4400 W Missouri Ave #202 · Glendale, AZ 85301

$85,000

2 bd · 2.0 ba · 970 sqft · Manufactured · 62 Days on market

Built 2019 Good condition Est $83k · at est.

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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
• DSCR +10.0/10.0
• 1% rule +9.8/10.0
• ARV discount +6.6/15.0
• Livability +3.8/5.0
• Condition / age +3.8/5.0
• Rent growth +1.8/5.0
• Schools +1.1/10.0
• Appreciation +0.0/10.0

Listing remarks

No HOA and an amenity-rich community make this property a standout! Enjoy 2 heated pools year-round, a spa, fitness center, and a recently renovated clubhouse with a full kitchen and rentable event space. Residents love the free movie nights, food drives, holiday decorating contests, and a new dog park coming soon. Inside, the split 2-bedroom floor plan offers privacy, with full bathrooms for each bedroom. The open kitchen flows into the living room, and the inside laundry room adds convenience. Perfect as a primary home or investment property, this home is just 2 miles from Grand Canyon University!

Key facts

• Heated pools
• Fitness center
• Full kitchen

Tags

• HEATED POOLS
• FITNESS CENTER
• RENOVATED CLUBHOUSE
• FULL KITCHEN
• RENTABLE EVENT SPACE
• NEW DOG PARK

Property features AI

Finance

• Other: Building area source: Owner
• HOA & community: Land lease: $1,050 monthly; No association fees included; Community pool; Community spa (heated); Community laundry; Playground; Biking/walking path; Fitness center; Near bus stop

Exterior

• Parking: 2 covered parking spaces; Direct access parking; 2 carport spaces
• Utilities: Public sewer; City water
• Home design: Manufactured/Mobile home; Leasehold ownership
• Construction: Wood siding; Wood frame construction; Composition roof
• Exterior features: Gravel/stone front; Gravel/stone back; Heated spa (community)

Interior

• Kitchen: Built-in microwave; Refrigerator; Dishwasher
• Bedrooms: 2 possible bedrooms
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Has heating; Central air conditioning
• Interior features: Eat-in kitchen; No interior steps; Full bath in master bedroom; Basement present
• Laundry & utility: Laundry inside

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $85k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $407 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $85k).
• Recommended offer: $80k (6.0% below list) — sets the bar for market timing.
• Cap rate 12.0% 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.
• Phoenix Union High School District (4286) (urban): math 10% / reading 15% proficiency, ranked #224 of 249 in AZ (top 90%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Alhambra High School (math 8% / reading 17%, grade F, #281 of 381 statewide, top 75%, 2,282 students, 86% FRL).
• Market conditions: Rents soft (-3.0%/yr); 215 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals leasing fast (median 2d 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 $588 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 + 0.0% rent growth), your $24k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 62 days — a 6% lower offer ($80k) is reasonable based on typical stale-listing flexibility.

Recommended offer $79,900 (6.0% below list)

Questions for the listing agent

1. It's been on market 62 days. Have you received any prior offers? Is the seller open to a 6% 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: 1.48% ✓
• Cap rate: 12.04%
• Cash-on-cash: 20.53%
• DSCR: 1.91
• GRM: 5.6

CMA / ARV

• ARV (on-the-fly): $83,420
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4400 W Missouri Ave #219	0.24mi	2/2.0	1,040 (+7%)	15mo	$89,500	$86	64
4400 W Missouri Ave #230	0.24mi	2/2.0	1,040 (+7%)	18mo	$89,200	$86	62
4400 W Missouri Ave #206	0.24mi	2/1.0	840 (-13%)	16mo	$58,000	$69	50

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: 9.4%
• Equity multiple: 1.36×
• Total profit: $8,495
• Equity at exit: $12,674

10-year hold

• IRR: 15.9%
• Equity multiple: 2.12×
• Total profit: $26,615
• Equity at exit: $7,349

Cash invested: $23,800 (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 85301

• Home prices YoY: -10.6%
• Rents YoY: -3.0%
• Active inventory: 215
• Price-to-rent: 5.6×

Monthly cashflow live

• Estimated rent: $1,259 high
• Mortgage (P&I): −$446
• Tax est. 1.5%: −$106 /mo · $1,275/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$264
• Net cashflow: $407

