1221 N Dysart Rd #2 · Avondale, AZ 85323

$43,500

2 bd · 1.0 ba · 832 sqft · Manufactured · 25 Days on market

Built 1995 Good condition Est $78k · 44% under

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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
• Condition / age +3.8/5.0
• Livability +3.6/5.0
• Schools +2.8/10.0
• Rent growth +2.6/5.0
• Appreciation +0.0/10.0

Listing remarks

Beautifully remodeled Home. See this very clean home with all new flooring. New interior and exterior paint. Clean Lot and close to I-10 freeway. Low monthly Lot rent and low price makes this home a great value! See it today.

Key facts

• New exterior paint
• New flooring
• Clean lot

Tags

• REMODELED HOME
• NEW FLOORING
• NEW INTERIOR PAINT
• NEW EXTERIOR PAINT
• CLEAN LOT
• CLOSE TO I-10 FREEWAY

Property features AI

Finance

• HOA & community: Land lease of $700 per month; Association fee includes street maintenance; Land lease community

Exterior

• Parking: 2 open parking spaces; Assigned parking
• Utilities: City water; Private sewer
• Home design: Manufactured/mobile housing; Leasehold ownership; Asphalt road access
• Construction: Wood frame construction; Painted exterior; Composition roof; Block fencing
• Exterior features: Gravel/stone front yard; Gravel/stone back yard; Private maintained road

Interior

• Bedrooms: 2 possible bedrooms
• Flooring: Carpet flooring; Vinyl flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Natural gas heating; Central air conditioning; Ceiling fans
• Interior features: High-speed internet available; Eat-in kitchen; Other interior features

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $44k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $821 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $44k).
• Recommended offer: $43k (1.5% below list) — sets the bar for market timing.
• Cap rate 28.9% vs local median 3.4% in Avondale — 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 72/100 on livability (#29 in AZ) — a middle-class / working-renter tenant base. Strengths: housing A+, commute A; Watch: health & safety C-, crime D+, amenities 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 flat; 316 active listings in the ZIP; 20 comparable units currently listed for rent nearby; rentals leasing fast (median 2d 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 $301 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 + 0.3% rent growth), your $12k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 25 days — a 2% lower offer ($43k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

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

Recommended offer $42,847 (1.5% 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 D 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: 3.26% ✓
• Cap rate: 28.95%
• Cash-on-cash: 80.91%
• DSCR: 4.60
• GRM: 2.6

CMA / ARV

• ARV (on-the-fly): $78,208
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1221 N Dysart Rd #37	0.14mi	3/2.0 (+1)	800 (-4%)	13mo	$75,000	$94	68
805 N Dysart Rd #33	0.33mi	2/2.0	924 (+11%)	2mo	$53,000	$57	60

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 · 0.34% rent growth · sell at horizon

5-year hold

• IRR: 78.1%
• Equity multiple: 4.41×
• Total profit: $41,572
• Equity at exit: $6,486

10-year hold

• IRR: 81.0%
• Equity multiple: 8.33×
• Total profit: $89,231
• Equity at exit: $3,761

Cash invested: $12,180 (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 85323

• Home prices YoY: -27.1%
• Rents YoY: 0.3%
• Active inventory: 316
• Price-to-rent: 2.6×

Monthly cashflow live

• Estimated rent: $1,420 high
• Mortgage (P&I): −$228
• Tax est. 1.5%: −$54 /mo · $652/yr
• Insurance: −$18
• HOA: −$0
• Vacancy / Maint / Mgmt: −$298
• Net cashflow: $821

Break-even live

Break-even rent $381

Max offer price $43,500

Occupancy floor 37%

Sensitivity live

Price	-10% $851	-5% $836	+0% $821	+5% $806	+10% $791
Rent	-10% $709	-5% $765	+0% $821	+5% $877	+10% $933
Rate	-1.0pp $843	-0.5pp $832	base $821	+0.5pp $810	+1.0pp $798

