19431 N 26th St · Phoenix, AZ 85050

$194,900

3 bd · 1.0 ba · 720 sqft · Land public records · 97 Days on market

Built 1973 8,031 sqft lot $271/sqft · 361% above area

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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 +26.2/30.0
• DSCR +8.8/10.0
• ARV discount +7.5/15.0
• 1% rule +7.0/10.0
• Schools +3.8/10.0
• Livability +3.8/5.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Owned land with no HOA! Affordable, updated manufactured home with RV parking, conveniently located near PVCC, Loop 101 and SR-51. Home features fresh interior and exterior paint, new flooring, updated lighting, fixtures, wall accents, and stainless steel appliances. Property includes a covered carport and rear RV pad with additional parking on a large lot. Great opportunity for a homeowner or investor.

Key facts

• Rv parking
• Owned lot
• Fresh interior paint

Tags

• OWNED LOT
• NO HOA
• RV PARKING
• UPDATED MANUFACTURED HOME
• FRESH INTERIOR PAINT
• FRESH EXTERIOR PAINT

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath land listed at $195k.

Deal economics

• At list price, monthly cash flow is $495 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $195k).
• Recommended offer: $177k (9.0% below list) — sets the bar for market timing.
• Cap rate 9.3% 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.
• Paradise Valley Unified District (4241) (urban): math 39% / reading 46% proficiency, ranked #56 of 249 in AZ (top 22%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising (+2.0%/yr); 218 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals leasing fast (median 2d on market — plan ~1-2 weeks tenant-placement turnaround); high-income renter base; 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 $1k of loan paydown is wiped out by about $6k 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.

Negotiation context

• It's been on market 97 days — a 9% lower offer ($177k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 17y ago; this cycle's ask has dropped $54k (22%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $105k; list at $195k implies a 86% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $177,359 (9.0% below list)

Questions for the listing agent

1. It's been on market 97 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 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: 1.20% ✓
• Cap rate: 9.34%
• Cash-on-cash: 10.89%
• DSCR: 1.48
• GRM: 7.0

CMA / ARV

• ARV (median comp): $48,150
• List price: $194,900
• Delta: 304.77%
• Verdict: OVERPRICED
• Comps: 11 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 1.98% rent growth · sell at horizon

5-year hold

• IRR: -1.2%
• Equity multiple: 0.96×
• Total profit: $-2,377
• Equity at exit: $29,060

10-year hold

• IRR: 7.4%
• Equity multiple: 1.53×
• Total profit: $29,161
• Equity at exit: $16,851

Cash invested: $54,572 (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 85050

• Home prices YoY: -21.9%
• Rents YoY: 2.0%
• Active inventory: 218
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $2,332 high
• Mortgage (P&I): −$1,022
• Tax est. 1.5%: −$244 /mo · $2,924/yr
• Insurance: −$81
• HOA: −$0
• Vacancy / Maint / Mgmt: −$490
• Net cashflow: $495

Break-even live

Break-even rent $1,705

Max offer price $194,900

Occupancy floor 74%

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: $48,725
• Closing costs: $5,847
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
19635 N Cave Creek Rd Phoenix, AZ	3.0	1.0–2.0	999	$1,933	$1.93	1d	22	0.21mi
2500 E Marco Polo Rd Phoenix, AZ	2.0	1.0–2.0	918	$2,390	$2.60	2d	16	0.30mi
20050 N Cave Creek Rd Phoenix, AZ	1.0–2.0	1.0–2.0	909	$1,770	$1.95	1d	10	0.44mi
18660 N Cave Creek Rd Phoenix, AZ	1.0–3.0	1.0–2.0	961	$1,955	$2.03	1d	11	0.63mi
2220 E Beardsley Rd Phoenix, AZ	4.0	1.0–2.0	855	$1,964	$2.30	2d	62	0.64mi
18416 N Cave Creek Rd Phoenix, AZ	2.0	1.0–2.0	786	$3,000	$3.81	3d	9	0.79mi
18202 N Cave Creek Rd Phoenix, AZ	1.0–3.0	1.0–2.0	722	$1,500	$2.08	3d	7	0.92mi
2077 E Charleston Ave Phoenix, AZ	2.0	1.0	720	$1,295	$1.80	24d	1	1.19mi
17602 N Cave Creek Rd Phoenix, AZ	2.0	1.0–2.0	650	$1,625	$2.50	2d	13	1.27mi