Break-even live

Break-even rent $744

Max offer price $85,000

Occupancy floor 63%

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4413 W Bethany Home Rd Glendale, AZ	1.0	1.0	600	$1,150	$1.92	1d	1	0.32mi
4441 W Bethany Home Rd Glendale, AZ	1.0	1.0	550	$1,190	$2.16	1d	21	0.35mi
4404 W Bethany Home Rd Glendale, AZ	1.0–2.0	1.0	665	$1,370	$2.06	1d	4	0.40mi
4056 W Mesquite Ln Phoenix, AZ	3.0	1.5	1005	$1,500	$1.49	1d	1	0.61mi
4029 W Mesquite Ln Phoenix, AZ	2.0	1.0	924	$1,195	$1.29	22d	1	0.65mi
5040 N 40th Ave Phoenix, AZ	2.0	1.0	924	$1,195	$1.29	1d	1	0.66mi
5030 N 40th Ave Phoenix, AZ	2.0	1.0	924	$1,100	$1.19	1d	1	0.67mi
5041 N 40th Ave Phoenix, AZ	3.0	1.0	1005	$1,195	$1.19	1d	1	0.68mi
6251 N 48th Ave Apt 4 Glendale, AZ	2.0	1.0	850	$925	$1.09	3d	1	0.81mi
3734 W Camelback Rd Phoenix, AZ	1.0–2.0	1.0	725	$1,249	$1.72	1d	1	0.94mi
4608 W Maryland Ave Glendale, AZ	2.0–3.0	2.0	1141	$1,300	$1.14	3d	4	0.94mi
4608 W Maryland Ave Glendale, AZ	2.0–3.0	2.0	1141	$1,400	$1.23	1d	4	0.94mi
4530 W McLellan Rd Glendale, AZ	1.0–3.0	1.0	782	$1,374	$1.76	1d	6	1.04mi
3515 W Rovey Ave Unit 3515-01 Phoenix, AZ	2.0	1.0	900	$1,250	$1.39	15d	1	1.04mi
6550 N 47th Ave Phoenix, AZ	2.0	2.0	1044	$1,400	$1.34	1d	1	1.05mi
3450 W Missouri Ave Phoenix, AZ	1.0	1.0	560	$1,002	$1.79	1d	4	1.06mi
6144 N 35th Dr Phoenix, AZ	2.0	1.0	800	$1,775	$2.22	1d	1	1.10mi
4647 N 39th Ave Phoenix, AZ	1.0–2.0	1.0–1.5	727	$1,000	$1.37	1d	1	1.10mi
4748 W Sierra Vista Dr Unit A1 Glendale, AZ	1.0	1.0	650	$910	$1.40	1d	1	1.12mi
4748 W Sierra Vista Dr Unit B1 Glendale, AZ	2.0	2.0	875	$1,170	$1.34	1d	1	1.12mi
6551 N 49th Ave Glendale, AZ	2.0–3.0	2.0	1165	$1,875	$1.61	1d	6	1.13mi
4444 W Ocotillo Rd Glendale, AZ	1.0–2.0	1.0–1.5	766	$1,250	$1.63	1d	3	1.15mi
4748 W Sierra Vista Dr Glendale, AZ	2.0	2.0	875	$1,185	$1.35	3d	1	1.15mi
4748 W Sierra Vista Dr Glendale, AZ	2.0	2.0	875	$1,262	$1.44	22d	1	1.15mi
4540 N 39th Ave Phoenix, AZ	1.0	1.0	600	$1,160	$1.93	15d	1	1.18mi
4540 N 39th Ave Phoenix, AZ	2.0	1.0	810	$1,397	$1.72	1d	1	1.18mi
6741 N 45th Ave Unit 29 Glendale, AZ	2.0	1.0	900	$1,195	$1.33	1d	1	1.20mi
3839 W Hazelwood St Unit 5 Phoenix, AZ	2.0	1.0	995	$1,050	$1.06	24d	1	1.22mi
3839 W Hazelwood St Unit 5 Phoenix, AZ	2.0	1.0	995	$950	$0.95	1d	1	1.22mi
6814 N 44th Ave #2 Glendale, AZ	2.0	1.5	980	$1,436	$1.47	3d	1	1.24mi
4141 W Glendale Ave Phoenix, AZ	2.0	1.0–2.0	589	$1,626	$2.76	1d	20	1.24mi
3807 W Hazelwood St Phoenix, AZ	3.0	2.0	1121	$1,635	$1.46	1d	1	1.25mi
6850 N 44th Ave #4 Glendale, AZ	2.0	1.5	980	$1,436	$1.47	3d	1	1.27mi
5044 W Maryland Ave Glendale, AZ	3.0	1.0	1065	$1,295	$1.22	3d	1	1.27mi
6821 N 45th Ave Glendale, AZ	2.0	1.0	840	$1,250	$1.49	1d	2	1.28mi
5012 W McLellan Rd Glendale, AZ	3.0	2.0	1058	$1,595	$1.51	18d	1	1.29mi
5201 W Camelback Rd Lot FC200 Phoenix, AZ	2.0	1.0	672	$1,400	$2.08	1d	1	1.33mi
6230 N 33rd Ave #102 Phoenix, AZ	2.0	2.0	975	$1,495	$1.53	13d	1	1.42mi
4127 W Solar Dr Phoenix, AZ	3.0	2.0	1097	$1,749	$1.59	1d	1	1.43mi
4443 W Palmaire Ave Glendale, AZ	2.0–3.0	2.0	987	$1,595	$1.62	1d	1	1.44mi

