2650 W Union Hills Dr #167 · Phoenix, AZ 85027

$47,000

2 bd · 2.0 ba · 1,440 sqft · Manufactured · 78 Days on market

Built 1973 Average condition $33/sqft · 28% below area Est $65k · 28% under ↓ 37% 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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +4.7/10.0
• Livability +3.8/5.0
• Condition / age +2.8/5.0
• Rent growth +1.8/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Discover this charming 2-bedroom manufactured home in the popular Friendly Village of Orangewood! You'll be welcomed with a spacious, screened-in patio perfect for entertaining and relaxation, as well as convenient carport parking. Inside, you'll find spacious living areas with wood-look floors, tons of natural light, and neutral paint. Whip up your signature dishes in the well-appointed kitchen, equipped with ample cabinetry, plenty of counter space, and stainless steel appliances. Get a good night's rest in the main retreat, offering a private bathroom for added comfort. Don't forget to visit this vibrant adult community's pool, spa, clubhouse, and other amenities for fun times! Don't miss out on this gem!

Key facts

• 3 parking spots
• Community pool
• Built 1973

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $47k. Condition is rated average.

Deal economics

• At list price, monthly cash flow is $977 ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $47k).
• Recommended offer: $44k (6.0% below list) — sets the bar for market timing.
• Cap rate 31.2% 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.
• Deer Valley Unified District (4246) (urban): math 50% / reading 55% proficiency, ranked #33 of 249 in AZ (top 13%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents soft (-2.8%/yr); 169 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $325 of loan paydown is wiped out by about $1k 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 $13k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 78 days — a 6% lower offer ($44k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 2y 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 $25k; list at $47k implies a 88% gain — meaningful room to come down on a strong offer.

Recommended offer $44,180 (6.0% below list)

Questions for the listing agent

1. It's been on market 78 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1973 — 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: 3.51% ✓
• Cap rate: 31.23%
• Cash-on-cash: 89.06%
• DSCR: 4.96
• GRM: 2.4

CMA / ARV

• ARV (median comp): $65,000
• List price: $47,000
• Delta: -27.69%
• Verdict: UNDERPRICED
• Comps: 11 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2650 W Union Hills Dr #114	0.01mi	2/2.0	1,440 (0%)	13mo	$29,000	$20	89
2650 W Union Hills Dr #131	0.01mi	2/2.0	1,488 (+3%)	8mo	$60,500	$41	87
2650 W Union Hills Dr #100	0.00mi	3/2.0 (+1)	1,440 (0%)	9mo	$99,000	$69	87
2650 W Union Hills Dr #138	0.00mi	2/2.0	1,536 (+7%)	5mo	$74,000	$48	84
2650 W Union Hills Dr #33	0.01mi	3/2.0 (+1)	1,440 (0%)	13mo	$55,000	$38	84
2650 W Union Hills Dr #8	0.08mi	2/2.0	1,536 (+7%)	2mo	$65,000	$42	83
2650 W Union Hills Dr #215	0.01mi	2/2.0	1,344 (-7%)	10mo	$37,500	$28	80
2650 W Union Hills Dr #43	0.01mi	3/2.0 (+1)	1,344 (-7%)	4mo	$50,000	$37	80
2650 W Union Hills Dr #258	0.01mi	3/2.0 (+1)	1,488 (+3%)	12mo	$80,000	$54	79
2650 W Union Hills Dr #133	0.05mi	2/2.0	1,248 (-13%)	4mo	$53,000	$42	72
2650 W Union Hills Dr #247	0.08mi	3/2.0 (+1)	1,250 (-13%)	2mo	$62,000	$50	68
2650 W Union Hills Dr #257	0.05mi	2/2.0	1,248 (-13%)	9mo	$79,000	$63	68

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: 86.3%
• Equity multiple: 4.78×
• Total profit: $49,786
• Equity at exit: $7,008

10-year hold

• IRR: 88.7%
• Equity multiple: 8.97×
• Total profit: $104,894
• Equity at exit: $4,064