Listing history 30 events

1. 2026-06-18
   days on market $194,900 Active 97 DOM
2. 2026-06-17
   days on market $194,900 Active 96 DOM
3. 2026-06-16
   days on market $194,900 Active 95 DOM
4. 2026-06-15
   days on market $194,900 Active 94 DOM
5. 2026-06-13
   days on market $194,900 Active 92 DOM
6. 2026-06-13
   pricedays on market $194,900 Active 91 DOM
7. 2026-06-09
   days on market $199,900 Active 88 DOM
8. 2026-06-08
   days on market $199,900 Active 87 DOM
9. 2026-06-07
   days on market $199,900 Active 86 DOM
10. 2026-06-04
    days on market $199,900 Active 83 DOM
11. 2026-06-03
    days on market $199,900 Active 82 DOM
12. 2026-06-02
    days on market $199,900 Active 81 DOM
13. 2026-06-01
    days on market $199,900 Active 80 DOM
14. 2026-05-31
    days on market $199,900 Active 79 DOM
15. 2026-05-01
    price $209,000 406-char remark

    Show marketing remark (406 chars)

    Owned land with no HOA! Affordable, updated manufactured home with RV parking, conveniently located near PVCC, Loop 101 and SR-51. Home features fresh interior and exterior paint, new flooring, updated lighting, fixtures, wall accents, and stainless steel appliances. Property includes a covered carport and rear RV pad with additional parking on a large lot. Great opportunity for a homeowner or investor.

16. 2026-04-24
    price $219,000 406-char remark

    Show marketing remark (406 chars)

    Owned land with no HOA! Affordable, updated manufactured home with RV parking, conveniently located near PVCC, Loop 101 and SR-51. Home features fresh interior and exterior paint, new flooring, updated lighting, fixtures, wall accents, and stainless steel appliances. Property includes a covered carport and rear RV pad with additional parking on a large lot. Great opportunity for a homeowner or investor.

17. 2026-04-17
    price $224,900 406-char remark

    Show marketing remark (406 chars)

    Owned land with no HOA! Affordable, updated manufactured home with RV parking, conveniently located near PVCC, Loop 101 and SR-51. Home features fresh interior and exterior paint, new flooring, updated lighting, fixtures, wall accents, and stainless steel appliances. Property includes a covered carport and rear RV pad with additional parking on a large lot. Great opportunity for a homeowner or investor.

18. 2026-04-03
    price $225,000 406-char remark

    Show marketing remark (406 chars)

    Owned land with no HOA! Affordable, updated manufactured home with RV parking, conveniently located near PVCC, Loop 101 and SR-51. Home features fresh interior and exterior paint, new flooring, updated lighting, fixtures, wall accents, and stainless steel appliances. Property includes a covered carport and rear RV pad with additional parking on a large lot. Great opportunity for a homeowner or investor.

19. 2026-03-28
    price $229,000 406-char remark

    Show marketing remark (406 chars)

    Owned land with no HOA! Affordable, updated manufactured home with RV parking, conveniently located near PVCC, Loop 101 and SR-51. Home features fresh interior and exterior paint, new flooring, updated lighting, fixtures, wall accents, and stainless steel appliances. Property includes a covered carport and rear RV pad with additional parking on a large lot. Great opportunity for a homeowner or investor.

20. 2026-03-20
    price $239,000 406-char remark

    Show marketing remark (406 chars)

    Owned land with no HOA! Affordable, updated manufactured home with RV parking, conveniently located near PVCC, Loop 101 and SR-51. Home features fresh interior and exterior paint, new flooring, updated lighting, fixtures, wall accents, and stainless steel appliances. Property includes a covered carport and rear RV pad with additional parking on a large lot. Great opportunity for a homeowner or investor.

21. 2026-03-13
    price $249,900 406-char remark

    Show marketing remark (406 chars)

    Owned land with no HOA! Affordable, updated manufactured home with RV parking, conveniently located near PVCC, Loop 101 and SR-51. Home features fresh interior and exterior paint, new flooring, updated lighting, fixtures, wall accents, and stainless steel appliances. Property includes a covered carport and rear RV pad with additional parking on a large lot. Great opportunity for a homeowner or investor.

22. 2026-03-13
    listed $249,000 Active 406-char remark

    Show marketing remark (406 chars)

    Owned land with no HOA! Affordable, updated manufactured home with RV parking, conveniently located near PVCC, Loop 101 and SR-51. Home features fresh interior and exterior paint, new flooring, updated lighting, fixtures, wall accents, and stainless steel appliances. Property includes a covered carport and rear RV pad with additional parking on a large lot. Great opportunity for a homeowner or investor.

