5950 W Missouri Ave #101 · Glendale, AZ 85301

$68,500

2 bd · 1.0 ba · 860 sqft · Manufactured · 201 Days on market

Built 1971 3,000 sqft lot ↓ 10% 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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

Charming 2-Bedroom, 1- Bathroom home in the heart of Glendale Arizona! Features include a freshly painted interior, refreshed bathroom with modern fixtures, and a Walk in shower. Home concurs a clean and contemporize feel with exterior shed and covered access ramp. Located in a vibrant city known for its community spirit and premier entertainment. about 10 mins away from your home is the West Gate Entertainment District and State Farm Stadium. Close to schools, parks shopping, dining, and major freeways. A cozy home with with unbeatable convenience. Don't Miss out on this home * * *

Key facts

• Close to schools
• Refreshed bathroom
• Exterior shed

Tags

• FRESHLY PAINTED INTERIOR
• REFRESHED BATHROOM
• WALK IN SHOWER
• EXTERIOR SHED
• COVERED ACCESS RAMP
• CLOSE TO SCHOOLS

Property features AI

Finance

• Financial info: Current financing: Other
• HOA & community: Land lease of $760.30 per month; No association fees included; Community pool; Near bus stop; Community media room

Exterior

• Parking: 2 open parking spaces
• Utilities: City water; Public sewer; 220 volts available in kitchen
• Home design: Manufactured/mobile home; Leasehold ownership
• Construction: Wood siding; Wood frame construction; Metal roof
• Exterior features: Shed(s); Desert front yard; Natural desert backyard; No fencing

Interior

• Kitchen: Laminate counters; 220-volt outlet in kitchen; Refrigerator
• Bedrooms: 2 possible bedrooms
• Flooring: Laminate flooring; Tile flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Heat pump heating; Central air conditioning; Ceiling fans
• Interior features: High-speed internet; Accessible approach with ramp; Multiple entries/exits; Storage
• Laundry & utility: Laundry inside; Community laundry available

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $68k.

Deal economics

• At list price, monthly cash flow is $485 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $68k).
• Recommended offer: $60k (12.0% below list) — sets the bar for market timing.
• Cap rate 14.8% 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: Glendale High School (math 13% / reading 22%, grade F, #245 of 381 statewide, top 65%, 1,816 students, 76% 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 $474 of loan paydown is wiped out by about $2k 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 $19k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 201 days — a 12% lower offer ($60k) 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 $60,280 (12.0% below list)

Questions for the listing agent

1. It's been on market 201 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1971 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 1.77% ✓
• Cap rate: 14.78%
• Cash-on-cash: 30.33%
• DSCR: 2.35
• GRM: 4.7

CMA / ARV

• ARV (on-the-fly): $30,960
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5601 W Missouri Ave #197	0.53mi	3/2.0 (+1)	980 (+14%)	19mo	$35,000	$36	27

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: 21.5%
• Equity multiple: 1.85×
• Total profit: $16,238
• Equity at exit: $10,214

10-year hold

• IRR: 27.6%
• Equity multiple: 3.10×
• Total profit: $40,233
• Equity at exit: $5,923

Cash invested: $19,180 (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: 4.7×

Monthly cashflow live

• Estimated rent: $1,213 high
• Mortgage (P&I): −$359
• Tax est. 1.5%: −$86 /mo · $1,028/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$255
• Net cashflow: $485

Break-even live

Break-even rent $599

Max offer price $68,500

Occupancy floor 55%

Sensitivity live

Price	-10% $532	-5% $508	+0% $485	+5% $461	+10% $437
Rent	-10% $389	-5% $437	+0% $485	+5% $533	+10% $581
Rate	-1.0pp $519	-0.5pp $502	base $485	+0.5pp $467	+1.0pp $449