Cash invested: $13,160 (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 85027

• Rents YoY: -2.8%
• Active inventory: 169
• Price-to-rent: 2.4×

Monthly cashflow live

• Estimated rent: $1,647 high
• Mortgage (P&I): −$246
• Tax est. 1.5%: −$59 /mo · $705/yr
• Insurance: −$20
• HOA: −$0
• Vacancy / Maint / Mgmt: −$346
• Net cashflow: $977

Break-even live

Break-even rent $411

Max offer price $47,000

Occupancy floor 36%

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: $11,750
• Closing costs: $1,410
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
18250 N 25th Ave Phoenix, AZ	1.0–3.0	1.0–2.0	992	$1,712	$1.73	2d	17	0.43mi
2929 W Yorkshire Dr Phoenix, AZ	1.0–3.0	1.0–2.0	915	$1,498	$1.64	18d	2	0.46mi
18422 N 30th Ln Phoenix, AZ	3.0	2.5	1604	$2,275	$1.42	24d	1	0.53mi
17840 N Black Canyon Hwy Phoenix, AZ	1.0–2.0	1.0–2.0	880	$1,655	$1.88	3d	19	0.57mi
18001 N 29th Dr Phoenix, AZ	3.0	2.5	1500	$1,800	$1.20	44d	1	0.59mi
3010 W Yorkshire Dr Phoenix, AZ	1.0–3.0	1.0–2.0	975	$1,444	$1.48	2d	80	0.59mi
2039 W Union Hills Dr Unit 39-117 Phoenix, AZ	2.0	1.0	1000	$1,000	$1.00	8d	1	0.73mi
2039 W Union Hills Dr Unit 15-204 Phoenix, AZ	2.0	1.0	1000	$1,245	$1.25	15d	1	0.73mi
2039 W Union Hills Dr Unit 15-001 Phoenix, AZ	2.0	2.0	1100	$1,345	$1.22	15d	1	0.73mi
2039 W Union Hills Dr Unit 39-143 Phoenix, AZ	2.0	2.0	1100	$1,345	$1.22	8d	1	0.73mi
2953 W Libby St Phoenix, AZ	3.0	2.0	1640	$2,095	$1.28	44d	1	0.74mi
2020 W Union Hills Dr #254 Phoenix, AZ	2.0	2.0	1049	$1,650	$1.57	44d	1	0.76mi
19940 N 23rd Ave Phoenix, AZ	4.0	1.0–2.0	812	$1,374	$1.69	2d	69	0.82mi
3144 W Charleston Ave Phoenix, AZ	3.0	2.0	1085	$1,845	$1.70	17d	1	0.83mi
2431 W Shady Glen Ave Phoenix, AZ	3.0	2.0	1586	$2,155	$1.36	8d	1	0.90mi
3411 W Morrow Dr #3 Phoenix, AZ	2.0	1.5	1056	$1,495	$1.42	44d	1	0.91mi
18811 N 19th Ave Phoenix, AZ	1.0–2.0	1.0–2.0	885	$1,525	$1.72	2d	2	1.06mi
3338 W Tonto Ln Phoenix, AZ	2.0	1.0	1206	$1,375	$1.14	8d	1	1.06mi
3250 W Helena Dr Phoenix, AZ	3.0	2.0	1850	$2,450	$1.32	24d	1	1.09mi
2018 W Meadow Dr Phoenix, AZ	3.0	2.0	1659	$2,005	$1.21	8d	1	1.12mi
1750 W Union Hills Dr #91 Phoenix, AZ	3.0	2.5	1680	$1,900	$1.13	5d	1	1.14mi
18435 N 36th Ave Glendale, AZ	3.0	2.0	1386	$2,400	$1.73	44d	1	1.14mi
20227 N 21st Dr Phoenix, AZ	2.0	2.5	1280	$1,500	$1.17	44d	1	1.14mi
20245 N 32nd Dr Phoenix, AZ	1.0–2.0	1.0–2.0	834	$1,530	$1.83	3d	14	1.16mi
2902 W Irma Ln Phoenix, AZ	3.0	2.0	1553	$2,295	$1.48	44d	1	1.18mi
20808 N 27th Ave Phoenix, AZ	1.0–3.0	1.0–2.0	962	$1,548	$1.61	2d	14	1.20mi
3202 W Bell Rd Phoenix, AZ	1.0–2.0	1.0–2.0	719	$1,299	$1.81	2d	34	1.24mi
2109 W Danbury Rd Phoenix, AZ	3.0	1.5	1175	$1,695	$1.44	44d	1	1.26mi
17609 N 19th Ave Unit 204 Phoenix, AZ	2.0	2.0	935	$1,199	$1.28	44d	1	1.27mi
17609 N 19th Ave Apt 107 Phoenix, AZ	2.0	2.0	935	$1,325	$1.42	3d	1	1.28mi
17216 N 33rd Ave Phoenix, AZ	1.0–2.0	1.0–2.0	741	$1,525	$2.06	3d	20	1.29mi
17609 N 19th Ave Unit 209 Phoenix, AZ	2.0	2.0	935	$1,099	$1.18	24d	1	1.29mi
17402 N 19th Ave Phoenix, AZ	3.0	2.5	1194	$1,450	$1.21	2d	2	1.30mi
3420 W Danbury Dr Phoenix, AZ	1.0–2.0	1.0–2.0	810	$1,485	$1.83	13d	2	1.36mi
3420 W Danbury Dr Phoenix, AZ	1.0–2.0	1.0–2.0	810	$1,485	$1.83	24d	2	1.36mi
1708 W Behrend Dr Phoenix, AZ	3.0	1.5	1320	$1,761	$1.33	8d	1	1.36mi
20601 N 33rd Ave Phoenix, AZ	3.0	2.0	1085	$2,100	$1.94	24d	1	1.36mi
3434 W Danbury Dr Unit A114 Phoenix, AZ	2.0	2.0	896	$1,485	$1.66	24d	1	1.37mi
1547 W Kerry Ln Phoenix, AZ	3.0	2.0	1314	$2,195	$1.67	44d	1	1.37mi
17211 N 35th Ave Phoenix, AZ	1.0–2.0	1.0–2.0	827	$1,500	$1.81	18d	2	1.37mi

