2650 W Union Hills Dr #340 · Phoenix, AZ 85027

$79,950

2 bd · 2.0 ba · 1,248 sqft · Manufactured · 34 Days on market

Built 1999 Good condition $64/sqft · 29% above area Est $62k · 29% over

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Why this score? — see what drove the C+ 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
• Schools +4.7/10.0
• Livability +3.8/5.0
• Condition / age +3.8/5.0
• Rent growth +1.8/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

This charming 2-bedroom manufactured home in a gated +55 community is the one for you! You'll be greeted with a cozy covered patio ideal for morning coffee and practical carport parking. Inside, the sizable living spaces flow seamlessly for extra comfort, featuring wood-look flooring, vaulted ceilings promoting an airy feel, plenty of natural light, and neutral paint that pairs well with any decor. The kitchen comes equipped with abundant cabinetry adorned with crown molding, ample counter space, and built-in appliances for a seamless cooking experience. The main bedroom promises a good night's sleep, complete with a practical walk-in closet and a private bathroom. You'll have a workshop pe

Key facts

• Ample counter space
• Built-in appliances
• Covered patio

Tags

• COVERED PATIO
• CARPORT PARKING
• ABUNDANT CABINETRY
• CROWN MOLDING
• AMPLE COUNTER SPACE
• BUILT-IN APPLIANCES

Property features AI

Finance

• Other: Building area reported by owner; Property located on Space #340
• HOA & community: No association fees; Land lease ($982 monthly); Community pool; Community spa (heated); Gated community; Community laundry; Golf

Exterior

• Parking: 2 covered spaces; 2 open parking spaces; 2 carport spaces
• Utilities: Public sewer; City water; Private well
• Home design: Manufactured/mobile home; Leasehold ownership; City view
• Construction: Vertical siding; Wood frame construction; Painted exterior; Composition roof
• Exterior features: Private pickleball court; Heated spa; Gravel/stone front; Private maintained road

Interior

• Kitchen: Built-in microwave; Laminate counters; Refrigerator; Dishwasher; Garbage disposal
• Bedrooms: 2 possible bedrooms
• Flooring: Laminate flooring; Vinyl flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating; Heat pump; Central air; Ceiling fans
• Interior features: High-speed internet; Breakfast bar; No interior steps; Vaulted ceilings; 3/4 master bathroom; Accessible approach with ramp; Multiple entries/exits; Bath lever faucets; Storage
• Laundry & utility: Laundry inside

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $80k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $648 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $80k).
• Recommended offer: $78k (3.0% below list) — sets the bar for market timing.
• Cap rate 16.0% 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.
• Deer Valley Unified District (4246) (urban): math 50% / reading 55% proficiency, ranked #33 of 249 in AZ (top 13%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents soft (-2.8%/yr); 169 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 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 $552 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 $22k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 34 days — a 3% lower offer ($78k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 5→13/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $77,551 (3.0% below list)

Questions for the listing agent

1. It's been on market 34 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.90% ✓
• Cap rate: 16.02%
• Cash-on-cash: 34.75%
• DSCR: 2.55
• GRM: 4.4

CMA / ARV

• ARV (median comp): $62,000
• List price: $79,950
• Delta: 28.95%
• Verdict: OVERPRICED
• Comps: 13 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2650 W Union Hills Dr #247	0.00mi	3/2.0 (+1)	1,250 (+0%)	2mo	$62,000	$50	93
2650 W Union Hills Dr #133	0.09mi	2/2.0	1,248 (0%)	4mo	$53,000	$42	92
2650 W Union Hills Dr #257	0.09mi	2/2.0	1,248 (0%)	9mo	$79,000	$63	88
2650 W Union Hills Dr #215	0.08mi	2/2.0	1,344 (+8%)	10mo	$37,500	$28	75
2650 W Union Hills Dr #43	0.08mi	3/2.0 (+1)	1,344 (+8%)	4mo	$50,000	$37	75
2650 W Union Hills Dr #316	0.08mi	3/2.0 (+1)	1,120 (-10%)	3mo	$80,000	$71	72
2650 W Union Hills Dr #804	0.08mi	2/2.0	1,152 (-8%)	14mo	$41,500	$36	72
2650 W Union Hills Dr #371	0.12mi	2/2.0	1,152 (-8%)	22mo	$59,000	$51	64
2650 W Union Hills Dr #185	0.08mi	2/2.0	1,400 (+12%)	18mo	$20,000	$14	61
2650 W Union Hills Dr #38	0.08mi	3/2.0 (+1)	1,420 (+14%)	15mo	$97,500	$69	56

