19802 N 32nd St #11 · Phoenix, AZ 85050

$119,900

3 bd · 2.0 ba · 1,456 sqft · Manufactured · 2 Days on market

Built 1985

---

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
• Schools +3.8/10.0
• Livability +3.8/5.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to Desert Skies, a 55+ age-qualified active and vibrant community, where you can find yourself in your dream home. We have a beautiful fully renovated 3-bed, 2-bath home for sale featuring 1,456 sq ft of beautifully designed living space with lvp vinyl flooring throughout and brand new cabinets, quartz countertops stainless steel appliances and a lot more. Located near Scottsdale , this property offers the perfect blend of modern amenities and timeless charm. You will have access to a range of premium amenities, including amenities such as a resort-style pool, fitness center, and clubhouse. Conveniently situated near highways 51 and the 101, as well as shopping, dining, parks, and p

Key facts

• Fully renovated
• Quartz countertops
• Resort-style pool

Tags

• FULLY RENOVATED
• LVP VINYL FLOORING
• BRAND NEW CABINETS
• QUARTZ COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• RESORT-STYLE POOL

Property features AI

Finance

• HOA & community: Land lease community — $979 monthly land lease; No association fees listed; Community amenities: pool, gated community, community spa (heated), fitness center, near bus stop

Exterior

• Parking: 2 covered parking spaces; 2-car carport
• Utilities: City water; Public sewer; 220 volts available in kitchen
• Home design: Manufactured/mobile home (attached); Leasehold ownership; Desert view
• Construction: Wood frame construction; Painted exterior; Composition roof
• Exterior features: Storage; Block fencing; Gravel/stone front and back yard

Interior

• Kitchen: Built-in microwave; Refrigerator; Dishwasher; Garbage disposal; 220-volt outlet in kitchen
• Bedrooms: Up to 3 bedrooms
• Flooring: Vinyl flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating; Central air; Ceiling fans
• Interior features: Double vanity; Storage

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $120k.

Deal economics

• At list price, monthly cash flow is $1k ($15k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $120k).
• Cap rate 18.5% 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.
• Market conditions: Rents rising (+2.0%/yr); 218 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 17d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 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 $829 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 + 2.0% rent growth), your $34k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 2y ago 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→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $119,900

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: 2.17% ✓
• Cap rate: 18.55%
• Cash-on-cash: 43.76%
• DSCR: 2.95
• GRM: 3.8

CMA / ARV

• ARV (on-the-fly): $270,816
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
19802 N 32nd St #76	0.00mi	2/2.0 (-1)	1,344 (-8%)	4mo	$124,900	$93	79
19802 N 32nd St #98	0.00mi	3/2.0	1,614 (+11%)	5mo	$65,000	$40	78
2955 E Piute Ave	0.31mi	3/2.0	1,456 (0%)	14mo	$320,000	$220	74
2801 E Wahalla Ln	0.49mi	3/2.0	1,456 (0%)	5mo	$327,500	$225	73
2938 E Tonto Ln	0.30mi	3/2.0	1,362 (-6%)	4mo	$300,000	$220	72
19602 N 32nd St #35	0.14mi	3/2.0	1,586 (+9%)	9mo	$105,000	$66	71
2952 E Wahalla Ln	0.30mi	4/2.0 (+1)	1,441 (-1%)	14mo	$178,000	$124	68
19802 N 32nd St #144	0.16mi	2/2.0 (-1)	1,617 (+11%)	3mo	$80,000	$49	67
2701 E Utopia Rd #208	0.59mi	2/2.0 (-1)	1,440 (-1%)	1mo	$85,000	$59	65
2853 E Marco Polo Rd	0.42mi	3/2.0	1,353 (-7%)	13mo	$335,000	$248	58
2610 E Tonto Ln	0.65mi	3/2.0	1,344 (-8%)	6mo	$250,000	$186	51
2913 E Piute Ave	0.40mi	2/2.0 (-1)	1,248 (-14%)	3mo	$295,000	$236	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 · 1.98% rent growth · sell at horizon