Listing history 45 events

1. 2026-06-18
   days on market $47,000 Active 78 DOM
2. 2026-06-17
   days on market $47,000 Active 77 DOM
3. 2026-06-16
   days on market $47,000 Active 76 DOM
4. 2026-06-15
   days on market $47,000 Active 75 DOM
5. 2026-06-13
   days on market $47,000 Active 73 DOM
6. 2026-06-13
   days on market $47,000 Active 72 DOM
7. 2026-06-09
   days on market $47,000 Active 69 DOM
8. 2026-06-08
   days on market $47,000 Active 68 DOM
9. 2026-06-07
   days on market $47,000 Active 67 DOM
10. 2026-06-04
    days on market $47,000 Active 64 DOM
11. 2026-06-03
    days on market $47,000 Active 63 DOM
12. 2026-06-02
    days on market $47,000 Active 62 DOM
13. 2026-06-01
    days on market $47,000 Active 61 DOM
14. 2026-05-31
    days on market $47,000 Active 60 DOM
15. 2026-05-14
    price $47,000 717-char remark

    Show marketing remark (717 chars)

    Discover this charming 2-bedroom manufactured home in the popular Friendly Village of Orangewood! You'll be welcomed with a spacious, screened-in patio perfect for entertaining and relaxation, as well as convenient carport parking. Inside, you'll find spacious living areas with wood-look floors, tons of natural light, and neutral paint. Whip up your signature dishes in the well-appointed kitchen, equipped with ample cabinetry, plenty of counter space, and stainless steel appliances. Get a good night's rest in the main retreat, offering a private bathroom for added comfort. Don't forget to visit this vibrant adult community's pool, spa, clubhouse, and other amenities for fun times! Don't miss out on this gem!

