• Livability +3.8/5.0
• Schools +2.8/10.0
• Rent growth +1.9/5.0
• Appreciation +0.0/10.0

Listing remarks

West on Glendale Avenue to 127th avenue. GO into Hacienda del Sol Mobil Home Park

Key facts

• 18 garage spots
• Built 1988
• Listed 8 days

Property features AI

Finance

• Financial info: Conventional financing available
• HOA & community: Community association with monthly fees; Association fees include trash and water; Land lease of $900 per month

Exterior

• Parking: 21 covered parking spaces; 18 garage spaces; 3 carport spaces
• Utilities: City water; Public sewer
• Home design: Manufactured/mobile home (attached); Leasehold ownership
• Construction: Board & batten siding; Other roofing material
• Exterior features: Balcony; City-maintained road access; No notable lot features

Interior

• Kitchen: Refrigerator
• Bedrooms: Up to 3 possible bedrooms (first level)
• Flooring: Vinyl flooring; Tile flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating; Central air conditioning
• Interior features: Eat-in kitchen; Great Room
• Laundry & utility: Washer/dryer hookup only; No laundry appliances included

What this means for you Summary

Snapshot

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

Deal economics

• At list price, monthly cash flow is $962 ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $65k).
• Cap rate 24.1% 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.
• Agua Fria Union High School District (4289) (suburban): math 24% / reading 37% proficiency, ranked #99 of 249 in AZ (top 40%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Millennium High School (math 39% / reading 55%, grade D-, #50 of 381 statewide, top 14%, 2,121 students, 21% FRL).
• Zoned-school proficiency averages 47% at this address vs 30% district-wide (+16 pts) — the actual schools serving this property are materially stronger than the Agua Fria Union High School District (4289) average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents soft (-2.3%/yr); 60 active listings in the ZIP; 2 comparable units currently listed for rent nearby; solid renter incomes; 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 ~2 years — after that, you're playing with house money.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.

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 $65,000

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 2.75% ✓
• Cap rate: 24.05%
• Cash-on-cash: 63.42%
• DSCR: 3.82
• GRM: 3.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 59.0%
• Equity multiple: 3.50×
• Total profit: $45,525
• Equity at exit: $9,692

10-year hold

• IRR: 62.7%
• Equity multiple: 6.41×
• Total profit: $98,410
• 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 85307

• Home prices YoY: -15.7%
• Rents YoY: -2.3%
• Active inventory: 60
• Price-to-rent: 3.0×

Monthly cashflow live

• Estimated rent: $1,786 medium
• Mortgage (P&I): −$341
• Tax est. 1.5%: −$81 /mo · $975/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$375
• Net cashflow: $962

Break-even live

Break-even rent $569

Max offer price $65,000

Occupancy floor 41%

Sensitivity live

Price	-10% $1,007	-5% $984	+0% $962	+5% $939	+10% $917
Rent	-10% $821	-5% $891	+0% $962	+5% $1,032	+10% $1,103
Rate	-1.0pp $995	-0.5pp $978	base $962	+0.5pp $945	+1.0pp $928

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 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6706 N Dysart Rd Glendale, AZ	1.0–2.0	1.0–2.0	727	$1,439	$1.98	1d	42	0.50mi
13621 W Glendale Ave Glendale, AZ	2.0–3.0	1.0–2.0	1279	$1,999	$1.56	1d	13	1.04mi

Listing history 6 events

1. 2026-06-18
   days on market $65,000 Active 8 DOM
2. 2026-06-17
   days on market $65,000 Active 7 DOM
3. 2026-06-16
   days on market $65,000 Active 6 DOM
4. 2026-06-15
   days on market $65,000 Active 5 DOM
5. 2026-06-13
   remarks 81-char remark
6. 2026-06-13
   listed $65,000 Active 3 DOM

ⓘ 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 4/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥113°F today · 19 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,435
• − Mortgage interest: −$3,641
• − Property taxes: −$975
• − Insurance: −$325
• − Repairs & maintenance: −$1,715
• − Management: −$1,715
• − Depreciation: −$1,891
• Taxable income: $11,173
• Est. tax owed @ 24.0%: −$2,682
• After-tax cash flow: $8,861/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 · 8 photos

Good 80/100 Cosmetic rehab

This manufactured home is in good condition with a cosmetic rehab level, featuring a well-maintained exterior, modern kitchen, and clean bathrooms. It has potential for further value increases through minor exterior updates and landscaping improvements.

Value-add opportunities

• Both Painting the exterior siding — Enhances curb appeal and can increase both resale and rental value.
• Both Landscaping improvements — Enhances curb appeal and can increase both resale and rental value.
• Both Reorganizing outdoor furniture — Creates a more inviting and functional outdoor space, increasing both resale and rental value.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior siding — Enhances curb appeal and can increase both resale and rental value. ↑
• Both Landscaping improvements — Enhances curb appeal and can increase both resale and rental value. ↑
• Both Reorganizing outdoor furniture — Creates a more inviting and functional outdoor space, increasing both resale and rental value. ↑

ⓘ 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: Agua Fria Union High School District (4289)
• NCES district ID: 0400450
• Math proficiency: 24% ▼ -32.00%
• Reading proficiency: 37% ▼ -12.00%
• Median HH income: $64,107
• Composite: 27.92/100
• National rank: #6865
• State rank: #99 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

• County: Maricopa County · 4,537,380 people
• City population: 294,586
• Metro: Phoenix-Mesa-Chandler, AZ
• Population (ZIP): 14,223
• Household income: $82,888
• Rent vs Own: 50.3% rent · 49.7% own
• Severe rent burden: 637.0

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 0.66)
• Race & ethnicity: White 41% Hispanic / Latino 39% Two or more races 18% Black 12% Asian 3% Native American 2%
• Hispanic origin (detail): Mexican 37%
• Common ancestry: Portuguese 2% Italian 1% Lithuanian 1%
• Foreign-born: 15% · Canada, Vietnam
• Languages at home: 73% English-only · Spanish 21% Other Asian/Pacific 1% Tagalog/Filipino 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: ▼ -59.55%
• Current HPI: 320.364
• Rent YoY: ▼ -2.33%
• 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

1 event — show timeline

• 2026-06-10 Listed $65,000 ARMLS