1250 E Bell Rd #11 · Phoenix, AZ 85022

$89,999

2 bd · 1.0 ba · 960 sqft · Manufactured · 140 Days on market

Manufactured home Built 2024 Good condition $94/sqft · 13% above area Est $80k · 12% over ↓ 18% 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
• DSCR +10.0/10.0
• 1% rule +8.5/10.0
• Condition / age +4.0/5.0
• Schools +3.8/10.0
• Livability +3.8/5.0
• Rent growth +2.2/5.0
• ARV discount +1.9/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

** 3 MOS FREE RENT with your accepted Offer ** CHEAPEST LOT RENT in the area! Welcome to this brand-new Cavco 2024 manufactured home in North Phoenix! Offering two bedrooms, one bathroom and featuring a desirable open floorplan with a bright, modern feel, this home is clean, stylish and completely move-in ready. Enjoy a prime location close to shopping, banks, major highways and public transportation. Whether you are looking to simplify without sacrificing location or comfort OR a fantastic opportunity for convenient, low-maintenance living - this home is ready for its new owner!

Key facts

• 3 parking spots
• Community pool
• Built 2024

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $90k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $335 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Recommended offer: $79k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.8% 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.
• Paradise Valley Unified District (4241) (urban): math 39% / reading 46% proficiency, ranked #56 of 249 in AZ (top 22%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Echo Mountain Primary School (math 22% / reading 22%, grade F, #687 of 1,109 statewide, top 65%, 530 students, 74% FRL); Vista Verde Middle School (math 13% / reading 26%, grade F, #134 of 218 statewide, top 63%, 544 students, 71% FRL); North Canyon High School (math 13% / reading 23%, grade F, #242 of 381 statewide, top 64%, 1,842 students, 55% FRL) — zoned schools average 66% FRL vs 29% district-wide (37 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 20% at this address vs 42% district-wide (-23 pts) — the specific schools serving this property underperform the Paradise Valley Unified District (4241) average; the district grade overstates school quality for this exact location.
• Market conditions: Rents soft (-1.2%/yr); 288 active listings in the ZIP; 31 comparable units currently listed for rent nearby; rentals leasing fast (median 4d on market — plan ~1-2 weeks tenant-placement turnaround); 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 $622 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.

Negotiation context

• It's been on market 140 days — a 12% lower offer ($79k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 6→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $79,199 (12.0% below list)

Questions for the listing agent

1. It's been on market 140 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. 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: 1.35% ✓
• Cap rate: 10.76%
• Cash-on-cash: 15.95%
• DSCR: 1.71
• GRM: 6.2

CMA / ARV

• ARV (median comp): $80,000
• List price: $89,999
• Delta: 12.50%
• Verdict: OVERPRICED
• Comps: 3 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1304 E Bell Rd #79	0.07mi	2/2.0	960 (0%)	17mo	$50,000	$52	78
1304 E Bell Rd #76	0.07mi	3/2.0 (+1)	960 (0%)	17mo	$99,000	$103	73
17607 N 15th Pl	0.42mi	2/2.0	960 (0%)	22mo	$200,000	$208	58
17825 N 7th St #105	0.69mi	2/2.0	840 (-12%)	1mo	$35,000	$42	42
1525 E Helena Dr	0.33mi	2/2.0	1,095 (+14%)	23mo	$196,500	$179	38
1606 E Michelle Dr #138	0.66mi	2/2.0	896 (-7%)	21mo	$52,000	$58	37
1633 E Villa Rita Dr	0.72mi	2/2.0	1,026 (+7%)	19mo	$145,000	$141	36
1701 E Villa Rita Dr	0.73mi	2/2.0	1,056 (+10%)	15mo	$132,000	$125	33

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: 3.4%
• Equity multiple: 1.13×
• Total profit: $3,212
• Equity at exit: $13,419

10-year hold

• IRR: 9.9%
• Equity multiple: 1.66×
• Total profit: $16,616
• Equity at exit: $7,781

Cash invested: $25,200 (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 85022

• Rents YoY: -1.2%
• Active inventory: 288
• Price-to-rent: 6.2×

Monthly cashflow live

• Estimated rent: $1,211 high
• Mortgage (P&I): −$472
• Tax est. 1.5%: −$112 /mo · $1,350/yr
• Insurance: −$37
• HOA: −$0
• Lot rent leased land?: −$0
• Vacancy / Maint / Mgmt: −$254
• Net cashflow: $335

Break-even live

Break-even rent $787

Max offer price $89,999

Occupancy floor 67%

Sensitivity live

Price	-10% $397	-5% $366	+0% $335	+5% $304	+10% $273
Rent	-10% $239	-5% $287	+0% $335	+5% $383	+10% $431
Rate	-1.0pp $380	-0.5pp $358	base $335	+0.5pp $312	+1.0pp $288

