608 W Frontier St #24 · Eloy, AZ 85131

$35,000

3 bd · 2.0 ba · 900 sqft · Manufactured · 227 Days on market

Built 2018 900 sqft lot Est $25k · 39% over ↓ 12% since listing

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Why this score? — see what drove the C+ 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
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

NO AGE RESTICTION!! 3 bedroom 2 bath build in 2018. Lease lot $415!

Key facts

• Built 2018
• Listed 227 days

Property features AI

Finance

• Other:
• Financial info:
• HOA & community: Land lease required — $415 monthly; No association fees

Exterior

• Parking:
• Security:
• Utilities: City water; Private sewer
• Home design: Manufactured/Mobile home; Leasehold ownership
• Construction: Wood frame construction; Painted exterior; Composition roof
• Exterior features: Corner lot; Gravel/stone front and back; Fenced (other); Exterior storage

Interior

• Kitchen: Built-in microwave; Refrigerator; Dishwasher; Garbage disposal
• Bedrooms: 3 possible bedrooms
• Flooring: Laminate flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating; Central air; Ceiling fans
• Interior features: High-speed internet; Full bathroom in primary bedroom; Dual-pane windows; Storage
• Laundry & utility: Laundry inside with washer/dryer hookup only

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $35k.

Deal economics

• At list price, monthly cash flow is $750 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $35k).
• Recommended offer: $31k (12.0% below list) — sets the bar for market timing.
• Cap rate 32.0% vs local median 1.3% in Eloy — 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 65/100 on livability (#78 in AZ) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: crime D+, schools F, amenities D-.
• Santa Cruz Valley Union High School District (4454) (town): math 11% / reading 30% proficiency, ranked #382 of 501 in AZ (top 76%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 440 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals leasing fast (median 1d on market — plan ~1-2 weeks tenant-placement turnaround); 9,504 units permitted in Pinal County in 2024 (776 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $242 of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $10k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 227 days — a 12% lower offer ($31k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 3y ago; this cycle's ask has dropped $10k (22%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $30,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 227 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
5. 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?
6. 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.
7. 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.
8. 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: 3.59% ✓
• Cap rate: 32.02%
• Cash-on-cash: 91.89%
• DSCR: 5.09
• GRM: 2.3

CMA / ARV

• ARV (on-the-fly): $25,200
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
799 W Battaglia Rd #23	0.22mi	2/1.5 (-1)	900 (0%)	14mo	$13,000	$14	71
799 W Battaglia Rd #18	0.20mi	3/1.0	800 (-11%)	2mo	$22,000	$28	67
799 W Battaglia Rd #01	0.22mi	3/2.0	960 (+7%)	21mo	$28,500	$30	61

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 92.6%
• Equity multiple: 5.30×
• Total profit: $42,141
• Equity at exit: $5,219

10-year hold

• IRR: 95.5%
• Equity multiple: 11.03×
• Total profit: $98,316
• Equity at exit: $3,026

Cash invested: $9,800 (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 85131

• Home prices YoY: -25.9%
• Active inventory: 440
• Price-to-rent: 2.3×

Monthly cashflow live

• Estimated rent: $1,256 medium
• Mortgage (P&I): −$184
• Tax est. 1.5%: −$44 /mo · $525/yr
• Insurance: −$15
• HOA: −$0
• Vacancy / Maint / Mgmt: −$264
• Net cashflow: $750

Break-even live

Break-even rent $306

Max offer price $35,000

Occupancy floor 35%

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: $8,750
• Closing costs: $1,050
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
810 N Curiel St Unit A Eloy, AZ	2.0	1.0	600	$1,050	$1.75	1d	1	0.39mi
401 N D St Eloy, AZ	2.0–3.0	1.0	875	$950	$1.09	1d	4	0.91mi
403 N Sunshine Blvd Unit A Eloy, AZ	2.0	1.0	805	$1,095	$1.36	1d	1	1.01mi
403 N Sunshine Blvd Unit C Eloy, AZ	2.0	1.0	805	$1,145	$1.42	1d	1	1.01mi