5-year hold

• IRR: 39.5%
• Equity multiple: 2.67×
• Total profit: $55,943
• Equity at exit: $17,877

10-year hold

• IRR: 45.4%
• Equity multiple: 5.13×
• Total profit: $138,662
• Equity at exit: $10,367

Cash invested: $33,572 (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 85050

• Home prices YoY: -21.9%
• Rents YoY: 2.0%
• Active inventory: 218
• Price-to-rent: 3.8×

Monthly cashflow live

• Estimated rent: $2,599 high
• Mortgage (P&I): −$629
• Tax est. 1.5%: −$150 /mo · $1,798/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$546
• Net cashflow: $1,224

Break-even live

Break-even rent $1,049

Max offer price $119,900

Occupancy floor 48%

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: $29,975
• Closing costs: $3,597
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
19246 N 31st St Phoenix, AZ	4.0	2.0	1370	$2,375	$1.73	7d	1	0.27mi
3133 E Kristal Way Phoenix, AZ	3.0	2.5	1602	$2,600	$1.62	1d	1	0.30mi
3220 E Kerry Ln Phoenix, AZ	3.0	2.0	1370	$2,299	$1.68	14d	1	0.36mi
3220 E Kerry Ln Phoenix, AZ	3.0	2.0	1370	$2,299	$1.68	24d	1	0.36mi
3122 E Topeka Dr Phoenix, AZ	3.0	2.0	1272	$2,100	$1.65	21d	1	0.37mi
20223 N 30th St Phoenix, AZ	3.0	2.0	1467	$2,300	$1.57	1d	1	0.38mi
3321 E Blackhawk Dr Phoenix, AZ	3.0	2.0	1564	$2,495	$1.60	3d	1	0.38mi
3039 E Hononegh Dr Phoenix, AZ	3.0	2.0	1520	$2,075	$1.37	14d	1	0.38mi
3002 E Jeanette Ct Phoenix, AZ	3.0	2.0	1748	$2,700	$1.54	17d	1	0.42mi
3415 E Menadota Dr Phoenix, AZ	3.0	2.5	1814	$2,550	$1.41	14d	1	0.42mi
2934 E Blackhawk Dr Phoenix, AZ	3.0	2.0	1467	$2,280	$1.55	1d	1	0.43mi
3056 E Siesta Ln Phoenix, AZ	3.0	2.0	1476	$2,375	$1.61	12d	1	0.46mi
3214 E Siesta Ln Phoenix, AZ	2.0	2.0	1228	$2,200	$1.79	24d	1	0.52mi
19460 N 27th Pl Phoenix, AZ	4.0	2.0	1598	$3,300	$2.07	43d	1	0.54mi
19654 N 36th St Phoenix, AZ	3.0	2.0	1638	$2,600	$1.59	17d	1	0.54mi
2636 E Tonto Ln Phoenix, AZ	3.0	2.0	1850	$2,800	$1.51	24d	1	0.58mi
3301 E Wescott Dr Phoenix, AZ	3.0	2.0	1101	$1,995	$1.81	24d	1	0.59mi
18626 N 29th Pl Phoenix, AZ	4.0	2.0	1600	$2,995	$1.87	7d	1	0.73mi
3708 E Kerry Ln Phoenix, AZ	3.0	2.5	1819	$3,100	$1.70	24d	1	0.79mi
19635 N Cave Creek Rd Phoenix, AZ	3.0	1.0–2.0	999	$1,933	$1.93	1d	22	0.80mi
2500 E Marco Polo Rd Phoenix, AZ	2.0	1.0–2.0	918	$2,390	$2.60	2d	16	0.81mi
18617 N 35th St Phoenix, AZ	3.0	2.5	1425	$2,400	$1.68	10d	1	0.82mi
3745 E Kerry Ln Phoenix, AZ	3.0	2.5	1818	$2,250	$1.24	17d	1	0.85mi
3771 E Kristal Way Phoenix, AZ	4.0	2.5	1821	$2,995	$1.64	24d	1	0.86mi
3706 E Potter Dr Phoenix, AZ	4.0	2.0	1782	$2,550	$1.43	24d	1	0.95mi
3706 E Potter Dr Phoenix, AZ	4.0	2.0	1782	$2,550	$1.43	21d	1	0.95mi
3626 E Potter Dr Phoenix, AZ	3.0	2.0	1519	$2,500	$1.65	24d	1	0.95mi
2336 E Utopia Rd Phoenix, AZ	2.0–3.0	2.5	1327	$2,395	$1.80	5d	1	0.98mi
20729 N 37th Way Phoenix, AZ	3.0	2.0	1670	$3,000	$1.80	14d	1	0.98mi
2335 E Utopia Rd Unit 16 Phoenix, AZ	3.0	2.5	1426	$2,550	$1.79	18d	1	0.98mi
20050 N Cave Creek Rd Phoenix, AZ	1.0–2.0	1.0–2.0	909	$1,770	$1.95	1d	10	0.98mi
20660 N 40th St #2137 Phoenix, AZ	2.0	2.0	1131	$3,500	$3.09	43d	1	1.08mi
2755 E Michigan Ave Phoenix, AZ	3.0	2.0	1316	$2,700	$2.05	17d	1	1.09mi
3916 E Morrow Dr Phoenix, AZ	3.0	2.0	1350	$2,425	$1.80	11d	1	1.12mi
20660 N 40th St Phoenix, AZ	2.0–3.0	2.0	1325	$3,500	$2.64	17d	4	1.13mi
2220 E Beardsley Rd Phoenix, AZ	4.0	1.0–2.0	855	$1,964	$2.30	2d	62	1.13mi
2239 E Morrow Dr Phoenix, AZ	3.0	3.0	1545	$2,199	$1.42	2d	1	1.17mi
18660 N Cave Creek Rd Phoenix, AZ	1.0–3.0	1.0–2.0	961	$1,955	$2.03	1d	11	1.18mi
20053 N 21st Pl Phoenix, AZ	4.0	2.0	1754	$3,300	$1.88	24d	1	1.22mi
2719 E Charleston Ave Phoenix, AZ	3.0	1.5	1670	$1,891	$1.13	21d	1	1.25mi

