19401 N 7th St #41 · Phoenix, AZ 85024

$65,000

2 bd · 1.0 ba · 800 sqft · Manufactured · 11 Days on market

Built 1983 Good condition

---

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
• Schools +3.8/10.0
• Livability +3.8/5.0
• Rent growth +2.9/5.0
• Appreciation +0.0/10.0

Listing remarks

This cozy home is completely remodeled! Such a great starter home in a quiet subdivision. There is a small peaceful yard and 2car carport! Do not miss this one!

Key facts

• Completely remodeled
• 2car carport
• Quiet subdivision

Tags

• COMPLETELY REMODELED
• QUIET SUBDIVISION
• SMALL PEACEFUL YARD
• 2CAR CARPORT

Property features AI

Finance

• HOA & community: Land lease community; Land lease fee $880 monthly; No additional association fees listed

Exterior

• Parking: Covered parking for 2 vehicles; 2 carport spaces
• Utilities: City water; Public sewer
• Home design: Manufactured/mobile home; Leasehold ownership
• Construction: Wood siding and painted exterior; Composition roof
• Exterior features: Block and chain link fencing; Gravel/stone front; Synthetic grass front

Interior

• Kitchen: Refrigerator; Dishwasher
• Bedrooms: Up to 2 bedrooms (possible)
• Bathrooms: 1 full bathroom
• Heating & cooling: Mini split cooling; Window/wall unit cooling; Mini split heating; Floor furnace; Wall furnace
• Interior features: Eat-in kitchen
• Laundry & utility: No laundry hookups in unit

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $65k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $866 ($10k/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 22.3% 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.
• Zoned schools: Eagle Ridge Elementary School (math 25% / reading 30%, grade F, #592 of 1,109 statewide, top 54%, 374 students, 61% FRL); Mountain Trail Middle School (math 33% / reading 41%, grade F, #57 of 218 statewide, top 27%, 680 students, 24% FRL); North Canyon High School (math 13% / reading 23%, grade F, #242 of 381 statewide, top 64%, 1,842 students, 55% FRL) — zoned schools average 47% FRL vs 29% district-wide (17 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 28% at this address vs 42% district-wide (-15 pts) — the specific schools serving this property underperform the Paradise Valley Unified District (4241) average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising (+1.4%/yr); 201 active listings in the ZIP; 31 comparable units currently listed for rent nearby; rentals leasing fast (median 8d on market — plan ~1-2 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 $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 + 1.4% rent growth), your $18k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 6→16/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: 2.56% ✓
• Cap rate: 22.28%
• Cash-on-cash: 57.09%
• DSCR: 3.54
• GRM: 3.3

CMA / ARV

• ARV (on-the-fly): $183,200
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
18217 N 2nd Pl	0.62mi	2/1.0	833 (+4%)	4mo	$180,000	$216	61
18231 N 6th St N	0.45mi	2/2.0	840 (+5%)	13mo	$225,000	$268	56
17825 N 7th St #105	0.70mi	2/2.0	840 (+5%)	1mo	$35,000	$42	55
18441 N 1st St	0.61mi	2/2.0	840 (+5%)	8mo	$230,000	$274	52
18426 N 1st St	0.65mi	2/1.5	720 (-10%)	9mo	$165,000	$229	43
412 E Wagoner Rd	0.49mi	3/2.0 (+1)	890 (+11%)	12mo	$130,000	$146	40

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 · 1.44% rent growth · sell at horizon

5-year hold

• IRR: 53.8%
• Equity multiple: 3.31×
• Total profit: $42,064
• Equity at exit: $9,692

10-year hold

• IRR: 58.3%
• Equity multiple: 6.36×
• Total profit: $97,506
• 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 85024

• Home prices YoY: -21.0%
• Rents YoY: 1.4%
• Active inventory: 201
• Price-to-rent: 3.3×

Monthly cashflow live

• Estimated rent: $1,665 high
• Mortgage (P&I): −$341
• Tax est. 1.5%: −$81 /mo · $975/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$350
• Net cashflow: $866

