5950 W Missouri Ave #57 · Glendale, AZ 85301

$89,990

3 bd · 2.0 ba · 1,500 sqft · Manufactured · 249 Days on market

Built 1981 3,000 sqft lot Est $114k · 21% under ↓ 14% since listing

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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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0
• Rent growth +1.8/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this spacious 3-bedroom, 2-bath manufactured home located in a well-maintained community! Step inside to find an inviting open floor plan featuring beautiful exposed beams in the main living area and generously sized rooms throughout. The home offers both comfort and functionality, perfect for everyday living or entertaining guests. Enjoy the convenience of a prime location within a desirable mobile home park that offers resort-style amenities — including a heated pool and spa, recreation hall with a full kitchen for hosting events, fitness room, dog park, laundry facilities, guest bathrooms and showers, BBQ and grill areas, Wi-Fi in the clubhouse, and a playground. This ho

Key facts

• Open floor plan
• Spa
• Exposed beams

Tags

• OPEN FLOOR PLAN
• EXPOSED BEAMS
• HEATED POOL
• SPA
• RECREATION HALL
• FITNESS ROOM

Property features AI

Finance

• Other: Lot features: 3,000 (owner-reported)
• HOA & community: Land lease (monthly); Land lease payment: $760 per month; Association covers grounds maintenance, street maintenance, and trash; Community amenities include pool, heated community spa, community media room, community laundry, playground, and fitness center; Near bus stop

Exterior

• Parking: Covered parking for 2 vehicles; Direct access parking; 2 carport spaces
• Utilities: City water; Public sewer
• Home design: Manufactured/mobile home; Leasehold ownership
• Construction: Wood siding construction; Panelized construction; Painted exterior; Composition and metal roof; Building area reported by owner; Lot size reported by owner
• Exterior features: Gravel/stone front and back; Private maintained road; Asphalt road surface

Interior

• Kitchen: Built-in microwave; Non-laminate countertops
• Bedrooms: Up to 3 bedrooms
• Flooring: Carpet; Vinyl; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Heat pump; Central air; Ceiling fans; Floor furnace; Wall furnace
• Interior features: Granite counters; Breakfast bar; Vaulted ceilings; No interior steps; Full bath in primary bedroom; Refrigerator included
• Laundry & utility: Laundry inside

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $90k.

Deal economics

• At list price, monthly cash flow is $734 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $90k).
• Recommended offer: $79k (12.0% below list) — sets the bar for market timing.
• Cap rate 16.1% 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.
• Glendale Union High School District (4285) (urban): math 23% / reading 31% proficiency, ranked #130 of 249 in AZ (top 52%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: William C Jack School (math 17% / reading 8%, grade F, #944 of 1,109 statewide, top 87%, 830 students, 87% FRL); Don Mensendick School (math 9% / reading 19%, grade F, #917 of 1,109 statewide, top 83%, 589 students, 87% FRL); Glendale High School (math 13% / reading 22%, grade F, #245 of 381 statewide, top 65%, 1,816 students, 76% FRL).
• Zoned-school proficiency averages 15% at this address vs 27% district-wide (-12 pts) — the specific schools serving this property underperform the Glendale Union High School District (4285) average; the district grade overstates school quality for this exact location.
• Market conditions: Rents soft (-3.0%/yr); 220 active listings in the ZIP; 15 comparable units currently listed for rent nearby; rentals leasing fast (median 3d on market — plan ~1-2 weeks tenant-placement turnaround); 36,011 units permitted in Maricopa County in 2024 (12,801 in 5+ unit buildings).
• This rent runs 38% of the median local income ($54k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

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.
• At projected returns (-3.0% appreciation + 0.0% 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 249 days — a 12% lower offer ($79k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 5→14/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $79,191 (12.0% below list)

Questions for the listing agent

1. It's been on market 249 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: 1.91% ✓
• Cap rate: 16.08%
• Cash-on-cash: 34.97%
• DSCR: 2.56
• GRM: 4.4

CMA / ARV

• ARV (on-the-fly): $114,000
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5747 W Missouri Ave #8	0.33mi	3/2.0	1,440 (-4%)	10mo	$57,000	$40	70
5747 W Missouri Ave #100	0.33mi	3/2.0	1,512 (+1%)	22mo	$110,000	$73	65
5747 W Missouri Ave #205	0.33mi	3/2.0	1,450 (-3%)	22mo	$110,000	$76	61
5747 W Missouri Ave #157	0.33mi	4/2.0 (+1)	1,405 (-6%)	13mo	$134,350	$96	58
5747 W Missouri Ave #191	0.33mi	4/2.0 (+1)	1,364 (-9%)	13mo	$120,000	$88	54

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: 27.1%
• Equity multiple: 2.08×
• Total profit: $27,174
• Equity at exit: $13,418

10-year hold

• IRR: 32.8%
• Equity multiple: 3.56×
• Total profit: $64,540
• Equity at exit: $7,781

