13542 W Maryland Ave · Glendale, AZ 85340

$249,000

3 bd · 2.0 ba · 500 sqft · Manufactured public records · 23 Days on market

Built 1980 6,660 sqft lot

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Why this score? — see what drove the D 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 +14.0/30.0
• ARV discount +7.5/15.0
• DSCR +4.2/10.0
• Livability +3.8/5.0
• Rent growth +3.0/5.0
• Schools +2.8/10.0
• 1% rule +2.6/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Charming, manufactured home featuring 3 bedrooms and 2 bathrooms located in the established Luke Field Homes community in Litchfield Park! Situated on a generous 6,660 sq ft lot, this property offers great potential with plenty of space for outdoor living, parking, or future improvements. Conveniently located near schools, parks, shopping, dining, and freeway access. Served by the Agua Fria Union High School District and Litchfield Elementary School District. Perfect opportunity for homeowners, investors, or anyone looking for affordable living in a growing area!

Key facts

• Near schools
• Manufactured home
• Near shopping

Tags

• MANUFACTURED HOME
• LUKE FIELD HOMES COMMUNITY
• OUTDOOR LIVING
• NEAR SCHOOLS
• NEAR PARKS
• NEAR SHOPPING

Property features AI

Finance

• HOA & community: No association fees

Exterior

• Parking: 2 covered parking spaces; 2 carport spaces
• Utilities: City water; Septic tank sewer
• Home design: Manufactured/mobile home; Fee simple ownership
• Construction: Stucco construction; Other roof type
• Exterior features: Stucco and other exterior materials; Wrought iron fencing; Dirt front and back yard

Interior

• Kitchen: Laminate countertops
• Bedrooms: Up to 3 bedrooms
• Flooring: Laminate flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Heating present; Window/wall cooling units
• Interior features: Eat-in kitchen; Full bath in primary bedroom; Laminate counters
• Laundry & utility: Washer/Dryer hookup only

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $249k.

Deal economics

• At list price, monthly cash flow is $30 ($364/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $188k (24.5% below list).
• Recommended offer: $188k (24.5% below list) — sets the bar for 1% rule.
• Cap rate 6.4% 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: Agua Fria High School (math 15% / reading 26%, grade F, #222 of 381 statewide, top 59%, 1,652 students, 62% FRL).
• Market conditions: Rents rising (+1.9%/yr); 474 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 $2k of loan paydown is wiped out by about $7k 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 23 days — a 2% lower offer ($245k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $65k; list at $249k implies a 283% gain — meaningful room to come down on a strong offer.

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 $188,111 (24.5% below list)

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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
4. 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.
5. 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.
6. 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: 0.76% ✗
• Cap rate: 6.44%
• Cash-on-cash: 0.52%
• DSCR: 1.02
• GRM: 11.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 1.92% rent growth · sell at horizon

5-year hold

• IRR: -16.6%
• Equity multiple: 0.42×
• Total profit: $-40,573
• Equity at exit: $37,127

10-year hold

• IRR: -10.2%
• Equity multiple: 0.40×
• Total profit: $-41,508
• Equity at exit: $21,529

Cash invested: $69,720 (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 85340

• Rents YoY: 1.9%
• Active inventory: 474
• Price-to-rent: 11.0×

Monthly cashflow live

• Estimated rent: $1,881 medium
• Mortgage (P&I): −$1,306
• Tax from tax record: −$46 /mo · $554/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$395
• Net cashflow: $30

Break-even live

Break-even rent $1,843

Max offer price $249,000

Occupancy floor 93%

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: $62,250
• Closing costs: $7,470
• Reserves months: —
• Total cash needed: —

Rent comps 1 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	0.60mi

Listing history 15 events

1. 2026-06-18
   days on market $249,000 Active 23 DOM
2. 2026-06-17
   days on market $249,000 Active 22 DOM
3. 2026-06-16
   days on market $249,000 Active 21 DOM
4. 2026-06-15
   days on market $249,000 Active 20 DOM
5. 2026-06-13
   days on market $249,000 Active 18 DOM
6. 2026-06-09
   days on market $249,000 Active 14 DOM
7. 2026-06-08
   days on market $249,000 Active 13 DOM
8. 2026-06-07
   days on market $249,000 Active 12 DOM
9. 2026-06-04
   days on market $249,000 Active 9 DOM
10. 2026-06-03
    days on market $249,000 Active 8 DOM
11. 2026-06-02
    days on market $249,000 Active 7 DOM
12. 2026-06-01
    days on market $249,000 Active 6 DOM
13. 2026-05-31
    days on market $249,000 Active 5 DOM
14. 2026-05-26
    listed $249,000 Active
15. 2016-08-02
    soldstatus $65,000

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

Tax reassessment forecast AZ · Resets to sale price

• Current annual tax: $554 · $46/mo
• Projected year-2 tax: $1,643 · $137/mo
• Expected delta: +$1,089/yr (+$91/mo · 196.4%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

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: $22,573
• − Mortgage interest: −$13,948
• − Property taxes: −$554
• − Insurance: −$1,245
• − Repairs & maintenance: −$1,806
• − Management: −$1,806
• − Depreciation: −$7,244
• Taxable loss: −$4,029
• Est. tax savings @ 24.0%: +$967
• After-tax cash flow: $1,331/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: 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): 40,919
• Household income: $122,323
• Rent vs Own: 18.4% rent · 81.6% own
• Severe rent burden: 696.0

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 0.64)
• Race & ethnicity: White 48% Hispanic / Latino 35% Two or more races 19% Black 5% Asian 4% Native American 1%
• Hispanic origin (detail): Mexican 27%
• Common ancestry: Romanian 2% Portuguese 2% Slovak 2%
• Foreign-born: 12% · Canada, Vietnam, China
• Languages at home: 78% English-only · Spanish 16% 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: ▼ -322.29%
• Current HPI: 279.2294
• Rent YoY: ▲ 1.92%
• 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

+283.1% since first listed

2 events — show timeline

• 2026-05-26 Listed $249,000 ARMLS
• 2016-08-02 Sold (Public Records) $65,000 Public Records

Property tax history

+1.5%/yr

Latest (2025): $554 · +1.4% YoY. Source: county tax records.