16. 2026-03-26
    listed $49,000 Active 717-char remark

    Show marketing remark (717 chars)

    Discover this charming 2-bedroom manufactured home in the popular Friendly Village of Orangewood! You'll be welcomed with a spacious, screened-in patio perfect for entertaining and relaxation, as well as convenient carport parking. Inside, you'll find spacious living areas with wood-look floors, tons of natural light, and neutral paint. Whip up your signature dishes in the well-appointed kitchen, equipped with ample cabinetry, plenty of counter space, and stainless steel appliances. Get a good night's rest in the main retreat, offering a private bathroom for added comfort. Don't forget to visit this vibrant adult community's pool, spa, clubhouse, and other amenities for fun times! Don't miss out on this gem!

17. 2025-03-18
    soldstatus $25,000 Closed 798-char remark

    Show marketing remark (798 chars)

    This is a must see charming 2-bed, 2-bath mobile home in the 55+ gated community of Friendly Village of Orangewood. You'll find a lovely living room with attractive wood-look flooring, an eat-in kitchen, paneled cabinets, and built-in appliances. Relax after a long day in the well-sized main bedroom, which includes a private bathroom for added comfort. Grab your favorite drink and enjoy some outdoor relaxation on the screened in porch. There is also a very large, secured storage room outside. New flooring, ceiling fans, outlets, and paint throughout. In unit washer/dryer. Lots of amenities included in this community (club house, pool/spa, golf). This is for the Manufactured Home only, land does not convey. There is a monthly land lease, buyer must qualify for residency before closing.

18. 2025-03-17
    status Pending 798-char remark

    Show marketing remark (798 chars)

    This is a must see charming 2-bed, 2-bath mobile home in the 55+ gated community of Friendly Village of Orangewood. You'll find a lovely living room with attractive wood-look flooring, an eat-in kitchen, paneled cabinets, and built-in appliances. Relax after a long day in the well-sized main bedroom, which includes a private bathroom for added comfort. Grab your favorite drink and enjoy some outdoor relaxation on the screened in porch. There is also a very large, secured storage room outside. New flooring, ceiling fans, outlets, and paint throughout. In unit washer/dryer. Lots of amenities included in this community (club house, pool/spa, golf). This is for the Manufactured Home only, land does not convey. There is a monthly land lease, buyer must qualify for residency before closing.

19. 2025-02-24
    historical $1,400
20. 2025-02-13
    historical Under Contract Accepting Backups 798-char remark

    Show marketing remark (798 chars)

    This is a must see charming 2-bed, 2-bath mobile home in the 55+ gated community of Friendly Village of Orangewood. You'll find a lovely living room with attractive wood-look flooring, an eat-in kitchen, paneled cabinets, and built-in appliances. Relax after a long day in the well-sized main bedroom, which includes a private bathroom for added comfort. Grab your favorite drink and enjoy some outdoor relaxation on the screened in porch. There is also a very large, secured storage room outside. New flooring, ceiling fans, outlets, and paint throughout. In unit washer/dryer. Lots of amenities included in this community (club house, pool/spa, golf). This is for the Manufactured Home only, land does not convey. There is a monthly land lease, buyer must qualify for residency before closing.

21. 2025-02-02
    price $25,000 798-char remark

    Show marketing remark (798 chars)

    This is a must see charming 2-bed, 2-bath mobile home in the 55+ gated community of Friendly Village of Orangewood. You'll find a lovely living room with attractive wood-look flooring, an eat-in kitchen, paneled cabinets, and built-in appliances. Relax after a long day in the well-sized main bedroom, which includes a private bathroom for added comfort. Grab your favorite drink and enjoy some outdoor relaxation on the screened in porch. There is also a very large, secured storage room outside. New flooring, ceiling fans, outlets, and paint throughout. In unit washer/dryer. Lots of amenities included in this community (club house, pool/spa, golf). This is for the Manufactured Home only, land does not convey. There is a monthly land lease, buyer must qualify for residency before closing.