Break-even live

Break-even rent $569

Max offer price $65,000

Occupancy floor 43%

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 31 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
19601 N 7th St Phoenix, AZ	2.0–3.0	2.0–2.5	1000	$1,295	$1.29	5d	3	0.37mi
726 E Villa Rita Dr Phoenix, AZ	2.0	2.0	1088	$2,000	$1.84	18d	1	0.54mi
726 E Villa Rita Dr Phoenix, AZ	2.0	2.0	1088	$2,000	$1.84	11d	1	0.54mi
1032 E Villa Maria Dr Phoenix, AZ	2.0	2.0	1097	$1,850	$1.69	20d	1	0.57mi
1032 E Villa Maria Dr Phoenix, AZ	2.0	2.0	1097	$1,850	$1.69	7d	1	0.57mi
719 E Lola Dr Phoenix, AZ	1.0	1.0	688	$2,900	$4.22	7d	1	0.63mi
18217 N 2nd Pl Phoenix, AZ	2.0	1.0	833	$1,300	$1.56	16d	1	0.65mi
1130 E Grovers Ave Phoenix, AZ	2.0	2.0	934	$1,336	$1.43	2d	12	0.79mi
17625 N 7th St Phoenix, AZ	1.0–3.0	1.0–2.0	925	$1,369	$1.48	3d	7	0.86mi
20435 N 7th St Phoenix, AZ	1.0–3.0	1.0–2.0	957	$1,722	$1.80	2d	20	0.86mi
17617 N 9th St Phoenix, AZ	1.0–3.0	1.0–2.0	956	$1,513	$1.58	2d	35	0.90mi
17249 N 7th St Phoenix, AZ	1.0–3.0	1.0–2.0	956	$1,518	$1.59	2d	37	1.10mi
310 W Pontiac Dr #8 Phoenix, AZ	2.0	2.0	994	$1,700	$1.71	15d	1	1.14mi
409 W Pontiac Dr #3 Phoenix, AZ	2.0	2.0	863	$1,495	$1.73	24d	1	1.16mi
1100 E Bell Rd Phoenix, AZ	1.0–3.0	1.0–2.0	987	$1,822	$1.85	1d	26	1.22mi
312 W Yukon Dr #2 Phoenix, AZ	2.0	2.0	863	$1,550	$1.80	24d	1	1.23mi
312 W Yukon Dr #7 Phoenix, AZ	2.0	2.0	863	$1,425	$1.65	22d	1	1.23mi
317 W Hononegh Dr Phoenix, AZ	2.0	2.0	994	$1,495	$1.50	18d	1	1.25mi
511 W Blackhawk Dr #4 Phoenix, AZ	2.0	2.0	994	$1,550	$1.56	24d	1	1.26mi
501 W Yukon Dr #4 Phoenix, AZ	2.0	2.0	994	$1,695	$1.71	7d	1	1.28mi
1450 E Bell Rd Phoenix, AZ	1.0–3.0	1.0–2.0	957	$1,555	$1.62	2d	93	1.31mi
601 W Yukon Dr #3 Phoenix, AZ	2.0	2.0	863	$1,563	$1.81	43d	1	1.31mi
10 E Bell Rd Phoenix, AZ	2.0	1.0–2.0	658	$1,419	$2.16	2d	33	1.31mi
17017 N 12th St Phoenix, AZ	1.0–2.0	1.0	910	$2,500	$2.75	24d	2	1.34mi
110 W Bell Rd Phoenix, AZ	1.0	1.0	845	$1,499	$1.77	7d	1	1.38mi
20350 N 7th Ave Phoenix, AZ	2.0	1.0–2.0	844	$2,038	$2.41	2d	55	1.40mi
110 W Bell Rd Unit 1 Phoenix, AZ	1.0	1.0	739	$1,299	$1.76	24d	1	1.40mi
110 W Bell Rd Unit 2 Phoenix, AZ	2.0	2.0	980	$1,649	$1.68	24d	1	1.40mi
110 W Bell Rd Unit 12 Phoenix, AZ	1.0	1.0	856	$1,399	$1.63	24d	1	1.40mi
220 W Bell Rd Phoenix, AZ	1.0–3.0	1.0–2.0	1082	$1,564	$1.45	1d	32	1.44mi
11 E Bell Rd Phoenix, AZ	1.0–2.0	1.0–2.0	950	$1,705	$1.79	1d	11	1.46mi

Listing history 8 events

1. 2026-06-18
   days on market $65,000 Active 11 DOM
2. 2026-06-17
   days on market $65,000 Active 10 DOM
3. 2026-06-16
   days on market $65,000 Active 9 DOM
4. 2026-06-15
   days on market $65,000 Active 8 DOM
5. 2026-06-13
   days on market $65,000 Active 6 DOM
6. 2026-06-13
   days on market $65,000 Active 5 DOM
7. 2026-06-09
   remarks 160-char remark
8. 2026-06-09
   listed $65,000 Active 2 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 8/10 Severe 6 d/yr ≥111°F today · 16 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,975
• − Mortgage interest: −$3,641
• − Property taxes: −$975
• − Insurance: −$325
• − Repairs & maintenance: −$1,598
• − Management: −$1,598
• − Depreciation: −$1,891
• Taxable income: $9,947
• Est. tax owed @ 24.0%: −$2,387
• After-tax cash flow: $8,003/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 · 6 photos

Good 80/100 Cosmetic rehab

This completely remodeled mobile home is in good condition with a fresh paint job and modern updates, making it a great starter home in a quiet neighborhood.

Value-add opportunities

• Both Painting exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics.
• Both Landscaping improvements — Enhances curb appeal and adds value to the property.
• Resale Kitchen appliances — Modern appliances improve the home's appeal to potential buyers.
• Resale Bathroom fixtures — Upgraded fixtures can attract more buyers and renters.
• Both Flooring replacement — New flooring can improve the home's appearance and add value to the property.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics. ↑
• Both Landscaping improvements — Enhances curb appeal and adds value to the property. ↑
• Resale Kitchen appliances — Modern appliances improve the home's appeal to potential buyers. ↑
• Resale Bathroom fixtures — Upgraded fixtures can attract more buyers and renters. ↑
• Both Flooring replacement — New flooring can improve the home's appearance and add value to the property. ↑

ⓘ 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: 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): 26,199
• Household income: $106,724
• Rent vs Own: 34.1% rent · 65.9% own
• Severe rent burden: 547.0

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 16% Two or more races 12% Asian 6% Black 2%
• Hispanic origin (detail): Mexican 13% Puerto Rican 1%
• Common ancestry: Romanian 3% Italian 3% Portuguese 3%
• Foreign-born: 12% · Canada, China, South Korea
• Languages at home: 78% English-only · Spanish 10% Other Indo-European 4% Russian/Polish/Slavic 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: ▼ -82.95%
• Current HPI: 312.7238
• Rent YoY: ▲ 1.44%
• 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

• 2026-06-05 Listed $65,000 ARMLS