2131 E Union Hills Dr Unit M34 · Phoenix, AZ 85024

$139,900

3 bd · 2.0 ba · 1,400 sqft · Manufactured · 6 Days on market

Built 2017 Good condition 4,500 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
• Schools +3.8/10.0
• Livability +3.8/5.0
• Rent growth +2.9/5.0
• Appreciation +0.0/10.0

Listing remarks

Seize the chance to own this charming 3-bedroom, 2-bath mobile home in Buffalo Ridge MHP! You're welcomed by an inviting front porch, perfect for morning coffee or outdoor relaxation. Discover a serene living room wth vaulted ceilings, a soothing palette, blinds, and soft carpeting for added comfort. The eat-in kitchen comes with crisp white shaker cabinetry with crown moulding, recessed lighting, and essential built-in appliances for a seamless cooking experience. The cozy primary bedroom features a private bathroom with double sinks and a convenient walk-in closet. Amenities galore: dog park, children's play area, basketball court and pool. Roomy shed for additional storage. Home comes fu

Key facts

• Walk-in closet
• Front porch
• Living room

Tags

• FRONT PORCH
• LIVING ROOM
• EAT-IN KITCHEN
• WHITE SHAKER CABINETRY
• PRIVATE BATHROOM
• WALK-IN CLOSET

Property features AI

Finance

• Other: Lot size approx. 4,500 (owner source)
• HOA & community: Land lease of $790 monthly; Association covers grounds maintenance, street maintenance, and trash; Community pool; Community playground; Biking/walking path

Exterior

• Parking: 2 covered parking spaces; 2 carport spaces
• Utilities: City water; Public sewer
• Home design: Manufactured / mobile home; Leasehold ownership
• Construction: Aluminum siding; Steel frame construction; Wood frame construction; Composition roof
• Exterior features: Private street access; On-site storage; Shed(s) on property; Gravel/stone front yard; Gravel/stone back yard; Private maintained road

Interior

• Kitchen: Built-in microwave; Laminate countertops; Dishwasher; Garbage disposal; Refrigerator
• Bedrooms: 3 possible bedrooms
• Flooring: Carpet; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating; Central air conditioning
• Interior features: High-speed internet; Double vanity in bathroom; Primary bedroom on main level; No interior steps; Vaulted ceilings; Full bathroom in master bedroom; Laminate counters
• Laundry & utility: Indoor laundry

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $140k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $812 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $140k).
• Cap rate 13.3% 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 rising (+1.4%/yr); 201 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals leasing fast (median 9d 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $967 of loan paydown is wiped out by about $4k 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 + 1.4% rent growth), your $39k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $139,900

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 1.61% ✓
• Cap rate: 13.26%
• Cash-on-cash: 24.88%
• DSCR: 2.11
• GRM: 5.2

CMA / ARV

• ARV (on-the-fly): $92,400
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
18223 N 21st Pl #52	0.18mi	3/2.0	1,344 (-4%)	1mo	$93,000	$69	84
1820 E Grovers Ave	0.62mi	3/2.0	1,440 (+3%)	3mo	$284,000	$197	64
2233 E Behrend Dr #26	0.68mi	3/2.0	1,456 (+4%)	5mo	$125,000	$86	57
18018 N 17th Way	0.64mi	3/2.0	1,300 (-7%)	6mo	$114,000	$88	53
17844 N 17th Pl	0.71mi	2/2.0 (-1)	1,456 (+4%)	3mo	$96,000	$66	53
1955 E Grovers Ave #10	0.57mi	3/2.0	1,568 (+12%)	4mo	$55,500	$35	50
2233 E Behrend Dr #78	0.68mi	3/2.0	1,248 (-11%)	0mo	$69,900	$56	50
1638 E John Cabot Rd	0.72mi	2/2.0 (-1)	1,344 (-4%)	6mo	$85,000	$63	50
2233 E Behrend Dr #17	0.72mi	3/2.0	1,512 (+8%)	6mo	$135,000	$89	48
1634 E Michelle Dr	0.72mi	3/2.0	1,568 (+12%)	1mo	$75,000	$48	46
1802 E Campo Bello Dr #29	0.67mi	3/2.0	1,232 (-12%)	4mo	$80,000	$65	45
2233 E Behrend Dr #48	0.68mi	2/2.0 (-1)	1,568 (+12%)	1mo	$70,000	$45	42

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 · 1.44% rent growth · sell at horizon

5-year hold

• IRR: 16.5%
• Equity multiple: 1.65×
• Total profit: $25,614
• Equity at exit: $20,860