22. 2025-01-08
    price $1,400
23. 2025-01-08
    historical $1,400
24. 2025-01-08
    listed $1,400
25. 2025-01-05
    status Active 798-char remark

    Show marketing remark (798 chars)

    This is a must see charming 2-bed, 2-bath mobile home in the 55+ gated community of Friendly Village of Orangewood. You'll find a lovely living room with attractive wood-look flooring, an eat-in kitchen, paneled cabinets, and built-in appliances. Relax after a long day in the well-sized main bedroom, which includes a private bathroom for added comfort. Grab your favorite drink and enjoy some outdoor relaxation on the screened in porch. There is also a very large, secured storage room outside. New flooring, ceiling fans, outlets, and paint throughout. In unit washer/dryer. Lots of amenities included in this community (club house, pool/spa, golf). This is for the Manufactured Home only, land does not convey. There is a monthly land lease, buyer must qualify for residency before closing.

26. 2024-12-11
    status Pending 798-char remark

    Show marketing remark (798 chars)

    This is a must see charming 2-bed, 2-bath mobile home in the 55+ gated community of Friendly Village of Orangewood. You'll find a lovely living room with attractive wood-look flooring, an eat-in kitchen, paneled cabinets, and built-in appliances. Relax after a long day in the well-sized main bedroom, which includes a private bathroom for added comfort. Grab your favorite drink and enjoy some outdoor relaxation on the screened in porch. There is also a very large, secured storage room outside. New flooring, ceiling fans, outlets, and paint throughout. In unit washer/dryer. Lots of amenities included in this community (club house, pool/spa, golf). This is for the Manufactured Home only, land does not convey. There is a monthly land lease, buyer must qualify for residency before closing.

27. 2024-11-21
    price $39,999 798-char remark

    Show marketing remark (798 chars)

    This is a must see charming 2-bed, 2-bath mobile home in the 55+ gated community of Friendly Village of Orangewood. You'll find a lovely living room with attractive wood-look flooring, an eat-in kitchen, paneled cabinets, and built-in appliances. Relax after a long day in the well-sized main bedroom, which includes a private bathroom for added comfort. Grab your favorite drink and enjoy some outdoor relaxation on the screened in porch. There is also a very large, secured storage room outside. New flooring, ceiling fans, outlets, and paint throughout. In unit washer/dryer. Lots of amenities included in this community (club house, pool/spa, golf). This is for the Manufactured Home only, land does not convey. There is a monthly land lease, buyer must qualify for residency before closing.

28. 2024-11-12
    price $1,595
29. 2024-10-17
    historical $1,699
30. 2024-10-16
    price $1,699
31. 2024-10-16
    listed $1,750
32. 2024-10-13
    price $49,900 798-char remark

    Show marketing remark (798 chars)

    This is a must see charming 2-bed, 2-bath mobile home in the 55+ gated community of Friendly Village of Orangewood. You'll find a lovely living room with attractive wood-look flooring, an eat-in kitchen, paneled cabinets, and built-in appliances. Relax after a long day in the well-sized main bedroom, which includes a private bathroom for added comfort. Grab your favorite drink and enjoy some outdoor relaxation on the screened in porch. There is also a very large, secured storage room outside. New flooring, ceiling fans, outlets, and paint throughout. In unit washer/dryer. Lots of amenities included in this community (club house, pool/spa, golf). This is for the Manufactured Home only, land does not convey. There is a monthly land lease, buyer must qualify for residency before closing.