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: $22,500
• Closing costs: $2,700
• Reserves months: —
• Total cash needed: —

Rent comps 31 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1100 E Bell Rd Phoenix, AZ	1.0–3.0	1.0–2.0	987	$1,824	$1.85	1d	22	0.17mi
17017 N 12th St Phoenix, AZ	2.0	1.0–2.0	1069	$1,547	$1.45	1d	9	0.18mi
1450 E Bell Rd Phoenix, AZ	1.0–3.0	1.0–2.0	957	$1,556	$1.63	0d	90	0.21mi
17617 N 9th St Phoenix, AZ	1.0–3.0	1.0–2.0	956	$1,513	$1.58	1d	39	0.34mi
16601 N 12th St Phoenix, AZ	1.0–3.0	1.0–2.0	1242	$1,697	$1.37	1d	20	0.36mi
17249 N 7th St Phoenix, AZ	1.0–3.0	1.0–2.0	1082	$1,538	$1.42	0d	49	0.48mi
17625 N 7th St Phoenix, AZ	1.0–3.0	1.0–2.0	925	$1,369	$1.48	1d	6	0.57mi
1750 E Bell Rd Phoenix, AZ	1.0–2.0	1.0	700	$1,349	$1.93	26d	1	0.62mi
1032 E Villa Maria Dr Phoenix, AZ	2.0	2.0	1097	$1,850	$1.69	10d	1	0.66mi
1032 E Villa Maria Dr Phoenix, AZ	2.0	2.0	1097	$1,850	$1.69	22d	1	0.66mi
1814 E Bell Rd Phoenix, AZ	1.0–2.0	1.0–2.0	987	$1,663	$1.68	1d	11	0.67mi
719 E Lola Dr Phoenix, AZ	1.0	1.0	688	$2,900	$4.22	10d	1	0.75mi
726 E Villa Rita Dr Phoenix, AZ	2.0	2.0	1088	$2,000	$1.84	20d	1	0.78mi
726 E Villa Rita Dr Phoenix, AZ	2.0	2.0	1088	$2,000	$1.84	13d	1	0.78mi
16220 N 7th St Phoenix, AZ	1.0–2.0	1.0–2.0	885	$1,708	$1.93	0d	31	0.97mi
10 E Bell Rd Phoenix, AZ	2.0	1.0–2.0	658	$1,430	$2.17	0d	35	1.04mi
18217 N 2nd Pl Phoenix, AZ	2.0	1.0	833	$1,300	$1.56	19d	1	1.08mi
11 E Bell Rd Phoenix, AZ	1.0–2.0	1.0–2.0	950	$1,705	$1.79	0d	11	1.09mi
2067 E Charleston Ave Phoenix, AZ	2.0	2.0	840	$1,395	$1.66	26d	1	1.14mi
110 E Greenway Pkwy Phoenix, AZ	1.0–3.0	1.0–2.0	968	$1,640	$1.69	0d	8	1.14mi
2077 E Charleston Ave Phoenix, AZ	2.0	1.0	720	$1,295	$1.80	26d	1	1.16mi
110 W Bell Rd Phoenix, AZ	1.0	1.0	845	$1,499	$1.77	10d	1	1.17mi
110 W Bell Rd Unit 1 Phoenix, AZ	1.0	1.0	739	$1,299	$1.76	26d	1	1.19mi
110 W Bell Rd Unit 12 Phoenix, AZ	1.0	1.0	856	$1,399	$1.63	26d	1	1.19mi
110 W Bell Rd Unit 2 Phoenix, AZ	2.0	2.0	980	$1,649	$1.68	26d	1	1.19mi
16609 N 1st Ave Phoenix, AZ	2.0	1.0	910	$1,350	$1.48	0d	1	1.20mi
220 W Bell Rd Phoenix, AZ	1.0–3.0	1.0–2.0	1082	$1,564	$1.45	4d	32	1.29mi
17602 N Cave Creek Rd Phoenix, AZ	2.0	1.0–2.0	650	$1,625	$2.50	1d	10	1.32mi
2201 E Kathleen Rd Phoenix, AZ	3.0	2.0	1068	$2,405	$2.25	26d	1	1.41mi
2311 E Union Hills Dr Phoenix, AZ	1.0–2.0	1.0–2.0	835	$1,681	$2.01	1d	11	1.45mi
18202 N Cave Creek Rd Phoenix, AZ	1.0–3.0	1.0–2.0	722	$1,148	$1.59	6d	7	1.47mi

