5950 W Missouri Ave #146 · Glendale, AZ 85301

$89,800

3 bd · 2.0 ba · 1,248 sqft · Manufactured · 98 Days on market

Built 1971 Est $110k · 18% under ↓ 10% 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
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0
• Rent growth +1.8/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this Beautiful 3-Bedroom, 2-Bath Manufactured Home Nestled in the Serene Villa Vaquero Community on the West Side of Glendale. Boasting Approximately 1,248 sq ft of Well-Appointed Living Space. This Home Offers an Inviting Floorplan and sits on a Spacious Leased Lot Community within a the 28-Acre Park. The Home Features: Great Room Floorplan, Spacious Bedrooms, Tile Throughout, Stainless Steel Appliances with Ample Cabinet Space and Inside Laundry Room. Parking includes a Covered Carport with Room for Two Vehicles, Plus Additional Open Parking. The Backyard has a Nice Covered Patio and Plenty of Space to Entertain. Do Not Miss Out!!

Key facts

• 2 parking spots
• Community pool
• Built 1971

Property features AI

Finance

• HOA & community: No association fees; Land lease of $760 per month

Exterior

• Parking: 2 covered parking spaces; 2 carport spaces
• Utilities: City water; Public sewer
• Home design: Manufactured/mobile home; Leasehold ownership
• Construction: Wood frame construction; Painted exterior; Composition roof
• Exterior features: Gravel/stone front yard; Gravel/stone backyard; Wood fencing; Community pool

Interior

• Kitchen: Eat-in kitchen with pantry; Disposal
• Bedrooms: Up to 3 bedrooms
• Flooring: Tile floors
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating; Central air; Ceiling fans
• Interior features: High-speed internet; Double vanity in bathroom; Eat-in kitchen; Pantry; Full bath in primary bedroom; Gas fireplace; Disposal
• Laundry & utility: Interior laundry with washer/dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $90k.

Deal economics

• At list price, monthly cash flow is $505 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Recommended offer: $82k (9.0% below list) — sets the bar for market timing.
• Cap rate 13.0% 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: Independence High School (math 22% / reading 36%, grade F, #130 of 381 statewide, top 34%, 2,040 students, 67% FRL).
• 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 2d 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 32% 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 $621 of loan paydown is wiped out by about $3k 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 $25k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 98 days — a 9% lower offer ($82k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $10k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $81,718 (9.0% below list)

Questions for the listing agent

1. It's been on market 98 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1971 — 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: 1.59% ✓
• Cap rate: 13.05%
• Cash-on-cash: 24.11%
• DSCR: 2.07
• GRM: 5.3

CMA / ARV

• ARV (on-the-fly): $109,824
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5747 W Missouri Ave #171	0.31mi	2/2.0 (-1)	1,150 (-8%)	15mo	$99,700	$87	55
5747 W Missouri Ave #191	0.31mi	4/2.0 (+1)	1,364 (+9%)	13mo	$120,000	$88	54
5747 W Missouri Ave #157	0.31mi	4/2.0 (+1)	1,405 (+13%)	13mo	$134,350	$96	49

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: 13.9%
• Equity multiple: 1.54×
• Total profit: $13,475
• Equity at exit: $13,389

10-year hold

• IRR: 20.3%
• Equity multiple: 2.48×
• Total profit: $37,119
• Equity at exit: $7,764

Cash invested: $25,144 (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: 5.3×

Monthly cashflow live

• Estimated rent: $1,425 high
• Mortgage (P&I): −$471
• Tax est. 1.5%: −$112 /mo · $1,347/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$299
• Net cashflow: $505

Break-even live

Break-even rent $786

Max offer price $89,800

Occupancy floor 60%

Sensitivity live

Price	-10% $567	-5% $536	+0% $505	+5% $474	+10% $443
Rent	-10% $393	-5% $449	+0% $505	+5% $562	+10% $618
Rate	-1.0pp $551	-0.5pp $528	base $505	+0.5pp $482	+1.0pp $458