33. 2024-09-10
    listed $1,750
34. 2024-09-10
    historical $1,750
35. 2024-09-10
    listed $1,750
36. 2024-08-22
    status Active 798-char remark

    Show marketing remark (798 chars)

    This is a must see charming 2-bed, 2-bath mobile home in the 55+ gated community of Friendly Village of Orangewood. You'll find a lovely living room with attractive wood-look flooring, an eat-in kitchen, paneled cabinets, and built-in appliances. Relax after a long day in the well-sized main bedroom, which includes a private bathroom for added comfort. Grab your favorite drink and enjoy some outdoor relaxation on the screened in porch. There is also a very large, secured storage room outside. New flooring, ceiling fans, outlets, and paint throughout. In unit washer/dryer. Lots of amenities included in this community (club house, pool/spa, golf). This is for the Manufactured Home only, land does not convey. There is a monthly land lease, buyer must qualify for residency before closing.

37. 2024-08-08
    status Pending 798-char remark

    Show marketing remark (798 chars)

    This is a must see charming 2-bed, 2-bath mobile home in the 55+ gated community of Friendly Village of Orangewood. You'll find a lovely living room with attractive wood-look flooring, an eat-in kitchen, paneled cabinets, and built-in appliances. Relax after a long day in the well-sized main bedroom, which includes a private bathroom for added comfort. Grab your favorite drink and enjoy some outdoor relaxation on the screened in porch. There is also a very large, secured storage room outside. New flooring, ceiling fans, outlets, and paint throughout. In unit washer/dryer. Lots of amenities included in this community (club house, pool/spa, golf). This is for the Manufactured Home only, land does not convey. There is a monthly land lease, buyer must qualify for residency before closing.

38. 2024-08-08
    historical Under Contract Accepting Backups 798-char remark

    Show marketing remark (798 chars)

    This is a must see charming 2-bed, 2-bath mobile home in the 55+ gated community of Friendly Village of Orangewood. You'll find a lovely living room with attractive wood-look flooring, an eat-in kitchen, paneled cabinets, and built-in appliances. Relax after a long day in the well-sized main bedroom, which includes a private bathroom for added comfort. Grab your favorite drink and enjoy some outdoor relaxation on the screened in porch. There is also a very large, secured storage room outside. New flooring, ceiling fans, outlets, and paint throughout. In unit washer/dryer. Lots of amenities included in this community (club house, pool/spa, golf). This is for the Manufactured Home only, land does not convey. There is a monthly land lease, buyer must qualify for residency before closing.

39. 2024-07-29
    price $55,500 798-char remark

    Show marketing remark (798 chars)

    This is a must see charming 2-bed, 2-bath mobile home in the 55+ gated community of Friendly Village of Orangewood. You'll find a lovely living room with attractive wood-look flooring, an eat-in kitchen, paneled cabinets, and built-in appliances. Relax after a long day in the well-sized main bedroom, which includes a private bathroom for added comfort. Grab your favorite drink and enjoy some outdoor relaxation on the screened in porch. There is also a very large, secured storage room outside. New flooring, ceiling fans, outlets, and paint throughout. In unit washer/dryer. Lots of amenities included in this community (club house, pool/spa, golf). This is for the Manufactured Home only, land does not convey. There is a monthly land lease, buyer must qualify for residency before closing.

40. 2024-06-13
    price $55,900 798-char remark

    Show marketing remark (798 chars)

    This is a must see charming 2-bed, 2-bath mobile home in the 55+ gated community of Friendly Village of Orangewood. You'll find a lovely living room with attractive wood-look flooring, an eat-in kitchen, paneled cabinets, and built-in appliances. Relax after a long day in the well-sized main bedroom, which includes a private bathroom for added comfort. Grab your favorite drink and enjoy some outdoor relaxation on the screened in porch. There is also a very large, secured storage room outside. New flooring, ceiling fans, outlets, and paint throughout. In unit washer/dryer. Lots of amenities included in this community (club house, pool/spa, golf). This is for the Manufactured Home only, land does not convey. There is a monthly land lease, buyer must qualify for residency before closing.