10-year hold

• IRR: 24.0%
• Equity multiple: 2.92×
• Total profit: $75,211
• Equity at exit: $12,096

Cash invested: $39,172 (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 85024

• Home prices YoY: -21.0%
• Rents YoY: 1.4%
• Active inventory: 201
• Price-to-rent: 5.2×

Monthly cashflow live

• Estimated rent: $2,252 high
• Mortgage (P&I): −$734
• Tax est. 1.5%: −$175 /mo · $2,098/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$473
• Net cashflow: $812

Break-even live

Break-even rent $1,224

Max offer price $139,900

Occupancy floor 59%

Sensitivity live

Price	-10% $909	-5% $861	+0% $812	+5% $764	+10% $716
Rent	-10% $634	-5% $723	+0% $812	+5% $901	+10% $990
Rate	-1.0pp $883	-0.5pp $848	base $812	+0.5pp $776	+1.0pp $739

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: $34,975
• Closing costs: $4,197
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2221 E Union Hills Dr #158 Phoenix, AZ	3.0	2.0	1332	$2,100	$1.58	19d	1	0.09mi
2311 E Union Hills Dr Phoenix, AZ	1.0–2.0	1.0–2.0	835	$1,681	$2.01	0d	11	0.10mi
18611 N 22nd St Phoenix, AZ	3.0	3.0	1851	$2,200	$1.19	13d	1	0.11mi
18611 N 22nd St #72 Phoenix, AZ	3.0	2.5	1851	$2,200	$1.19	15d	1	0.11mi
18660 N Cave Creek Rd Phoenix, AZ	1.0–3.0	1.0–2.0	961	$1,940	$2.02	0d	11	0.20mi
2239 E Morrow Dr Phoenix, AZ	3.0	3.0	1545	$2,199	$1.42	0d	1	0.22mi
2239 E Morrow Dr Phoenix, AZ	3.0	3.0	1545	$2,199	$1.42	3d	1	0.22mi
18416 N Cave Creek Rd Phoenix, AZ	2.0	1.0–2.0	786	$3,000	$3.81	0d	8	0.23mi
18416 N Cave Creek Rd Phoenix, AZ	2.0	1.0–2.0	786	$3,000	$3.81	4d	9	0.23mi
1717 E Union Hills Dr Phoenix, AZ	2.0–3.0	2.0	1245	$4,000	$3.21	22d	4	0.48mi
1717 E Union Hills Dr Phoenix, AZ	2.0–3.0	2.0	1169	$4,000	$3.42	3d	3	0.48mi
18835 N 25th Way Unit A Phoenix, AZ	4.0	2.0	1282	$1,900	$1.48	0d	1	0.52mi
2335 E Utopia Rd Unit 16 Phoenix, AZ	3.0	2.5	1426	$2,550	$1.79	19d	1	0.55mi
1717 E Union Hills Dr #1052 Phoenix, AZ	2.0	2.0	1160	$4,000	$3.45	44d	1	0.56mi
2336 E Utopia Rd Phoenix, AZ	2.0–3.0	2.5	1327	$2,395	$1.80	6d	1	0.58mi
2554 E Villa Rita Dr Phoenix, AZ	2.0	1.0	1118	$2,750	$2.46	25d	1	0.59mi
2602 E Charleston Ave Phoenix, AZ	3.0	2.0	1426	$2,100	$1.47	25d	1	0.66mi
17833 N 26th St Phoenix, AZ	4.0	2.0	1220	$2,397	$1.96	2d	1	0.66mi
1702 E Michelle Dr Phoenix, AZ	2.0	2.0	1300	$2,200	$1.69	5d	1	0.71mi
2755 E Michigan Ave Phoenix, AZ	3.0	2.0	1316	$2,700	$2.05	18d	1	0.75mi
2719 E Charleston Ave Phoenix, AZ	3.0	1.5	1670	$1,891	$1.13	22d	1	0.77mi
19635 N Cave Creek Rd Phoenix, AZ	3.0	1.0–2.0	999	$1,933	$1.93	0d	20	0.83mi
17150 N 23rd St #135 Phoenix, AZ	2.0	2.5	1186	$1,900	$1.60	15d	1	0.83mi
17606 N 17th Pl Phoenix, AZ	2.0–3.0	2.0–2.5	1463	$2,300	$1.57	0d	2	0.85mi
17606 N 17th Pl Phoenix, AZ	2.0–3.0	2.5	1472	$2,300	$1.56	13d	3	0.85mi
18633 N 15th St Phoenix, AZ	3.0	2.0	1240	$2,249	$1.81	8d	1	0.85mi
2030 E Wahalla Ln Phoenix, AZ	3.0	2.0	1400	$2,115	$1.51	3d	1	0.85mi
17365 N Cave Creek Rd #124 Phoenix, AZ	3.0	2.5	1468	$2,299	$1.57	15d	1	0.86mi
19460 N 27th Pl Phoenix, AZ	4.0	2.0	1598	$3,300	$2.07	44d	1	0.86mi
1506 E Wescott Dr Phoenix, AZ	3.0	2.0	1136	$2,045	$1.80	6d	1	0.87mi
1510 E Taro Ln Phoenix, AZ	3.0	2.0	1136	$2,149	$1.89	25d	1	0.88mi
17223 N Cave Creek Rd #7 Phoenix, AZ	3.0	3.0	1550	$1,645	$1.06	22d	1	0.89mi
17223 N Cave Creek Rd #7 Phoenix, AZ	3.0	3.0	1550	$1,745	$1.13	25d	1	0.89mi
18626 N 29th Pl Phoenix, AZ	4.0	2.0	1600	$2,995	$1.87	8d	1	0.90mi
2636 E Tonto Ln Phoenix, AZ	3.0	2.0	1850	$2,800	$1.51	25d	1	0.90mi
20007 N 20th Way Phoenix, AZ	3.0	2.0	1251	$3,900	$3.12	44d	1	0.90mi
1814 E Bell Rd Phoenix, AZ	1.0–2.0	1.0–2.0	987	$1,663	$1.68	0d	11	0.91mi
17150 N 23rd St Phoenix, AZ	2.0	2.0–2.5	1172	$1,712	$1.46	5d	2	0.92mi
17150 N 23rd St Phoenix, AZ	2.0	2.0–2.5	1172	$1,712	$1.46	4d	2	0.92mi
2150 E Bell Rd Phoenix, AZ	2.0–3.0	2.0–2.5	1310	$2,200	$1.68	0d	2	0.92mi