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: $22,450
• Closing costs: $2,694
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6024 W Oregon Ave Unit C Glendale, AZ	2.0	1.5	950	$1,249	$1.31	2d	1	0.18mi
6012 W Oregon Ave Glendale, AZ	2.0–3.0	1.5	975	$1,299	$1.33	2d	2	0.18mi
5740 N 59th Ave Unit 2 Glendale, AZ	2.0	2.0	926	$1,320	$1.43	2d	1	0.20mi
5750 N 59th Ave Unit 2 Glendale, AZ	2.0	2.0	900	$1,242	$1.38	2d	1	0.27mi
5819 N 59th Dr Glendale, AZ	3.0	3.0	1500	$2,100	$1.40	3d	1	0.35mi
6033 W Bethany Home Rd Glendale, AZ	1.0–2.0	1.0	700	$1,208	$1.73	6d	1	0.37mi
5755 N 59th Ave Glendale, AZ	2.0	2.0	878	$1,393	$1.59	2d	1	0.41mi
5755 N 59th Ave Glendale, AZ	2.0	2.0	878	$1,593	$1.81	24d	1	0.41mi
6077 N 60th Ave Glendale, AZ	2.0–3.0	2.0	940	$1,798	$1.91	25d	2	0.50mi
5045 N 58th Ave Glendale, AZ	1.0–2.0	1.0–2.0	821	$1,399	$1.70	2d	1	0.57mi
5601 W Missouri Ave Glendale, AZ	3.0	2.0	1012	$1,500	$1.48	2d	1	0.57mi
5631 W Colter St Glendale, AZ	1.0–3.0	1.0–2.0	885	$1,599	$1.81	2d	5	0.61mi
5947 W Rose Ln Unit 5947-21 Glendale, AZ	2.0	1.0	900	$1,170	$1.30	2d	1	0.68mi
5947 W Rose Ln Unit 5947-17 Glendale, AZ	2.0	1.0	750	$1,275	$1.70	17d	1	0.68mi
6141 N 59th Ave Glendale, AZ	1.0–2.0	1.0–2.0	796	$1,300	$1.63	2d	1	0.68mi
5039 N 57th Ave Glendale, AZ	1.0–2.0	1.0–2.0	800	$2,403	$3.00	2d	15	0.68mi
5926 W Rose Ln Unit A Glendale, AZ	2.0	1.0	750	$1,435	$1.91	2d	1	0.71mi
5190 N 55th Ave Glendale, AZ	1.0–2.0	1.0–2.0	708	$1,560	$2.20	2d	15	0.72mi
6565 W Bethany Home Rd Glendale, AZ	2.0	1.0	650	$1,231	$1.89	2d	14	0.73mi
6231 N 59th Ave Unit 51 Glendale, AZ	2.0	2.0	1152	$1,200	$1.04	2d	1	0.77mi
6240 N 63rd Ave Glendale, AZ	1.0–2.0	1.0–2.0	758	$1,263	$1.67	2d	10	0.84mi
6541 W Keim Dr Glendale, AZ	2.0	1.0	896	$1,499	$1.67	11d	1	0.87mi
6301 N 64th Dr Glendale, AZ	1.0–3.0	1.0–2.0	796	$1,499	$1.88	2d	3	0.87mi
6301 N 64th Dr Glendale, AZ	2.0	1.0	853	$915	$1.07	22d	1	0.87mi
6320 N 63rd Ave Glendale, AZ	2.0	1.0	750	$1,249	$1.67	2d	1	0.90mi
5830 N 67th Ave Glendale, AZ	1.0–2.0	1.0–2.0	802	$1,299	$1.62	2d	1	0.94mi
6755 W Montebello Ave Glendale, AZ	3.0	2.0	1476	$1,795	$1.22	17d	1	0.98mi
6318 N 65th Dr Glendale, AZ	2.0	1.0	672	$1,245	$1.85	2d	4	1.02mi
6231 N 67th Ave Glendale, AZ	1.0–2.0	1.0–2.0	802	$1,248	$1.56	2d	4	1.03mi
6112 N 67th Ave Glendale, AZ	1.0–2.0	1.0	755	$1,100	$1.46	2d	22	1.04mi
5736 N 68th Dr Glendale, AZ	2.0	1.0	1020	$1,399	$1.37	2d	1	1.06mi
4545 N 67th Ave Phoenix, AZ	3.0	2.0	1339	$2,300	$1.72	11d	2	1.17mi
6603 N 65th Ave Glendale, AZ	1.0–4.0	1.0–2.0	1150	$1,635	$1.42	2d	30	1.19mi
6541 N 67th Ave #125 Glendale, AZ	2.0	2.0	1020	$1,195	$1.17	2d	1	1.21mi
6541 N 67th Ave Glendale, AZ	2.0	2.0	1020	$1,195	$1.17	22d	1	1.21mi
6527 N 67th Ave Glendale, AZ	2.0	2.0	1020	$1,195	$1.17	2d	2	1.26mi
6575 W Ocotillo Rd Glendale, AZ	2.0	1.0	916	$1,100	$1.20	2d	1	1.26mi
6444 N 67th Ave Glendale, AZ	1.0–2.0	1.0–2.0	732	$1,348	$1.84	2d	47	1.27mi
6548 N 67th Ave Glendale, AZ	1.0–3.0	1.0–2.0	965	$1,683	$1.74	2d	83	1.30mi
4337 N 53rd Ln Phoenix, AZ	2.0	2.0	936	$1,450	$1.55	16d	1	1.41mi

Listing history 6 events

1. 2026-04-30
   price $89,800
2. 2026-03-03
   price $89,900
3. 2026-02-17
   listed $99,900 Active
4. 2025-08-24
   historical
5. 2025-08-21
   price $99,900
6. 2025-06-27
   listed $100,000 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: $17,102
• − Mortgage interest: −$5,030
• − Property taxes: −$1,347
• − Insurance: −$449
• − Repairs & maintenance: −$1,368
• − Management: −$1,368
• − Depreciation: −$2,612
• Taxable income: $4,927
• Est. tax owed @ 24.0%: −$1,182
• After-tax cash flow: $4,881/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

-10.2% since first listed

6 events — show timeline

• 2026-04-30 Price Changed $89,800 ARMLS
• 2026-03-03 Price Changed $89,900 ARMLS
• 2026-02-17 Listed $99,900 ARMLS
• 2025-08-24 Listing Removed — ARMLS
• 2025-08-21 Price Changed $99,900 ARMLS
• 2025-06-27 Listed $100,000 ARMLS