630 N 68th Ave · Phoenix, AZ 85043

$96,900

3 bd · 2.0 ba · 1,536 sqft · Manufactured · 38 Days on market

Built 1972 Good condition Est $103k · 6% 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 +10.1/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.8/5.0
• Condition / age +3.8/5.0
• Rent growth +2.0/5.0
• Schools +1.6/10.0
• Appreciation +0.0/10.0

Listing remarks

Well maintained 3-bedroom, 2-bath manufactured home with an open floor plan. The property features title flooring throughout, a spacious living room area, kitchen and bathrooms granite countertops, remodeled bathroom, smart lighting, indoor laundry area. Property also counts with a bonus extended patio area that could potentially be used as an indoor patio or storage. Located in a gated community, cornet lot just across the street of some of the community amenities including a pool, gym, laundry, pickleball court and an on-site salon. Property is also conveniently located near I-10, offering easy access for commuting and close proximity to shopping and dining.

Key facts

• Open floor plan
• Indoor laundry area
• Remodeled bathroom

Tags

• OPEN FLOOR PLAN
• GRANITE COUNTERTOPS
• REMODELED BATHROOM
• SMART LIGHTING
• INDOOR LAUNDRY AREA
• BONUS EXTENDED PATIO

Property features AI

Finance

• Other: Tax information available (not included per instructions)
• HOA & community: Land lease (monthly); Land lease payment: $1,060 per month; Association covers pest control, street maintenance, and water; Community pool and spa; Pickleball courts; Community laundry; Playground; Biking/walking path; Fitness center; Near bus stop

Exterior

• Parking: 3 covered parking spaces; 3 carport spaces
• Security: Gated community
• Utilities: City water; Public sewer
• Home design: Manufactured/mobile home; Leasehold ownership
• Construction: Vertical siding; Aluminum siding; Wood frame construction; Composition roof; Building area reported by owner
• Exterior features: Screened-in patio(s); Storage; Corner lot; Gravel/stone front; Gravel/stone back; Private maintained road

Interior

• Kitchen: Built-in microwave; Refrigerator
• Bedrooms: 3 possible bedrooms
• Flooring: Vinyl flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating; Central air; Ceiling fans; Mini split cooling
• Interior features: Granite counters; Double vanity; Eat-in kitchen; No interior steps; Full bathroom in master bedroom; Refrigerator
• Laundry & utility: Laundry inside

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $97k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $934 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $97k).
• Recommended offer: $94k (3.0% below list) — sets the bar for market timing.
• Cap rate 17.9% 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.
• Tolleson Union High School District (4288) (suburban): math 14% / reading 22% proficiency, ranked #188 of 249 in AZ (top 76%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Sierra Linda High School (math 10% / reading 14%, grade F, #287 of 381 statewide, top 76%, 1,975 students, 58% FRL).
• Market conditions: Rents soft (-1.8%/yr); 120 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals leasing fast (median 1d 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).
• This rent runs 31% of the median local income ($78k/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 $670 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 $27k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 38 days — a 3% lower offer ($94k) is reasonable based on typical stale-listing flexibility.

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 $93,993 (3.0% below list)

Questions for the listing agent

1. It's been on market 38 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 2.10% ✓
• Cap rate: 17.86%
• Cash-on-cash: 41.32%
• DSCR: 2.84
• GRM: 4.0

CMA / ARV

• ARV (on-the-fly): $102,912
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
451 N 68th Ln #168	0.13mi	3/2.0	1,500 (-2%)	16mo	$70,000	$47	77
401 N 68th Ave #247	0.15mi	3/2.0	1,500 (-2%)	15mo	$89,500	$60	77
605 N 68th Dr #131	0.07mi	3/2.0	1,640 (+7%)	19mo	$125,000	$76	70
6705 W Fillmore St W #305	0.11mi	4/2.0 (+1)	1,450 (-6%)	14mo	$95,500	$66	69
6810 W Mckinley St	0.07mi	4/2.0 (+1)	1,344 (-12%)	4mo	$115,000	$86	68
6704 W Mckinley St #26	0.10mi	2/2.0 (-1)	1,634 (+6%)	15mo	$110,000	$67	67
649 N 67th Dr #25	0.12mi	3/2.0	1,344 (-12%)	10mo	$130,000	$97	65
6723 W Fillmore St #301	0.09mi	3/2.0	1,344 (-12%)	12mo	$70,000	$52	65
6839 W Taylor St #209	0.16mi	4/2.0 (+1)	1,344 (-12%)	13mo	$110,000	$82	56

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: 34.4%
• Equity multiple: 2.40×
• Total profit: $37,881
• Equity at exit: $14,448

10-year hold

• IRR: 39.7%
• Equity multiple: 4.20×
• Total profit: $86,736
• Equity at exit: $8,378