41. 2024-05-01
    price $59,900 798-char remark

    Show marketing remark (798 chars)

    This is a must see charming 2-bed, 2-bath mobile home in the 55+ gated community of Friendly Village of Orangewood. You'll find a lovely living room with attractive wood-look flooring, an eat-in kitchen, paneled cabinets, and built-in appliances. Relax after a long day in the well-sized main bedroom, which includes a private bathroom for added comfort. Grab your favorite drink and enjoy some outdoor relaxation on the screened in porch. There is also a very large, secured storage room outside. New flooring, ceiling fans, outlets, and paint throughout. In unit washer/dryer. Lots of amenities included in this community (club house, pool/spa, golf). This is for the Manufactured Home only, land does not convey. There is a monthly land lease, buyer must qualify for residency before closing.

42. 2024-04-01
    price $62,500 798-char remark

    Show marketing remark (798 chars)

    This is a must see charming 2-bed, 2-bath mobile home in the 55+ gated community of Friendly Village of Orangewood. You'll find a lovely living room with attractive wood-look flooring, an eat-in kitchen, paneled cabinets, and built-in appliances. Relax after a long day in the well-sized main bedroom, which includes a private bathroom for added comfort. Grab your favorite drink and enjoy some outdoor relaxation on the screened in porch. There is also a very large, secured storage room outside. New flooring, ceiling fans, outlets, and paint throughout. In unit washer/dryer. Lots of amenities included in this community (club house, pool/spa, golf). This is for the Manufactured Home only, land does not convey. There is a monthly land lease, buyer must qualify for residency before closing.

43. 2024-02-24
    price $67,250 798-char remark

    Show marketing remark (798 chars)

    This is a must see charming 2-bed, 2-bath mobile home in the 55+ gated community of Friendly Village of Orangewood. You'll find a lovely living room with attractive wood-look flooring, an eat-in kitchen, paneled cabinets, and built-in appliances. Relax after a long day in the well-sized main bedroom, which includes a private bathroom for added comfort. Grab your favorite drink and enjoy some outdoor relaxation on the screened in porch. There is also a very large, secured storage room outside. New flooring, ceiling fans, outlets, and paint throughout. In unit washer/dryer. Lots of amenities included in this community (club house, pool/spa, golf). This is for the Manufactured Home only, land does not convey. There is a monthly land lease, buyer must qualify for residency before closing.

44. 2024-02-05
    price $67,500 798-char remark

    Show marketing remark (798 chars)

    This is a must see charming 2-bed, 2-bath mobile home in the 55+ gated community of Friendly Village of Orangewood. You'll find a lovely living room with attractive wood-look flooring, an eat-in kitchen, paneled cabinets, and built-in appliances. Relax after a long day in the well-sized main bedroom, which includes a private bathroom for added comfort. Grab your favorite drink and enjoy some outdoor relaxation on the screened in porch. There is also a very large, secured storage room outside. New flooring, ceiling fans, outlets, and paint throughout. In unit washer/dryer. Lots of amenities included in this community (club house, pool/spa, golf). This is for the Manufactured Home only, land does not convey. There is a monthly land lease, buyer must qualify for residency before closing.

45. 2024-01-09
    listed $75,000 Active 798-char remark

    Show marketing remark (798 chars)

    This is a must see charming 2-bed, 2-bath mobile home in the 55+ gated community of Friendly Village of Orangewood. You'll find a lovely living room with attractive wood-look flooring, an eat-in kitchen, paneled cabinets, and built-in appliances. Relax after a long day in the well-sized main bedroom, which includes a private bathroom for added comfort. Grab your favorite drink and enjoy some outdoor relaxation on the screened in porch. There is also a very large, secured storage room outside. New flooring, ceiling fans, outlets, and paint throughout. In unit washer/dryer. Lots of amenities included in this community (club house, pool/spa, golf). This is for the Manufactured Home only, land does not convey. There is a monthly land lease, buyer must qualify for residency before closing.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $19,769
• − Mortgage interest: −$2,633
• − Property taxes: −$705
• − Insurance: −$235
• − Repairs & maintenance: −$1,582
• − Management: −$1,582
• − Depreciation: −$1,367
• Taxable income: $11,666
• Est. tax owed @ 24.0%: −$2,800
• After-tax cash flow: $8,920/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

Average 55/100 Cosmetic rehab

This charming 2-bedroom manufactured home in the Friendly Village of Orangewood requires some cosmetic updates, such as fresh paint and new kitchen cabinets, to enhance its resale and rental value.