23. 2025-10-29
    soldstatus $105,000
24. 2025-10-28
    soldstatus $130,000 Closed 280-char remark

    Show marketing remark (280 chars)

    NICE SIZE LOT IN GREAT LOCATION NEAR 101 & 51 FREEWAYS. CLOSE TO DESERT RIDGE & CITY NORTH. HAS LOTS OF POTENTIAL. A/C AND SWAMP COOLER. GAS RANGE & REFRIGERATOR. CARPET & VINYL FLOORING. CUTE COUNTRY Kitchen. Has NO HOA. Not a short sale or bank owned.''As Is''.

25. 2025-09-23
    historical Under Contract Accepting Backups 280-char remark

    Show marketing remark (280 chars)

    NICE SIZE LOT IN GREAT LOCATION NEAR 101 & 51 FREEWAYS. CLOSE TO DESERT RIDGE & CITY NORTH. HAS LOTS OF POTENTIAL. A/C AND SWAMP COOLER. GAS RANGE & REFRIGERATOR. CARPET & VINYL FLOORING. CUTE COUNTRY Kitchen. Has NO HOA. Not a short sale or bank owned.''As Is''.

26. 2025-09-19
    listed $159,990 Active 280-char remark

    Show marketing remark (280 chars)

    NICE SIZE LOT IN GREAT LOCATION NEAR 101 & 51 FREEWAYS. CLOSE TO DESERT RIDGE & CITY NORTH. HAS LOTS OF POTENTIAL. A/C AND SWAMP COOLER. GAS RANGE & REFRIGERATOR. CARPET & VINYL FLOORING. CUTE COUNTRY Kitchen. Has NO HOA. Not a short sale or bank owned.''As Is''.

27. 2009-10-26
    soldstatus $39,900
28. 2009-10-12
    historical
29. 2009-08-21
    listed $39,900
30. 1984-06-01
    soldstatus $89,584

ⓘ 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 8/10 Severe 7 d/yr ≥110°F today · 18 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $27,981
• − Mortgage interest: −$10,917
• − Property taxes: −$2,924
• − Insurance: −$974
• − Repairs & maintenance: −$2,239
• − Management: −$2,239
• − Depreciation: −$5,670
• Taxable income: $3,019
• Est. tax owed @ 24.0%: −$725
• After-tax cash flow: $5,218/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: Paradise Valley Unified District (4241)
• NCES district ID: 0405930
• Math proficiency: 39% ▼ -11.00%
• Reading proficiency: 46% ▼ -7.00%
• Median HH income: $64,106
• Composite: 37.89/100
• National rank: #4316
• State rank: #56 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): 33,118
• Household income: $139,836
• Rent vs Own: 20.9% rent · 79.1% own
• Severe rent burden: 432.0

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: Predominantly White (71%)
• Race & ethnicity: White 71% Hispanic / Latino 11% Two or more races 11% Asian 9% Black 2%
• Hispanic origin (detail): Mexican 8%
• Common ancestry: Romanian 5% Italian 4% Lithuanian 3%
• Foreign-born: 15% · Canada, China, Vietnam
• Languages at home: 82% English-only · Spanish 6% Other Indo-European 5% Other Asian/Pacific 2%

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: ▼ -86.38%
• Current HPI: 308.7483
• Rent YoY: ▲ 1.98%
• 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

+133.3% since first listed

16 events — show timeline

• 2026-05-01 Price Changed $209,000 ARMLS
• 2026-04-24 Price Changed $219,000 ARMLS
• 2026-04-17 Price Changed $224,900 ARMLS
• 2026-04-03 Price Changed $225,000 ARMLS
• 2026-03-28 Price Changed $229,000 ARMLS
• 2026-03-20 Price Changed $239,000 ARMLS
• 2026-03-13 Price Changed $249,900 ARMLS
• 2026-03-13 Listed $249,000 ARMLS
• 2025-10-29 Sold (Public Records) $105,000 Public Records
• 2025-10-28 Sold (MLS) $130,000 ARMLS
• 2025-09-23 Contingent — ARMLS
• 2025-09-19 Listed $159,990 ARMLS
• 2009-10-26 Sold (MLS) $39,900 ARMLS
• 2009-10-12 Listing Removed — ARMLS
• 2009-08-21 Listed $39,900 ARMLS
• 1984-06-01 Sold (Public Records) $89,584 Public Records

Property tax history

-3.4%/yr

Latest (2025): $336 · +2.6% YoY. Source: county tax records.