Listing history 19 events

1. 2026-06-22
   days on market $89,999 Active 140 DOM
2. 2026-06-21
   days on market $89,999 Active 139 DOM
3. 2026-06-18
   days on market $89,999 Active 136 DOM
4. 2026-06-17
   days on market $89,999 Active 135 DOM
5. 2026-06-16
   days on market $89,999 Active 134 DOM
6. 2026-06-15
   days on market $89,999 Active 133 DOM
7. 2026-06-13
   days on market $89,999 Active 131 DOM
8. 2026-06-13
   days on market $89,999 Active 130 DOM
9. 2026-06-09
   days on market $89,999 Active 127 DOM
10. 2026-06-08
    days on market $89,999 Active 126 DOM
11. 2026-06-07
    days on market $89,999 Active 125 DOM
12. 2026-06-04
    days on market $89,999 Active 122 DOM
13. 2026-06-03
    days on market $89,999 Active 121 DOM
14. 2026-06-02
    days on market $89,999 Active 120 DOM
15. 2026-06-01
    days on market $89,999 Active 119 DOM
16. 2026-05-31
    days on market $89,999 Active 118 DOM
17. 2026-04-27
    price $89,999 587-char remark

    Show marketing remark (587 chars)

    ** 3 MOS FREE RENT with your accepted Offer ** CHEAPEST LOT RENT in the area! Welcome to this brand-new Cavco 2024 manufactured home in North Phoenix! Offering two bedrooms, one bathroom and featuring a desirable open floorplan with a bright, modern feel, this home is clean, stylish and completely move-in ready. Enjoy a prime location close to shopping, banks, major highways and public transportation. Whether you are looking to simplify without sacrificing location or comfort OR a fantastic opportunity for convenient, low-maintenance living - this home is ready for its new owner!

18. 2026-03-07
    price $104,999 587-char remark

    Show marketing remark (587 chars)

    ** 3 MOS FREE RENT with your accepted Offer ** CHEAPEST LOT RENT in the area! Welcome to this brand-new Cavco 2024 manufactured home in North Phoenix! Offering two bedrooms, one bathroom and featuring a desirable open floorplan with a bright, modern feel, this home is clean, stylish and completely move-in ready. Enjoy a prime location close to shopping, banks, major highways and public transportation. Whether you are looking to simplify without sacrificing location or comfort OR a fantastic opportunity for convenient, low-maintenance living - this home is ready for its new owner!

19. 2026-02-01
    listed $110,000 Active 587-char remark

    Show marketing remark (587 chars)

    ** 3 MOS FREE RENT with your accepted Offer ** CHEAPEST LOT RENT in the area! Welcome to this brand-new Cavco 2024 manufactured home in North Phoenix! Offering two bedrooms, one bathroom and featuring a desirable open floorplan with a bright, modern feel, this home is clean, stylish and completely move-in ready. Enjoy a prime location close to shopping, banks, major highways and public transportation. Whether you are looking to simplify without sacrificing location or comfort OR a fantastic opportunity for convenient, low-maintenance living - this home is ready for its new owner!

ⓘ 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 4/10 Moderate
• 🌡 Heat 8/10 Severe 6 d/yr ≥110°F today · 15 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,534
• − Mortgage interest: −$5,041
• − Property taxes: −$1,350
• − Insurance: −$450
• − Repairs & maintenance: −$1,163
• − Management: −$1,163
• − Depreciation: −$2,618
• Taxable income: $2,749
• Est. tax owed @ 24.0%: −$660
• After-tax cash flow: $3,358/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 · 12 photos

Good 80/100 None rehab

This move-in ready manufactured home offers a bright, modern floorplan with excellent curb appeal and minimal maintenance needs.

Value-add opportunities

• Both Paint exterior siding — Enhances curb appeal and value
• Both Replace window treatments — Modernizes look and improves energy efficiency
• Both Install smart home devices — Enhances convenience and marketability

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior siding — Enhances curb appeal and value ↑
• Both Replace window treatments — Modernizes look and improves energy efficiency ↑
• Both Install smart home devices — Enhances 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: Paradise Valley Unified District (4241)
• NCES district ID: 0405930
• Math proficiency: 39% ▼ -11.00%
• Reading proficiency: 46% ▼ -7.00%
• Median HH income: $64,106
• Composite: 37.89/100
• National rank: #4316
• State rank: #56 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): 53,811
• Household income: $69,927
• Rent vs Own: 47.7% rent · 52.3% own
• Severe rent burden: 2976.0

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 0.59)
• Race & ethnicity: White 59% Hispanic / Latino 22% Two or more races 11% Black 10% Asian 3% Native American 3%
• Hispanic origin (detail): Mexican 18%
• Common ancestry: Romanian 3% Lithuanian 2% Italian 1%
• Foreign-born: 14% · Canada, China, Vietnam
• Languages at home: 79% English-only · Spanish 13% Other Indo-European 2% Russian/Polish/Slavic 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: ▼ -329.75%
• Current HPI: 313.5085
• Rent YoY: ▼ -1.21%
• 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

-18.2% since first listed

3 events — show timeline

• 2026-04-27 Price Changed $89,999 ARMLS
• 2026-03-07 Price Changed $104,999 ARMLS
• 2026-02-01 Listed $110,000 ARMLS