Repairs flagged

• Minor kitchen cabinets — Appears dated and could be refreshed
• Minor bathroom paint — Needs fresh paint

Value-add opportunities

• Both Paint interior walls — Fresh paint enhances curb appeal and interior aesthetics
• Both Replace kitchen cabinets — Modernizing the kitchen can significantly increase both resale and rental value

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · Appears dated and could be refreshed	Minor	$500–3,000
bathroom paint · Needs fresh paint	Minor	$500–3,000
Total estimated repair cost · 2 items		$1,000–6,000

Value-add ROI direction

• Both Paint interior walls — Fresh paint enhances curb appeal and interior aesthetics ↑
• Both Replace kitchen cabinets — Modernizing the kitchen can significantly increase 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: Deer Valley Unified District (4246)
• NCES district ID: 0407750
• Math proficiency: 50% ▼ -9.00%
• Reading proficiency: 55% ▼ -6.00%
• Median HH income: $72,516
• Composite: 47.0/100
• National rank: #2346
• State rank: #33 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): 39,487
• Household income: $76,605
• Rent vs Own: 43.5% rent · 56.5% own
• Severe rent burden: 1533.0

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 0.58)
• Race & ethnicity: White 61% Hispanic / Latino 22% Two or more races 13% Asian 7% Black 2% Native American 2%
• Hispanic origin (detail): Mexican 18% Puerto Rican 1%
• Common ancestry: Lithuanian 2% Romanian 2% Italian 2%
• Foreign-born: 16% · Canada, China
• Languages at home: 77% English-only · Spanish 10% Other Indo-European 4% Other Asian/Pacific 3%

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: ▼ -248.58%
• Current HPI: 356.8851
• Rent YoY: ▼ -2.75%
• 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

-37.3% since first listed

31 events — show timeline

• 2026-05-14 Price Changed $47,000 ARMLS
• 2026-03-26 Listed $49,000 ARMLS
• 2025-03-18 Sold (MLS) $25,000 ARMLS
• 2025-03-17 Pending — ARMLS
• 2025-02-24 Rental Removed $1,400 APPFOLIO
• 2025-02-13 Contingent — ARMLS
• 2025-02-02 Price Changed $25,000 ARMLS
• 2025-01-08 Price Changed $1,400 APPFOLIO
• 2025-01-08 Rental Removed $1,400 ARMLS
• 2025-01-08 Listed for Rent $1,400 ARMLS
• 2025-01-05 Relisted — ARMLS
• 2024-12-11 Pending — ARMLS
• 2024-11-21 Price Changed $39,999 ARMLS
• 2024-11-12 Price Changed $1,595 APPFOLIO
• 2024-10-17 Rental Removed $1,699 ARMLS
• 2024-10-16 Price Changed $1,699 APPFOLIO
• 2024-10-16 Listed for Rent $1,750 ARMLS
• 2024-10-13 Price Changed $49,900 ARMLS
• 2024-09-10 Listed for Rent $1,750 APPFOLIO
• 2024-09-10 Rental Removed $1,750 ARMLS
• 2024-09-10 Listed for Rent $1,750 ARMLS
• 2024-08-22 Relisted — ARMLS
• 2024-08-08 Pending — ARMLS
• 2024-08-08 Contingent — ARMLS
• 2024-07-29 Price Changed $55,500 ARMLS
• 2024-06-13 Price Changed $55,900 ARMLS
• 2024-05-01 Price Changed $59,900 ARMLS
• 2024-04-01 Price Changed $62,500 ARMLS
• 2024-02-24 Price Changed $67,250 ARMLS
• 2024-02-05 Price Changed $67,500 ARMLS
• 2024-01-09 Listed $75,000 ARMLS