Listing history 21 events

1. 2026-06-18
   days on market $35,000 Active 227 DOM
2. 2026-06-17
   days on market $35,000 Active 226 DOM
3. 2026-06-16
   days on market $35,000 Active 225 DOM
4. 2026-06-15
   days on market $35,000 Active 224 DOM
5. 2026-06-13
   days on market $35,000 Active 222 DOM
6. 2026-06-13
   pricedays on market $35,000 Active 221 DOM
7. 2026-06-09
   days on market $39,500 Active 218 DOM
8. 2026-06-08
   days on market $39,500 Active 217 DOM
9. 2026-06-07
   days on market $39,500 Active 216 DOM
10. 2026-06-04
    days on market $39,500 Active 213 DOM
11. 2026-06-03
    days on market $39,500 Active 212 DOM
12. 2026-06-02
    days on market $39,500 Active 211 DOM
13. 2026-06-01
    days on market $39,500 Active 210 DOM
14. 2026-05-31
    days on market $39,500 Active 209 DOM
15. 2026-04-16
    price $39,500
16. 2025-12-29
    price $45,000
17. 2025-12-29
    price $40,000
18. 2025-11-01
    listed $45,000 Active
19. 2023-06-05
    soldstatus $40,000 Closed 67-char remark

    Show marketing remark (67 chars)

    NO AGE RESTICTION!! 3 bedroom 2 bath build in 2018. Lease lot $415!

20. 2023-05-24
    historical Under Contract Accepting Backups 67-char remark

    Show marketing remark (67 chars)

    NO AGE RESTICTION!! 3 bedroom 2 bath build in 2018. Lease lot $415!

21. 2023-05-12
    listed $45,000 Active 67-char remark

    Show marketing remark (67 chars)

    NO AGE RESTICTION!! 3 bedroom 2 bath build in 2018. Lease lot $415!

ⓘ 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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 9/10 Extreme 7 d/yr ≥112°F today · 20 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: $15,073
• − Mortgage interest: −$1,961
• − Property taxes: −$525
• − Insurance: −$175
• − Repairs & maintenance: −$1,206
• − Management: −$1,206
• − Depreciation: −$1,018
• Taxable income: $8,982
• Est. tax owed @ 24.0%: −$2,156
• After-tax cash flow: $6,849/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: Santa Cruz Valley Union High School District (4454)
• NCES district ID: 0407530
• Math proficiency: 11% ▲ 1.00%
• Reading proficiency: 30% ▲ 15.00%
• Median HH income: $24,927
• Composite: 19.12/100
• National rank: #13971
• State rank: #382 of 501 in AZ

Livability — Eloy

• Score: 65/100
• State rank: #78
• US rank: #12496

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Eloy, AZ
• County: Pinal County · 399,947 people
• City population: 18,794
• Metro: Phoenix-Mesa-Chandler, AZ
• Population (ZIP): 18,794
• Household income: $56,576
• Rent vs Own: 24.6% rent · 75.4% own
• Severe rent burden: 301.0

Population outlook (Pinal County) Hauer SSP2

• Today (2025): 437,574 people
• By 2030: 446,903 · +2.1%
• By 2040: 452,589 · +3.4%
• By 2050: 444,126 · +1.5%
• By 2075: 430,300 · -1.7%
• By 2100: 393,536 · -10.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.65)
• Race & ethnicity: Hispanic / Latino 47% White 36% Two or more races 16% Black 8% Native American 5% Pacific Islander 1%
• Hispanic origin (detail): Mexican 43%
• Common ancestry: Italian 4% Slovak 1% Lithuanian 1%
• Foreign-born: 16% · Canada
• Languages at home: 65% English-only · Spanish 32% Other Asian/Pacific 1% Russian/Polish/Slavic 1%

Political lean MEDSL · Pinal

• 2024 margin: Strong R (+22.1) · D 38.5% · R 60.6%
• 2008→2024 swing: -7.6pp toward R · 2008: -14.5pp · 2024: -22.1pp
• All cycles: 2024: R+22.1 2020: R+17.3 2016: R+19.3 2012: R+17.1 2008: R+14.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -60.00%
• Current HPI: 171.3217
• Rent YoY: —
• 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

-12.2% since first listed

7 events — show timeline

• 2026-04-16 Price Changed $39,500 ARMLS
• 2025-12-29 Price Changed $45,000 ARMLS
• 2025-12-29 Price Changed $40,000 ARMLS
• 2025-11-01 Listed $45,000 ARMLS
• 2023-06-05 Sold (MLS) $40,000 ARMLS
• 2023-05-24 Contingent — ARMLS
• 2023-05-12 Listed $45,000 ARMLS