6227 N Litchfield Rd #22 · Glendale, AZ 85340

$55,000

2 bd · 2.0 ba · 890 sqft · Manufactured · 12 Days on market

Built 1986 Fair condition Est $63k · 13% 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 +13.3/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.8/5.0
• Rent growth +3.0/5.0
• Schools +2.8/10.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks

Priced to sell! Enjoy low-maintenance living in a well-maintained community conveniently located near restaurants, shopping, entertainment, and Luke Air Force Base. This charming 2-bedroom, 2-bath residence offering a spacious and comfortable split floor plan. The large living area provides plenty of room to relax, entertain, or create the perfect work-from-home space. The kitchen comes complete with all appliances included, and the washer and dryer convey as well, making your move-in process simple and convenient. Ideally located near shopping, restaurants, and everyday conveniences.

Key facts

• 2 parking spots
• Community pool
• Built 1986

Property features AI

Finance

• HOA & community: Land lease community (monthly land lease $675); Association covers street maintenance and trash

Exterior

• Parking: 1 covered parking space; 1 open parking space; 1 carport space
• Utilities: City water; Public sewer
• Home design: Manufactured/Mobile home; Fee simple ownership
• Construction: Wood frame construction; Painted exterior; Composition and metal roof
• Exterior features: Desert backyard; Gravel/stone front yard; Block fencing; Pool in community

Interior

• Kitchen: Kitchen island; Laminate counters; Refrigerator; Dishwasher; Garbage disposal
• Bedrooms: 2 bedrooms
• Flooring: Carpet; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating; Central air conditioning
• Interior features: Eat-in kitchen; Breakfast bar; Kitchen island; 3/4 bath in master bedroom; Laminate counters

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $55k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $925 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $55k).
• Cap rate 26.5% 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: Millennium High School (math 39% / reading 55%, grade D-, #50 of 381 statewide, top 14%, 2,121 students, 21% FRL).
• Zoned-school proficiency averages 47% at this address vs 30% district-wide (+16 pts) — the actual schools serving this property are materially stronger than the Agua Fria Union High School District (4289) average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents rising (+1.9%/yr); 474 active listings in the ZIP; 3 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).
• This rent is only 16% of the median local income ($122k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $380 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 + 1.9% rent growth), your $15k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• Only 12 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 $55,000

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 3.00% ✓
• Cap rate: 26.47%
• Cash-on-cash: 72.05%
• DSCR: 4.21
• GRM: 2.8

CMA / ARV

• ARV (on-the-fly): $63,190
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6227 N Litchfield Rd #37	0.05mi	2/2.0	980 (+10%)	11mo	$70,000	$71	72

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 · 1.92% rent growth · sell at horizon

5-year hold

• IRR: 70.5%
• Equity multiple: 4.13×
• Total profit: $48,226
• Equity at exit: $8,201

10-year hold

• IRR: 74.2%
• Equity multiple: 8.19×
• Total profit: $110,795
• Equity at exit: $4,755

Cash invested: $15,400 (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: 2.8×

Monthly cashflow live

• Estimated rent: $1,652 medium
• Mortgage (P&I): −$288
• Tax est. 1.5%: −$69 /mo · $825/yr
• Insurance: −$23
• HOA: −$0
• Vacancy / Maint / Mgmt: −$347
• Net cashflow: $925

Break-even live

Break-even rent $481

Max offer price $55,000

Occupancy floor 39%

Sensitivity live

Price	-10% $963	-5% $944	+0% $925	+5% $906	+10% $887
Rent	-10% $794	-5% $859	+0% $925	+5% $990	+10% $1,055
Rate	-1.0pp $952	-0.5pp $939	base $925	+0.5pp $910	+1.0pp $896

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: $13,750
• Closing costs: $1,650
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
13621 W Glendale Ave Glendale, AZ	2.0–3.0	1.0–2.0	1279	$1,195	$0.93	2d	13	0.62mi
6706 N Dysart Rd Glendale, AZ	1.0–2.0	1.0–2.0	727	$1,439	$1.98	2d	42	0.87mi
5110 N 129th Ave Litchfield Park, AZ	1.0–2.0	1.0–2.0	806	$2,018	$2.50	2d	8	1.49mi

Listing history 9 events

1. 2026-06-18
   days on market $55,000 Active 12 DOM
2. 2026-06-17
   days on market $55,000 Active 11 DOM
3. 2026-06-16
   days on market $55,000 Active 10 DOM
4. 2026-06-15
   days on market $55,000 Active 9 DOM
5. 2026-06-13
   days on market $55,000 Active 7 DOM
6. 2026-06-09
   days on market $55,000 Active 3 DOM
7. 2026-06-08
   days on market $55,000 Active 2 DOM
8. 2026-06-07
   remarks 591-char remark
9. 2026-06-07
   listed $55,000 Active 1 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 3/10 Moderate
• 🌡 Heat 9/10 Extreme 6 d/yr ≥113°F today · 16 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: $19,818
• − Mortgage interest: −$3,081
• − Property taxes: −$825
• − Insurance: −$275
• − Repairs & maintenance: −$1,585
• − Management: −$1,585
• − Depreciation: −$1,600
• Taxable income: $10,866
• Est. tax owed @ 24.0%: −$2,608
• After-tax cash flow: $8,487/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

Fair 45/100 Cosmetic rehab

A fair-condition manufactured home with cosmetic updates needed, offering a low-maintenance living experience.

Repairs flagged

• Minor Paint — Paint appears faded in some areas
• Minor Landscaping — Some landscaping appears overgrown

Value-add opportunities

• Both Painting — Improves curb appeal and interior aesthetics
• Both Landscaping — Enhances curb appeal and adds value
• Both New flooring — Updates the interior and improves comfort
• Both New kitchen appliances — Modernizes the kitchen and adds value

Renovation cost estimate screening

Repair item	Severity	Est. cost
Paint · Paint appears faded in some areas	Minor	$500–3,000
Landscaping · Some landscaping appears overgrown	Minor	$500–3,000
Total estimated repair cost · 2 items		$1,000–6,000

Value-add ROI direction

• Both Painting — Improves curb appeal and interior aesthetics ↑
• Both Landscaping — Enhances curb appeal and adds value ↑
• Both New flooring — Updates the interior and improves comfort ↑
• Both New kitchen appliances — Modernizes the kitchen and adds value ↑

ⓘ 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 — 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

1 event — show timeline

• 2026-06-06 Listed $55,000 ARMLS