23740 W MC 85 -- #60 · Buckeye, AZ 85326

$29,500

2 bd · 1.0 ba · 720 sqft · Manufactured · 6 Days on market

Built 1972 Good condition

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Why this score? — see what drove the D 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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Condition / age +3.8/5.0
• Livability +3.4/5.0
• Rent growth +2.3/5.0
• Schools +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks

Move-in ready! This charming 2-bedroom mobile home is filled with natural light and features a neutral color palette, tile and vinyl flooring throughout. The bright and spacious living area provides an inviting space to relax or entertain. The eat-in kitchen offers white cabinetry, a gas cooktop, wall oven, pantry, and ample dining space. Both bedrooms are generously sized with ceiling fans. The spacious bathroom features a tiled step-in shower. A community pool is scheduled to be added in 2027!

Key facts

• Built 1972
• Listed 6 days

Property features AI

Finance

• Other: Directions: West on I-10, south on Cotton Lane, west on MC 85 — follow around to community on the right
• HOA & community: Land lease (monthly); Land lease fee: $765 monthly; No association fees included; Community coin-operated laundry; Playground

Exterior

• Utilities: Propane; Other utilities; Shared well water; Public sewer (connected)
• Home design: Manufactured/mobile home; Leasehold ownership
• Construction: Aluminum siding; Steel frame; Wood frame; Composition roof; Other construction materials
• Exterior features: Dirt front yard; Dirt back yard; Mountain views

Interior

• Kitchen: Built-in gas oven; Pantry
• Bedrooms: 2 possible bedrooms
• Flooring: Vinyl; Tile
• Bathrooms: 1 full bathroom
• Heating & cooling: Floor furnace; Wall furnace; Ceiling fan(s); Window/wall unit
• Interior features: Eat-in kitchen; Pantry; Master bedroom with 3/4 bath
• Laundry & utility: Inside laundry

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $30k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $947 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $30k).
• Cap rate 44.8% vs local median 3.1% in Buckeye — 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 68/100 on livability (#53 in AZ) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, crime A; Watch: amenities F, commute F, health & safety F.
• Buckeye Union High School District (4284) (town): math 21% / reading 29% proficiency, ranked #129 of 249 in AZ (top 52%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Buckeye Union High School (math 14% / reading 22%, grade F, #242 of 381 statewide, top 64%, 1,775 students, 52% FRL).
• Market conditions: Rents soft (-0.9%/yr); 1196 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals leasing fast (median 1d 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 $204 of loan paydown is wiped out by about $885 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 $8k cash investment doubles in ~1 year — 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 $29,500

Questions for the listing agent

1. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
4. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 4.94% ✓
• Cap rate: 44.81%
• Cash-on-cash: 137.57%
• DSCR: 7.12
• GRM: 1.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 7.21×
• Total profit: $51,285
• Equity at exit: $4,399

10-year hold

• IRR: —
• Equity multiple: 13.82×
• Total profit: $105,911
• Equity at exit: $2,551

Cash invested: $8,260 (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 85326

• Home prices YoY: -32.5%
• Rents YoY: -0.9%
• Active inventory: 1196
• Price-to-rent: 1.7×

Monthly cashflow live

• Estimated rent: $1,457 high
• Mortgage (P&I): −$155
• Tax est. 1.5%: −$37 /mo · $442/yr
• Insurance: −$12
• HOA: −$0
• Vacancy / Maint / Mgmt: −$306
• Net cashflow: $947

Break-even live

Break-even rent $258

Max offer price $29,500

Occupancy floor 30%

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: $7,375
• Closing costs: $885
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1022 E Narramore Ave Buckeye, AZ	1.0–2.0	1.0–2.0	735	$1,350	$1.84	1d	3	0.77mi
450 N Apache Rd Buckeye, AZ	1.0–2.0	1.0–2.0	763	$1,599	$2.10	1d	34	0.77mi
223 5th Ave E Buckeye, AZ	2.0	1.0	650	$1,095	$1.68	1d	1	1.10mi
221 5th Ave E Buckeye, AZ	2.0	1.0	650	$1,095	$1.68	1d	1	1.11mi
214 4th Ave E Buckeye, AZ	2.0	1.0	650	$1,095	$1.68	1d	1	1.13mi
212 4th Ave E Buckeye, AZ	2.0	1.0	650	$1,095	$1.68	1d	1	1.14mi

Listing history 6 events

1. 2026-06-18
   days on market $29,500 Active 6 DOM
2. 2026-06-17
   days on market $29,500 Active 5 DOM
3. 2026-06-16
   days on market $29,500 Active 4 DOM
4. 2026-06-15
   days on market $29,500 Active 3 DOM
5. 2026-06-13
   remarks 500-char remark
6. 2026-06-13
   listed $29,500 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 9/10 Extreme 7 d/yr ≥115°F today · 18 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: $17,481
• − Mortgage interest: −$1,652
• − Property taxes: −$442
• − Insurance: −$148
• − Repairs & maintenance: −$1,398
• − Management: −$1,398
• − Depreciation: −$858
• Taxable income: $11,583
• Est. tax owed @ 24.0%: −$2,780
• After-tax cash flow: $8,584/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 move-in ready mobile home is in good condition with minor repairs needed. Painting and updating the fans would significantly enhance its curb appeal and value.

Repairs flagged

• Minor Exterior paint — Slight wear on exterior
• Minor Interior paint — Slight wear on interior walls

Value-add opportunities

• Both Paint exterior and interior — Enhances curb appeal and interior aesthetics
• Both Replace ceiling fans with energy-efficient models — Improves energy efficiency and reduces maintenance costs

Renovation cost estimate screening

Repair item	Severity	Est. cost
Exterior paint · Slight wear on exterior	Minor	$500–3,000
Interior paint · Slight wear on interior walls	Minor	$500–3,000
Total estimated repair cost · 2 items		$1,000–6,000

Value-add ROI direction

• Both Paint exterior and interior — Enhances curb appeal and interior aesthetics ↑
• Both Replace ceiling fans with energy-efficient models — Improves energy efficiency and reduces maintenance costs ↑

ⓘ 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: Buckeye Union High School District (4284)
• NCES district ID: 0401410
• Math proficiency: 21% ▼ -30.00%
• Reading proficiency: 29% ▼ -8.00%
• Median HH income: $59,182
• Composite: 22.91/100
• National rank: #7995
• State rank: #129 of 249 in AZ

Livability — Buckeye

• Score: 68/100
• State rank: #53
• US rank: #9428

Category grades

Amenities F Commute F Cost of living B- Crime A Employment A+ Housing A+ Health & safety F User ratings B

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Buckeye, AZ
• County: Maricopa County · 4,537,380 people
• City population: 117,540
• Metro: Phoenix-Mesa-Chandler, AZ
• Population (ZIP): 75,359
• Household income: $89,876
• Rent vs Own: 18.2% rent · 81.8% own
• Severe rent burden: 661.0

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 0.60)
• Race & ethnicity: Hispanic / Latino 50% White 38% Two or more races 13% Black 7% Native American 2% Asian 1%
• Hispanic origin (detail): Mexican 44%
• Common ancestry: Lithuanian 2% Slovak 1% Italian 1%
• Foreign-born: 12% · Canada
• Languages at home: 66% English-only · Spanish 32%

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: ▼ -138.00%
• Current HPI: 286.9242
• Rent YoY: ▼ -0.92%
• 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

1 event — show timeline

• 2026-06-12 Listed $29,500 ARMLS