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: $10,875
• Closing costs: $1,305
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
333 E Van Buren St Avondale, AZ	2.0	1.0–2.0	574	$1,365	$2.38	2d	12	0.40mi
1425 N Palo Verde Dr Goodyear, AZ	2.0	1.0	847	$1,250	$1.48	2d	4	0.44mi
526 N 4th St Unit B Avondale, AZ	2.0	1.0	858	$1,150	$1.34	2d	1	0.50mi
522 N 4th St Unit A Avondale, AZ	2.0	1.0	858	$1,150	$1.34	2d	1	0.52mi
103 E Brinker Dr Avondale, AZ	3.0	1.0	900	$1,150	$1.28	2d	3	0.64mi
312 E Kinderman Dr Unit 1 Avondale, AZ	2.0	1.0	717	$1,375	$1.92	20d	1	0.68mi
1701 N Palo Verde Dr Goodyear, AZ	2.0	1.0	760	$1,195	$1.57	2d	2	0.70mi
1408 N Central Ave Avondale, AZ	2.0–3.0	1.5–2.0	1050	$1,284	$1.22	2d	12	0.76mi
1737 N Central Ave Goodyear, AZ	1.0–3.0	1.0–2.0	1009	$1,544	$1.53	2d	15	0.83mi
12375 W Van Buren St Avondale, AZ	1.0–3.0	1.0–2.0	1044	$1,811	$1.73	2d	47	0.85mi
12721 W Buckeye Rd Avondale, AZ	2.0–3.0	2.0	983	$1,497	$1.52	2d	6	0.88mi
1322 N La Jolla Blvd Goodyear, AZ	1.0	1.0	575	$1,170	$2.03	2d	4	0.89mi
207 S 3rd St Unit 11 Avondale, AZ	2.0	1.0	950	$1,000	$1.05	2d	1	0.94mi
231 S 1st St Unit 1 Avondale, AZ	2.0	1.0	1050	$1,600	$1.52	2d	1	1.03mi
620 N Litchfield Rd Goodyear, AZ	1.0–3.0	1.0–2.0	802	$1,532	$1.91	2d	14	1.09mi
13015 W Rancho Santa Fe Blvd Avondale, AZ	1.0–3.0	1.0–2.0	971	$1,484	$1.53	2d	22	1.15mi
12115 W Van Buren St Avondale, AZ	1.0	1.0	754	$1,195	$1.58	2d	1	1.15mi
12115 W Van Buren St Avondale, AZ	1.0	1.0	729	$1,263	$1.73	6d	1	1.15mi
12115 W Van Buren St Avondale, AZ	1.0	1.0	754	$1,155	$1.53	17d	1	1.15mi
102 S 4th Ave Avondale, AZ	1.0–3.0	1.0–2.0	853	$1,550	$1.82	2d	26	1.24mi

Listing history 16 events

1. 2026-06-21
   pricedays on market $43,500 Active 25 DOM
2. 2026-06-18
   days on market $44,500 Active 22 DOM
3. 2026-06-17
   days on market $44,500 Active 21 DOM
4. 2026-06-16
   days on market $44,500 Active 20 DOM
5. 2026-06-15
   days on market $44,500 Active 19 DOM
6. 2026-06-13
   days on market $44,500 Active 17 DOM
7. 2026-06-13
   days on market $44,500 Active 16 DOM
8. 2026-06-09
   days on market $44,500 Active 13 DOM
9. 2026-06-08
   days on market $44,500 Active 12 DOM
10. 2026-06-07
    days on market $44,500 Active 11 DOM
11. 2026-06-04
    days on market $44,500 Active 8 DOM
12. 2026-06-03
    days on market $44,500 Active 7 DOM
13. 2026-06-02
    days on market $44,500 Active 6 DOM
14. 2026-06-01
    days on market $44,500 Active 5 DOM
15. 2026-05-31
    days on market $44,500 Active 4 DOM
16. 2026-05-27
    listed $44,500 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 5/10 Major
• 🌡 Heat 9/10 Extreme 7 d/yr ≥113°F today · 18 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: $17,040
• − Mortgage interest: −$2,437
• − Property taxes: −$652
• − Insurance: −$218
• − Repairs & maintenance: −$1,363
• − Management: −$1,363
• − Depreciation: −$1,265
• Taxable income: $9,742
• Est. tax owed @ 24.0%: −$2,338
• After-tax cash flow: $7,516/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 75/100 Cosmetic rehab

This beautifully remodeled home features new flooring, updated appliances, and fresh paint, making it move-in ready and a great value for both resale and rental.

Value-add opportunities

• Both Painting exterior and interior walls — Enhances curb appeal and interior aesthetics.
• Both Upgrading lighting fixtures — Improves ambiance and energy efficiency.
• Both Adding smart home features — Enhances convenience and marketability for both buyers and renters.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior and interior walls — Enhances curb appeal and interior aesthetics. ↑
• Both Upgrading lighting fixtures — Improves ambiance and energy efficiency. ↑
• Both Adding smart home features — Enhances convenience and marketability for both buyers and renters. ↑

ⓘ 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: 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 — Avondale

• Score: 72/100
• State rank: #29
• US rank: #6100

Category grades

Amenities F Commute A Cost of living B- Crime D+ Employment B- Housing A+ Health & safety C- User ratings D

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Avondale, AZ
• County: Maricopa County · 4,537,380 people
• City population: 86,122
• Metro: Phoenix-Mesa-Chandler, AZ
• Population (ZIP): 47,043
• Household income: $83,120
• Rent vs Own: 40.6% rent · 59.4% own
• Severe rent burden: 1506.0

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: Hispanic / Latino 60% Two or more races 26% White 22% Black 13% Asian 2% Native American 2%
• Hispanic origin (detail): Mexican 52% Puerto Rican 1%
• Common ancestry: Italian 2% Portuguese 1% Ukrainian 1%
• Foreign-born: 19% · Canada, Vietnam
• Languages at home: 53% English-only · Spanish 42% Arabic 1% Tagalog/Filipino 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: ▼ -118.44%
• Current HPI: 319.3653
• Rent YoY: ▲ 0.34%
• 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

• 2026-05-27 Listed $44,500 ARMLS