Listing history 6 events

1. 2026-06-18
   days on market $139,900 Active 6 DOM
2. 2026-06-17
   days on market $139,900 Active 5 DOM
3. 2026-06-16
   days on market $139,900 Active 4 DOM
4. 2026-06-15
   days on market $139,900 Active 3 DOM
5. 2026-06-13
   remarks 699-char remark
6. 2026-06-13
   listed $139,900 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 4/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥110°F today · 18 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $27,023
• − Mortgage interest: −$7,837
• − Property taxes: −$2,098
• − Insurance: −$700
• − Repairs & maintenance: −$2,162
• − Management: −$2,162
• − Depreciation: −$4,070
• Taxable income: $7,995
• Est. tax owed @ 24.0%: −$1,919
• After-tax cash flow: $7,828/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 Cosmetic rehab

This charming 3-bedroom, 2-bath mobile home in Buffalo Ridge MHP is in good condition with a good condition score of 80. It has a good exterior, interior walls, and flooring. The home is move-in ready with minor cosmetic updates that can significantly increase its resale and rental value.

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics.
• Both Updating the flooring in the living room and bedrooms — Newer flooring can improve the overall look and feel of the home.
• Both Upgrading the kitchen appliances — Modern appliances can increase the home's appeal and functionality.
• Both Adding a smart home system — Smart home features can enhance convenience and energy efficiency, attracting more buyers and renters.
• Both Landscaping the front yard — A well-maintained front yard can improve curb appeal and attract more potential buyers and renters.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics. ↑
• Both Updating the flooring in the living room and bedrooms — Newer flooring can improve the overall look and feel of the home. ↑
• Both Upgrading the kitchen appliances — Modern appliances can increase the home's appeal and functionality. ↑
• Both Adding a smart home system — Smart home features can enhance convenience and energy efficiency, attracting more buyers and renters. ↑
• Both Landscaping the front yard — A well-maintained front yard can improve curb appeal and attract more potential buyers and renters. ↑

ⓘ 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): 26,199
• Household income: $106,724
• Rent vs Own: 34.1% rent · 65.9% own
• Severe rent burden: 547.0

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 White (71%)
• Race & ethnicity: White 71% Hispanic / Latino 16% Two or more races 12% Asian 6% Black 2%
• Hispanic origin (detail): Mexican 13% Puerto Rican 1%
• Common ancestry: Romanian 3% Italian 3% Portuguese 3%
• Foreign-born: 12% · Canada, China, South Korea
• Languages at home: 78% English-only · Spanish 10% Other Indo-European 4% 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: ▼ -82.95%
• Current HPI: 312.7238
• Rent YoY: ▲ 1.44%
• 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

• 2026-06-13 Listed $139,900 ARMLS