6227 N Litchfield Rd #47 · Glendale, AZ 85340

$85,000

2 bd · 2.0 ba · 1,736 sqft · Manufactured · 44 Days on market

Built 1991 Fair condition Est $130k · 35% under ↓ 4% 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
• Rent growth +3.0/5.0
• Schools +2.8/10.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Enjoy the convenience of this low maintenance home in a prime location in Litchfield Park! All major components have been updated in the last couple years including roof, A/C, plumbing & electrical!! This home features a spacious living room with fireplace, wood plank flooring and vaulted ceilings. Eat-in kitchen with plenty of cabinet & counter space, center island, pantry & all appliances included. Owners suite has a walk-in closet and private en suite with walk-in shower and double sinks. Large covered porch plus a carport with large storage shed. Home is located right across from the community pool & clubhouse!! Clubhouse has a workout center, media corner, billiard table & kitchenette - perfect area to host parties or socialize with friends!

Key facts

• 2 parking spots
• Community pool
• Built 1991

Property features AI

Finance

• Other: Tax year 2025 (tax amount listed but omitted per instructions)
• Financial info: Current financing: FHA
• HOA & community: Land lease (monthly $700); Association fees include sewer and trash; Community pool

Exterior

• Parking: 2 covered parking spaces; 2 carport spaces
• Utilities: Public sewer; Private water company
• Home design: Manufactured/mobile home; Leasehold ownership; Asphalt road access
• Construction: Aluminum siding construction; Composition roof; Building area sourced from assessor
• Exterior features: Aluminum siding; Other construction materials; Shed(s); Other fencing; Composition roof; Gravel/stone front yard; Gravel/stone back yard; City-maintained road

Interior

• Kitchen: Eat-in kitchen (appliances not specified)
• Bedrooms: 2 possible bedrooms
• Flooring: Carpet; Linoleum
• Bathrooms: 2 full bathrooms
• Heating & cooling: Heat pump heating; Central air conditioning
• Interior features: High-speed internet; Eat-in kitchen; Full bathroom in primary bedroom; Living room fireplace
• Laundry & utility: Washer/dryer hookup only

What this means for you Summary

Snapshot

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

Deal economics

• At list price, monthly cash flow is $994 ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $85k).
• Recommended offer: $82k (3.0% below list) — sets the bar for market timing.
• Cap rate 20.3% 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: Millennium High School (math 39% / reading 55%, grade D-, #50 of 381 statewide, top 14%, 2,121 students, 21% FRL).
• Zoned-school proficiency averages 47% at this address vs 30% district-wide (+16 pts) — the actual schools serving this property are materially stronger than the Agua Fria Union High School District (4289) average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents rising (+1.9%/yr); 473 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals leasing fast (median 0d 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).

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 + 1.9% rent growth), your $24k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 44 days — a 3% lower offer ($82k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 4y ago; this cycle's ask is 6% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $70k; 21% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $82,450 (3.0% below list)

Questions for the listing agent

1. It's been on market 44 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
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: 2.36% ✓
• Cap rate: 20.33%
• Cash-on-cash: 50.14%
• DSCR: 3.23
• GRM: 3.5

CMA / ARV

• ARV (on-the-fly): $130,200
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6227 N Litchfield Rd. Rd #74	0.00mi	3/2.0 (+1)	1,568 (-10%)	8mo	$89,000	$57	72
6227 N Litchfield Rd #30	0.05mi	3/2.0 (+1)	1,624 (-6%)	21mo	$121,000	$75	65

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 · 1.92% rent growth · sell at horizon

5-year hold

• IRR: 46.6%
• Equity multiple: 2.99×
• Total profit: $47,440
• Equity at exit: $12,674

10-year hold

• IRR: 51.9%
• Equity multiple: 5.80×
• Total profit: $114,345
• 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 85340

• Rents YoY: 1.9%
• Active inventory: 473
• Price-to-rent: 3.5×

Monthly cashflow live

• Estimated rent: $2,002 high
• Mortgage (P&I): −$446
• Tax est. 1.5%: −$106 /mo · $1,275/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$420
• Net cashflow: $994

Break-even live

Break-even rent $744

Max offer price $85,000

Occupancy floor 45%

Sensitivity live

Price	-10% $1,053	-5% $1,024	+0% $994	+5% $965	+10% $936
Rent	-10% $836	-5% $915	+0% $994	+5% $1,074	+10% $1,153
Rate	-1.0pp $1,037	-0.5pp $1,016	base $994	+0.5pp $972	+1.0pp $950

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 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
13826 W Keim Dr Litchfield Park, AZ	3.0	2.0	1306	$2,050	$1.57	4d	1	0.15mi
13719 W Keim Dr Litchfield Park, AZ	3.0	2.0	1599	$1,900	$1.19	0d	1	0.16mi
6107 N 135th Dr Litchfield Park, AZ	3.0	2.5	1978	$2,150	$1.09	0d	1	0.36mi
13419 W Citrus Ct Litchfield Park, AZ	3.0	2.0	1969	$2,350	$1.19	0d	1	0.41mi
13444 W Rhine Ln Litchfield Park, AZ	3.0	2.0	1323	$1,699	$1.28	18d	1	0.43mi
13621 W Glendale Ave Glendale, AZ	2.0–3.0	1.0–2.0	1279	$1,159	$0.91	0d	13	0.56mi
13221 W Jacobson Dr Litchfield Park, AZ	3.0	3.5	1717	$2,150	$1.25	0d	1	0.64mi