Cash invested: $27,132 (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 85043

• Home prices YoY: -28.6%
• Rents YoY: -1.8%
• Active inventory: 120
• Price-to-rent: 4.0×

Monthly cashflow live

• Estimated rent: $2,030 high
• Mortgage (P&I): −$508
• Tax est. 1.5%: −$121 /mo · $1,454/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$426
• Net cashflow: $934

Break-even live

Break-even rent $848

Max offer price $96,900

Occupancy floor 49%

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: $24,225
• Closing costs: $2,907
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7044 W Taylor St Phoenix, AZ	4.0	2.0	1588	$1,869	$1.18	10d	1	0.41mi
6628 W Monroe St Phoenix, AZ	3.0	2.0	1656	$2,100	$1.27	1d	1	0.50mi
6515 W McDowell Rd Phoenix, AZ	1.0–3.0	1.0–2.0	991	$1,738	$1.75	1d	7	0.67mi
7205 W McDowell Rd Phoenix, AZ	2.0–3.0	2.0	1291	$1,940	$1.50	1d	6	0.79mi
1801 N 63rd Dr Phoenix, AZ	3.0	2.0	1770	$1,845	$1.04	14d	1	0.96mi
6161 W McDowell Rd Phoenix, AZ	1.0–3.0	1.0–2.0	987	$1,955	$1.98	1d	38	1.03mi
7361 W Coronado Rd Phoenix, AZ	3.0	2.0	1493	$1,795	$1.20	10d	1	1.13mi
6343 W Cypress St Phoenix, AZ	3.0	2.0	1280	$1,780	$1.39	1d	1	1.21mi
5821 W McDowell Rd Phoenix, AZ	1.0–3.0	1.0–2.0	998	$2,324	$2.33	1d	11	1.29mi
7725 W McDowell Rd Phoenix, AZ	3.0	1.0–2.0	771	$1,705	$2.21	1d	50	1.31mi

Listing history 13 events

1. 2026-06-18
   days on market $96,900 Active 38 DOM
2. 2026-06-17
   days on market $96,900 Active 37 DOM
3. 2026-06-16
   days on market $96,900 Active 36 DOM
4. 2026-06-15
   days on market $96,900 Active 35 DOM
5. 2026-06-13
   days on market $96,900 Active 33 DOM
6. 2026-06-13
   days on market $96,900 Active 32 DOM
7. 2026-06-09
   days on market $96,900 Active 29 DOM
8. 2026-06-08
   days on market $96,900 Active 28 DOM
9. 2026-06-07
   days on market $96,900 Active 27 DOM
10. 2026-06-04
    days on market $96,900 Active 24 DOM
11. 2026-06-03
    days on market $96,900 Active 23 DOM
12. 2026-06-02
    remarks 668-char remark
13. 2026-06-02
    listed $96,900 Active 22 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 1/10 Low
• 🌡 Heat 9/10 Extreme 6 d/yr ≥112°F today · 16 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: $24,363
• − Mortgage interest: −$5,428
• − Property taxes: −$1,454
• − Insurance: −$484
• − Repairs & maintenance: −$1,949
• − Management: −$1,949
• − Depreciation: −$2,819
• Taxable income: $10,280
• Est. tax owed @ 24.0%: −$2,467
• After-tax cash flow: $8,744/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 · 13 photos

Good 75/100 Cosmetic rehab

This well-maintained mobile home is in good condition with modern updates and a good location in a gated community.

Value-add opportunities

• Both landscaping — enhances curb appeal and adds value
• Both smart home integration — increases convenience and marketability

Renovation cost estimate screening

Value-add ROI direction

• Both landscaping — enhances curb appeal and adds value ↑
• Both smart home integration — increases convenience and marketability ↑

ⓘ 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: Tolleson Union High School District (4288)
• NCES district ID: 0408520
• Math proficiency: 14% ▼ -21.00%
• Reading proficiency: 22% ▼ -14.00%
• Median HH income: $51,925
• Composite: 16.41/100
• National rank: #9193
• State rank: #188 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): 41,331
• Household income: $78,257
• Rent vs Own: 34.4% rent · 65.6% own
• Severe rent burden: 1019.0

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 Hispanic (75%)
• Race & ethnicity: Hispanic / Latino 75% Two or more races 33% White 11% Black 11% Native American 3%
• Hispanic origin (detail): Mexican 72%
• Common ancestry: Lithuanian 1% Iranian 1%
• Foreign-born: 27% · Canada
• Languages at home: 41% English-only · Spanish 57%

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: ▼ -124.22%
• Current HPI: 309.495
• Rent YoY: ▼ -1.83%
• 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

• 2026-05-11 Listed $96,900 ARMLS