Listing history 3 events

1. 2026-06-18
   days on market $119,900 Active 2 DOM
2. 2026-06-17
   remarks 699-char remark
3. 2026-06-17
   listed $119,900 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 6 d/yr ≥111°F today · 17 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: $31,182
• − Mortgage interest: −$6,716
• − Property taxes: −$1,798
• − Insurance: −$600
• − Repairs & maintenance: −$2,495
• − Management: −$2,495
• − Depreciation: −$3,488
• Taxable income: $13,591
• Est. tax owed @ 24.0%: −$3,262
• After-tax cash flow: $11,429/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: 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): 33,118
• Household income: $139,836
• Rent vs Own: 20.9% rent · 79.1% own
• Severe rent burden: 432.0

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 11% Two or more races 11% Asian 9% Black 2%
• Hispanic origin (detail): Mexican 8%
• Common ancestry: Romanian 5% Italian 4% Lithuanian 3%
• Foreign-born: 15% · Canada, China, Vietnam
• Languages at home: 82% English-only · Spanish 6% Other Indo-European 5% Other Asian/Pacific 2%

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: ▼ -86.38%
• Current HPI: 308.7483
• Rent YoY: ▲ 1.98%
• 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

+19.9% since first listed

7 events — show timeline

• 2026-06-16 Listed $119,900 ARMLS
• 2025-07-21 Listing Removed — ARMLS
• 2025-06-09 Price Changed $60,000 ARMLS
• 2025-04-22 Price Changed $65,000 ARMLS
• 2025-01-04 Price Changed $79,500 ARMLS
• 2024-11-14 Price Changed $95,000 ARMLS
• 2024-09-24 Listed $100,000 ARMLS