Listing history 19 events

1. 2026-06-21
   days on market $85,000 Active 44 DOM
2. 2026-06-18
   days on market $85,000 Active 41 DOM
3. 2026-06-17
   days on market $85,000 Active 40 DOM
4. 2026-06-16
   days on market $85,000 Active 39 DOM
5. 2026-06-15
   days on market $85,000 Active 38 DOM
6. 2026-06-13
   days on market $85,000 Active 36 DOM
7. 2026-06-09
   days on market $85,000 Active 32 DOM
8. 2026-06-08
   days on market $85,000 Active 31 DOM
9. 2026-06-07
   days on market $85,000 Active 30 DOM
10. 2026-06-04
    days on market $85,000 Active 27 DOM
11. 2026-06-03
    days on market $85,000 Active 26 DOM
12. 2026-06-02
    days on market $85,000 Active 25 DOM
13. 2026-06-01
    days on market $85,000 Active 24 DOM
14. 2026-05-31
    days on market $85,000 Active 23 DOM
15. 2026-05-09
    price $85,000
16. 2026-05-08
    listed $80,000 Active
17. 2022-04-15
    soldstatus $70,000 Closed 779-char remark

    Show marketing remark (779 chars)

    Enjoy the convenience of this low maintenance home in a prime location in Litchfield Park! All major components have been updated in the last couple years including roof, A/C, plumbing & electrical!! This home features a spacious living room with fireplace, wood plank flooring and vaulted ceilings. Eat-in kitchen with plenty of cabinet & counter space, center island, pantry & all appliances included. Owners suite has a walk-in closet and private en suite with walk-in shower and double sinks. Large covered porch plus a carport with large storage shed. Home is located right across from the community pool & clubhouse!! Clubhouse has a workout center, media corner, billiard table & kitchenette - perfect area to host parties or socialize with friends!

18. 2022-04-02
    status Pending 779-char remark

    Show marketing remark (779 chars)

    Enjoy the convenience of this low maintenance home in a prime location in Litchfield Park! All major components have been updated in the last couple years including roof, A/C, plumbing & electrical!! This home features a spacious living room with fireplace, wood plank flooring and vaulted ceilings. Eat-in kitchen with plenty of cabinet & counter space, center island, pantry & all appliances included. Owners suite has a walk-in closet and private en suite with walk-in shower and double sinks. Large covered porch plus a carport with large storage shed. Home is located right across from the community pool & clubhouse!! Clubhouse has a workout center, media corner, billiard table & kitchenette - perfect area to host parties or socialize with friends!

19. 2022-03-30
    listed $89,000 Active 779-char remark

    Show marketing remark (779 chars)

    Enjoy the convenience of this low maintenance home in a prime location in Litchfield Park! All major components have been updated in the last couple years including roof, A/C, plumbing & electrical!! This home features a spacious living room with fireplace, wood plank flooring and vaulted ceilings. Eat-in kitchen with plenty of cabinet & counter space, center island, pantry & all appliances included. Owners suite has a walk-in closet and private en suite with walk-in shower and double sinks. Large covered porch plus a carport with large storage shed. Home is located right across from the community pool & clubhouse!! Clubhouse has a workout center, media corner, billiard table & kitchenette - perfect area to host parties or socialize with friends!

ⓘ 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: $24,028
• − Mortgage interest: −$4,761
• − Property taxes: −$1,275
• − Insurance: −$425
• − Repairs & maintenance: −$1,922
• − Management: −$1,922
• − Depreciation: −$2,473
• Taxable income: $11,250
• Est. tax owed @ 24.0%: −$2,700
• After-tax cash flow: $9,233/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

Fair 45/100 Moderate rehab

This home requires moderate renovations to improve its condition and increase its value. Key areas for improvement include the kitchen and bathroom, which need new appliances and fixtures. Landscaping and curb appeal also need attention to enhance its overall appeal.

Repairs flagged

• Major Kitchen appliances — Old and worn
• Major Bathroom fixtures — Outdated and worn

Value-add opportunities

• Resale Replace kitchen appliances — Modern appliances will attract more buyers
• Resale Update bathroom fixtures — Modern fixtures will enhance appeal
• Both Landscaping and curb appeal — Improved appearance will attract more buyers and renters

Renovation cost estimate screening

Repair item	Severity	Est. cost
Kitchen appliances · Old and worn	Major	$15,000–50,000
Bathroom fixtures · Outdated and worn	Major	$15,000–50,000
Total estimated repair cost · 2 items		$30,000–100,000

Value-add ROI direction

• Resale Replace kitchen appliances — Modern appliances will attract more buyers ↑
• Resale Update bathroom fixtures — Modern fixtures will enhance appeal ↑
• Both Landscaping and curb appeal — Improved appearance will attract more 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: 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

-4.5% since first listed

5 events — show timeline

• 2026-05-09 Price Changed $85,000 ARMLS
• 2026-05-08 Listed $80,000 ARMLS
• 2022-04-15 Sold (MLS) $70,000 ARMLS
• 2022-04-02 Pending — ARMLS
• 2022-03-30 Listed $89,000 ARMLS