Listing history 15 events

1. 2026-06-18
   days on market $85,000 Active 62 DOM
2. 2026-06-17
   days on market $85,000 Active 61 DOM
3. 2026-06-16
   days on market $85,000 Active 60 DOM
4. 2026-06-15
   days on market $85,000 Active 59 DOM
5. 2026-06-13
   days on market $85,000 Active 57 DOM
6. 2026-06-13
   days on market $85,000 Active 56 DOM
7. 2026-06-09
   days on market $85,000 Active 53 DOM
8. 2026-06-08
   days on market $85,000 Active 52 DOM
9. 2026-06-07
   days on market $85,000 Active 51 DOM
10. 2026-06-04
    days on market $85,000 Active 48 DOM
11. 2026-06-03
    days on market $85,000 Active 47 DOM
12. 2026-06-02
    days on market $85,000 Active 46 DOM
13. 2026-06-01
    days on market $85,000 Active 45 DOM
14. 2026-05-31
    days on market $85,000 Active 44 DOM
15. 2026-04-17
    listed $85,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $15,109
• − Mortgage interest: −$4,761
• − Property taxes: −$1,275
• − Insurance: −$425
• − Repairs & maintenance: −$1,209
• − Management: −$1,209
• − Depreciation: −$2,473
• Taxable income: $3,758
• Est. tax owed @ 24.0%: −$902
• After-tax cash flow: $3,985/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 75/100 Cosmetic rehab

This manufactured home is in good condition with cosmetic updates needed to modernize the kitchen and bathrooms, making it a solid investment property.

Repairs flagged

• Moderate kitchen cabinets — dated and in need of updating
• Moderate kitchen appliances — dated and in need of updating
• Minor bathroom fixtures — standard fixtures

Value-add opportunities

• Both update kitchen cabinetry and appliances — modernizing the kitchen will appeal to both buyers and renters
• Both paint interior walls — neutral paint is fine but a fresh coat can make the space more inviting
• Both replace bathroom fixtures — standard fixtures can be updated to add value

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · dated and in need of updating	Moderate	$3,000–15,000
kitchen appliances · dated and in need of updating	Moderate	$3,000–15,000
bathroom fixtures · standard fixtures	Minor	$500–3,000
Total estimated repair cost · 3 items		$6,500–33,000

Value-add ROI direction

• Both update kitchen cabinetry and appliances — modernizing the kitchen will appeal to both buyers and renters ↑
• Both paint interior walls — neutral paint is fine but a fresh coat can make the space more inviting ↑
• Both replace bathroom fixtures — standard fixtures can be updated to add 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: Phoenix Union High School District (4286)
• NCES district ID: 0406330
• Math proficiency: 10% ▼ -27.00%
• Reading proficiency: 15% ▼ -18.00%
• Median HH income: $39,055
• Composite: 10.63/100
• National rank: #9773
• State rank: #224 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

• Census place: Glendale, AZ
• County: Maricopa County · 4,537,380 people
• City population: 294,586
• Metro: Phoenix-Mesa-Chandler, AZ
• Population (ZIP): 68,178
• Household income: $53,827
• Rent vs Own: 60.0% rent · 40.0% own
• Severe rent burden: 3741.0

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: Majority Hispanic (63%)
• Race & ethnicity: Hispanic / Latino 63% Two or more races 37% White 22% Black 8% Asian 2% Native American 2%
• Hispanic origin (detail): Mexican 57% Cuban 1%
• Common ancestry: Slovak 1% Italian 1%
• Foreign-born: 26% · Canada, Vietnam, Philippines
• Languages at home: 46% English-only · Spanish 48% Arabic 1% 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: ▼ -50.49%
• Current HPI: 427.3069
• Rent YoY: ▼ -2.98%
• 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

• 2026-04-17 Listed $85,000 ARMLS