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: $17,125
• Closing costs: $2,055
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5740 N 59th Ave Unit 1A Glendale, AZ	1.0	1.0	545	$876	$1.61	2d	1	0.16mi
5740 N 59th Ave Unit 2 Glendale, AZ	2.0	2.0	926	$1,320	$1.43	2d	1	0.16mi
5740 N 59th Ave Unit 1B Glendale, AZ	1.0	1.0	676	$886	$1.31	2d	1	0.16mi
5750 N 59th Ave Unit 2 Glendale, AZ	2.0	2.0	900	$1,242	$1.38	2d	1	0.20mi
5750 N 59th Ave Unit 1B Glendale, AZ	1.0	1.0	650	$984	$1.51	2d	1	0.20mi
6024 W Oregon Ave Unit C Glendale, AZ	2.0	1.5	950	$1,249	$1.31	2d	1	0.26mi
6012 W Oregon Ave Glendale, AZ	2.0–3.0	1.5	975	$1,249	$1.28	2d	2	0.27mi
6033 W Bethany Home Rd Glendale, AZ	1.0–2.0	1.0	700	$1,208	$1.73	5d	1	0.32mi
5755 N 59th Ave Glendale, AZ	1.0	1.0	632	$1,167	$1.85	18d	1	0.33mi
5755 N 59th Ave Glendale, AZ	2.0	2.0	878	$1,393	$1.59	2d	1	0.33mi
5755 N 59th Ave Glendale, AZ	2.0	2.0	878	$1,593	$1.81	24d	1	0.33mi
6077 N 60th Ave Glendale, AZ	2.0–3.0	2.0	940	$1,499	$1.59	25d	2	0.43mi
6017 N 61st Ave Glendale, AZ	1.0	1.0	550	$875	$1.59	2d	1	0.49mi
6105 N 59th Ave Glendale, AZ	1.0	1.0	475	$899	$1.89	2d	1	0.53mi
5601 W Missouri Ave Glendale, AZ	3.0	2.0	1012	$1,500	$1.48	2d	1	0.55mi
5045 N 58th Ave Glendale, AZ	1.0–2.0	1.0–2.0	821	$1,399	$1.70	2d	1	0.60mi
6141 N 59th Ave Glendale, AZ	1.0–2.0	1.0–2.0	796	$1,300	$1.63	2d	1	0.60mi
5947 W Rose Ln Unit 5947-17 Glendale, AZ	2.0	1.0	750	$1,275	$1.70	17d	1	0.61mi
5947 W Rose Ln Unit 5927-09 Glendale, AZ	1.0	1.0	600	$1,030	$1.72	2d	1	0.61mi
5947 W Rose Ln Unit 5947-21 Glendale, AZ	2.0	1.0	900	$1,170	$1.30	2d	1	0.61mi
5631 W Colter St Glendale, AZ	1.0–3.0	1.0–2.0	885	$1,324	$1.50	2d	5	0.62mi
5926 W Rose Ln Unit A Glendale, AZ	2.0	1.0	750	$1,435	$1.91	2d	1	0.64mi
5039 N 57th Ave Glendale, AZ	1.0–2.0	1.0–2.0	800	$2,403	$3.00	2d	15	0.70mi
5190 N 55th Ave Glendale, AZ	1.0–2.0	1.0–2.0	708	$1,560	$2.20	2d	15	0.72mi
6565 W Bethany Home Rd Glendale, AZ	2.0	1.0	650	$1,231	$1.89	2d	14	0.75mi
6240 N 63rd Ave Glendale, AZ	1.0–2.0	1.0–2.0	758	$1,263	$1.67	2d	10	0.81mi
6301 N 64th Dr Glendale, AZ	2.0	1.0	853	$915	$1.07	22d	1	0.85mi
6301 N 64th Dr Glendale, AZ	1.0	1.0	647	$815	$1.26	18d	1	0.85mi
6301 N 64th Dr Glendale, AZ	1.0–3.0	1.0–2.0	796	$1,157	$1.45	2d	3	0.85mi
6320 N 63rd Ave Unit 23 Glendale, AZ	1.0	1.0	650	$1,299	$2.00	2d	1	0.86mi
6320 N 63rd Ave Glendale, AZ	2.0	1.0	750	$1,249	$1.67	2d	1	0.86mi
6541 W Keim Dr Glendale, AZ	2.0	1.0	896	$1,499	$1.67	10d	1	0.88mi
5830 N 67th Ave Glendale, AZ	1.0–2.0	1.0–2.0	802	$1,299	$1.62	2d	1	0.97mi
6318 N 65th Dr Glendale, AZ	2.0	1.0	672	$1,245	$1.85	2d	4	1.01mi
6231 N 67th Ave Glendale, AZ	1.0–2.0	1.0–2.0	802	$1,248	$1.56	2d	4	1.03mi
6112 N 67th Ave Glendale, AZ	1.0–2.0	1.0	755	$1,100	$1.46	2d	22	1.06mi
5736 N 68th Dr Glendale, AZ	2.0	1.0	1020	$1,399	$1.37	2d	1	1.10mi
6603 N 65th Ave Glendale, AZ	1.0–4.0	1.0–2.0	1150	$1,190	$1.04	2d	30	1.16mi
6541 N 67th Ave #125 Glendale, AZ	2.0	2.0	1020	$1,195	$1.17	2d	1	1.19mi
6541 N 67th Ave Glendale, AZ	2.0	2.0	1020	$1,195	$1.17	22d	1	1.19mi

Listing history 16 events

1. 2026-06-18
   days on market $68,500 Active 201 DOM
2. 2026-06-17
   days on market $68,500 Active 200 DOM
3. 2026-06-16
   days on market $68,500 Active 199 DOM
4. 2026-06-15
   days on market $68,500 Active 198 DOM
5. 2026-06-13
   days on market $68,500 Active 196 DOM
6. 2026-06-13
   days on market $68,500 Active 195 DOM
7. 2026-06-09
   days on market $68,500 Active 192 DOM
8. 2026-06-08
   days on market $68,500 Active 191 DOM
9. 2026-06-07
   days on market $68,500 Active 190 DOM
10. 2026-06-04
    days on market $68,500 Active 187 DOM
11. 2026-06-03
    days on market $68,500 Active 186 DOM
12. 2026-06-02
    days on market $68,500 Active 185 DOM
13. 2026-06-01
    days on market $68,500 Active 184 DOM
14. 2026-05-31
    days on market $68,500 Active 183 DOM
15. 2025-12-26
    price $68,500
16. 2025-11-29
    listed $76,500 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: $14,554
• − Mortgage interest: −$3,837
• − Property taxes: −$1,028
• − Insurance: −$342
• − Repairs & maintenance: −$1,164
• − Management: −$1,164
• − Depreciation: −$1,993
• Taxable income: $5,026
• Est. tax owed @ 24.0%: −$1,206
• After-tax cash flow: $4,611/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

-10.5% since first listed

2 events — show timeline

• 2025-12-26 Price Changed $68,500 ARMLS
• 2025-11-29 Listed $76,500 ARMLS