6227 N Litchfield Rd #89 · Glendale, AZ 85340

$89,000

2 bd · 1.0 ba · 720 sqft · Manufactured · 28 Days on market

Built 1971 Good condition 720 sqft lot

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Condition / age +4.0/5.0
• Livability +3.8/5.0
• Rent growth +3.0/5.0
• Schools +2.8/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this beautifully updated and exceptionally well-maintained 2-bedroom, 1-bath manufactured home in the desirable Litchfield Village community! From top to bottom, this charming home has been thoughtfully upgraded, offering modern comfort and peace of mind. Major improvements include roof resurfacing in 2022, brand-new mini split systems installed in 2025, updated plumbing in 2025, and a fully remodeled kitchen and bathroom completed in 2026. New dual pane windows were installed in 2026. Interior and exterior of the home was freshly painted in 2026. Kitchen electrical was also updated and a new breaker box installed. The stunning kitchen features granite countertops, a stylish tile backsplash, and stainless-steel appliances, creating the perfect space for cooking and entertaining.

Key facts

• Remodeled bathroom
• Remodeled kitchen
• Granite countertops

Tags

• MINI SPLIT SYSTEMS
• UPDATED PLUMBING
• REMODELED KITCHEN
• REMODELED BATHROOM
• DUAL PANE WINDOWS
• GRANITE COUNTERTOPS

Property features AI

Finance

• Other: Lot area listed as 720 (source indicates SqFt not available)
• HOA & community: Land lease community (monthly land lease of $675); Association covers sewer, grounds maintenance, street maintenance, and trash; Community pool; Fitness center

Exterior

• Parking: 2 covered spaces; 2 carport spaces
• Security: Gated community
• Utilities: Private water company; Public sewer
• Home design: Manufactured/mobile housing; Leasehold ownership
• Construction: Wood siding and wood frame construction; Painted exterior; Other roof type
• Exterior features: Screened-in patio(s); Shed(s); Gravel/stone front and back; Private maintained road; Asphalt road surface

Interior

• Kitchen: Built-in microwave; Pantry; Granite counters; Eat-in kitchen; Refrigerator; Dishwasher
• Bedrooms: 2 possible bedrooms
• Flooring: Laminate; Tile
• Bathrooms: 1 full bathroom
• Heating & cooling: Mini-split heating and cooling; Ceiling fan(s)
• Interior features: High-speed internet; Granite counters; Eat-in kitchen; Pantry; Dual-pane windows with vinyl frames; Refrigerator; Dishwasher
• Laundry & utility: Laundry inside

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $89k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $697 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $89k).
• Recommended offer: $88k (1.5% below list) — sets the bar for market timing.
• Cap rate 15.7% 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: Agua Fria High School (math 15% / reading 26%, grade F, #222 of 381 statewide, top 59%, 1,652 students, 62% FRL).
• 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 $615 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 + 1.9% rent growth), your $25k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 28 days — a 2% lower offer ($88k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

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 $87,665 (1.5% below list)

Questions for the listing agent

1. Built in 1971 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.87% ✓
• Cap rate: 15.69%
• Cash-on-cash: 33.55%
• DSCR: 2.49
• GRM: 4.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 1.92% rent growth · sell at horizon

5-year hold

• IRR: 27.6%
• Equity multiple: 2.13×
• Total profit: $28,189
• Equity at exit: $13,270

10-year hold

• IRR: 34.5%
• Equity multiple: 3.99×
• Total profit: $74,615
• Equity at exit: $7,695

Cash invested: $24,920 (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: 4.5×

Monthly cashflow live

• Estimated rent: $1,660 medium
• Mortgage (P&I): −$467
• Tax est. 1.5%: −$111 /mo · $1,335/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$349
• Net cashflow: $697

Break-even live

Break-even rent $779

Max offer price $89,000

Occupancy floor 53%

Sensitivity live

Price	-10% $758	-5% $727	+0% $697	+5% $666	+10% $635
Rent	-10% $565	-5% $631	+0% $697	+5% $762	+10% $828
Rate	-1.0pp $741	-0.5pp $719	base $697	+0.5pp $674	+1.0pp $650

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: $22,250
• Closing costs: $2,670
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
13517 W Glendale Ave Glendale, AZ	1.0	1.0	450	$1,199	$2.66	2d	27	0.64mi
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 15 events

1. 2026-06-18
   days on market $89,000 Active 28 DOM
2. 2026-06-17
   days on market $89,000 Active 27 DOM
3. 2026-06-16
   days on market $89,000 Active 26 DOM
4. 2026-06-15
   days on market $89,000 Active 25 DOM
5. 2026-06-13
   days on market $89,000 Active 23 DOM
6. 2026-06-09
   days on market $89,000 Active 19 DOM
7. 2026-06-08
   days on market $89,000 Active 18 DOM
8. 2026-06-07
   days on market $89,000 Active 17 DOM
9. 2026-06-04
   days on market $89,000 Active 14 DOM
10. 2026-06-03
    days on market $89,000 Active 13 DOM
11. 2026-06-02
    days on market $89,000 Active 12 DOM
12. 2026-06-01
    days on market $89,000 Active 11 DOM
13. 2026-05-31
    days on market $89,000 Active 10 DOM
14. 2026-05-22
    listed $89,000 Active 800-char remark

    Show marketing remark (800 chars)

    Welcome to this beautifully updated and exceptionally well-maintained 2-bedroom, 1-bath manufactured home in the desirable Litchfield Village community! From top to bottom, this charming home has been thoughtfully upgraded, offering modern comfort and peace of mind. Major improvements include roof resurfacing in 2022, brand-new mini split systems installed in 2025, updated plumbing in 2025, and a fully remodeled kitchen and bathroom completed in 2026. New dual pane windows were installed in 2026. Interior and exterior of the home was freshly painted in 2026. Kitchen electrical was also updated and a new breaker box installed. The stunning kitchen features granite countertops, a stylish tile backsplash, and stainless-steel appliances, creating the perfect space for cooking and entertaining.

15. 2026-05-21
    listed $89,000 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 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: $19,925
• − Mortgage interest: −$4,985
• − Property taxes: −$1,335
• − Insurance: −$445
• − Repairs & maintenance: −$1,594
• − Management: −$1,594
• − Depreciation: −$2,589
• Taxable income: $7,382
• Est. tax owed @ 24.0%: −$1,772
• After-tax cash flow: $6,588/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 · 18 photos

Good 80/100 Cosmetic rehab

This well-maintained and updated manufactured home in Litchfield Village offers modern comfort and a fresh look, with recent improvements in the kitchen, bathroom, and exterior.

Value-add opportunities

• Both landscaping — enhances curb appeal and adds value
• Both exterior paint — fresh paint improves appearance and value
• Both HVAC system — newer systems improve comfort and energy efficiency

Renovation cost estimate screening

Value-add ROI direction

• Both landscaping — enhances curb appeal and adds value ↑
• Both exterior paint — fresh paint improves appearance and value ↑
• Both HVAC system — newer systems improve comfort and energy efficiency ↑

ⓘ 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

+0.0% since first listed

2 events — show timeline

• 2026-05-22 Listed $89,000 PAARMLS as Distributed by MLS Grid
• 2026-05-21 Listed $89,000 ARMLS