Cash invested: $25,197 (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: 220
• Price-to-rent: 4.4×

Monthly cashflow live

• Estimated rent: $1,717 high
• Mortgage (P&I): −$472
• Tax est. 1.5%: −$112 /mo · $1,350/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$360
• Net cashflow: $734

Break-even live

Break-even rent $787

Max offer price $89,990

Occupancy floor 52%

Sensitivity live

Price	-10% $796	-5% $765	+0% $734	+5% $703	+10% $672
Rent	-10% $599	-5% $666	+0% $734	+5% $802	+10% $870
Rate	-1.0pp $780	-0.5pp $757	base $734	+0.5pp $711	+1.0pp $687

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: $22,498
• Closing costs: $2,700
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5819 N 59th Dr Glendale, AZ	3.0	3.0	1500	$2,100	$1.40	4d	1	0.28mi
6060 W Colter St Glendale, AZ	3.0	2.0	1706	$1,650	$0.97	0d	1	0.45mi
5631 W Colter St Glendale, AZ	1.0–3.0	1.0–2.0	885	$1,599	$1.81	0d	5	0.62mi
6231 N 59th Ave Unit 51 Glendale, AZ	2.0	2.0	1152	$1,200	$1.04	0d	1	0.68mi
6755 W Montebello Ave Glendale, AZ	3.0	2.0	1476	$1,795	$1.22	18d	1	1.03mi
5857 W Coolidge St Phoenix, AZ	4.0	2.0	1692	$1,695	$1.00	2d	1	1.07mi
5220 N 68th Ave Glendale, AZ	4.0	2.0	2209	$1,925	$0.87	9d	1	1.10mi
6603 N 65th Ave Glendale, AZ	1.0–4.0	1.0–2.0	1150	$1,687	$1.47	0d	30	1.16mi
4545 N 67th Ave Phoenix, AZ	3.0	2.0	1339	$2,300	$1.72	11d	2	1.26mi
6548 N 67th Ave Glendale, AZ	1.0–3.0	1.0–2.0	965	$1,683	$1.74	0d	83	1.29mi
6819 N 64th Ave Glendale, AZ	3.0	2.0	1568	$1,500	$0.96	21d	1	1.39mi
5044 W Maryland Ave Glendale, AZ	3.0	1.0	1065	$1,295	$1.22	4d	1	1.43mi
5720 N 48th Ln Glendale, AZ	3.0	2.0	1986	$1,815	$0.91	2d	1	1.44mi
4424 N 53rd Ln Phoenix, AZ	3.0	2.0	1300	$1,650	$1.27	0d	1	1.45mi
6526 N 69th Dr Glendale, AZ	3.0	2.0	1595	$2,145	$1.34	25d	1	1.47mi

Listing history 18 events

1. 2026-06-21
   days on market $89,990 Active 249 DOM
2. 2026-06-18
   days on market $89,990 Active 246 DOM
3. 2026-06-17
   days on market $89,990 Active 245 DOM
4. 2026-06-16
   days on market $89,990 Active 244 DOM
5. 2026-06-15
   days on market $89,990 Active 243 DOM
6. 2026-06-13
   days on market $89,990 Active 241 DOM
7. 2026-06-13
   days on market $89,990 Active 240 DOM
8. 2026-06-09
   days on market $89,990 Active 237 DOM
9. 2026-06-08
   days on market $89,990 Active 236 DOM
10. 2026-06-07
    days on market $89,990 Active 235 DOM
11. 2026-06-04
    days on market $89,990 Active 232 DOM
12. 2026-06-03
    days on market $89,990 Active 231 DOM
13. 2026-06-02
    days on market $89,990 Active 230 DOM
14. 2026-06-01
    days on market $89,990 Active 229 DOM
15. 2026-05-31
    days on market $89,990 Active 228 DOM
16. 2026-05-05
    price $89,990
17. 2026-03-30
    price $89,900
18. 2025-10-15
    listed $105,000 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 1/10 Low
• 🌡 Heat 9/10 Extreme 5 d/yr ≥112°F today · 14 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,599
• − Mortgage interest: −$5,041
• − Property taxes: −$1,350
• − Insurance: −$450
• − Repairs & maintenance: −$1,648
• − Management: −$1,648
• − Depreciation: −$2,618
• Taxable income: $7,845
• Est. tax owed @ 24.0%: −$1,883
• After-tax cash flow: $6,928/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: Glendale Union High School District (4285)
• NCES district ID: 0403450
• Math proficiency: 23% ▼ -38.00%
• Reading proficiency: 31% ▼ -19.00%
• Median HH income: $40,846
• Composite: 22.81/100
• National rank: #8020
• State rank: #130 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

-14.3% since first listed

3 events — show timeline

• 2026-05-05 Price Changed $89,990 ARMLS
• 2026-03-30 Price Changed $89,900 ARMLS
• 2025-10-15 Listed $105,000 ARMLS