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: 26.8%
• Equity multiple: 2.07×
• Total profit: $23,905
• Equity at exit: $11,921

10-year hold

• IRR: 32.5%
• Equity multiple: 3.54×
• Total profit: $56,865
• Equity at exit: $6,913

Cash invested: $22,386 (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 85027

• Rents YoY: -2.8%
• Active inventory: 169
• Price-to-rent: 4.4×

Monthly cashflow live

• Estimated rent: $1,520 high
• Mortgage (P&I): −$419
• Tax est. 1.5%: −$100 /mo · $1,199/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$319
• Net cashflow: $648

Break-even live

Break-even rent $699

Max offer price $79,950

Occupancy floor 52%

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: $19,988
• Closing costs: $2,398
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2929 W Yorkshire Dr Phoenix, AZ	1.0–3.0	1.0–2.0	915	$1,498	$1.64	18d	2	0.43mi
18250 N 25th Ave Phoenix, AZ	1.0–3.0	1.0–2.0	992	$1,712	$1.73	2d	17	0.46mi
3010 W Yorkshire Dr Phoenix, AZ	1.0–3.0	1.0–2.0	975	$1,444	$1.48	2d	80	0.56mi
18001 N 29th Dr Phoenix, AZ	3.0	2.5	1500	$1,800	$1.20	43d	1	0.56mi
17840 N Black Canyon Hwy Phoenix, AZ	1.0–2.0	1.0–2.0	880	$1,655	$1.88	2d	19	0.58mi
2039 W Union Hills Dr Unit 39-117 Phoenix, AZ	2.0	1.0	1000	$1,000	$1.00	7d	1	0.78mi
2039 W Union Hills Dr Unit 15-204 Phoenix, AZ	2.0	1.0	1000	$1,245	$1.25	15d	1	0.78mi
2039 W Union Hills Dr Unit 39-143 Phoenix, AZ	2.0	2.0	1100	$1,345	$1.22	7d	1	0.78mi
2039 W Union Hills Dr Unit 15-001 Phoenix, AZ	2.0	2.0	1100	$1,345	$1.22	15d	1	0.78mi
3144 W Charleston Ave Phoenix, AZ	3.0	2.0	1085	$1,845	$1.70	16d	1	0.79mi
2020 W Union Hills Dr #254 Phoenix, AZ	2.0	2.0	1049	$1,650	$1.57	43d	1	0.82mi
19940 N 23rd Ave Phoenix, AZ	4.0	1.0–2.0	812	$1,374	$1.69	2d	69	0.85mi
3411 W Morrow Dr #3 Phoenix, AZ	2.0	1.5	1056	$1,495	$1.42	43d	1	0.85mi
20003 N 23rd Ave Phoenix, AZ	2.0	2.0	860	$1,440	$1.67	24d	1	0.96mi
20003 N 23rd Ave Phoenix, AZ	2.0	2.0	860	$1,522	$1.77	43d	1	0.96mi
3338 W Tonto Ln Phoenix, AZ	2.0	1.0	1206	$1,375	$1.14	7d	1	1.01mi
18435 N 36th Ave Glendale, AZ	3.0	2.0	1386	$2,400	$1.73	43d	1	1.09mi
2222 W Beardsley Rd Phoenix, AZ	2.0	1.0–2.0	616	$1,285	$2.09	2d	32	1.11mi
18811 N 19th Ave Phoenix, AZ	1.0	1.0	749	$1,135	$1.52	2d	2	1.12mi
18811 N 19th Ave Phoenix, AZ	1.0–2.0	1.0–2.0	885	$1,525	$1.72	2d	2	1.12mi
20245 N 32nd Dr Phoenix, AZ	1.0–2.0	1.0–2.0	834	$1,530	$1.83	3d	14	1.13mi
20231 N 21st Ln Phoenix, AZ	1.0	1.0	770	$995	$1.29	24d	1	1.16mi
20227 N 21st Dr Phoenix, AZ	2.0	2.5	1280	$1,500	$1.17	43d	1	1.18mi
20808 N 27th Ave Phoenix, AZ	1.0–3.0	1.0–2.0	962	$1,548	$1.61	2d	14	1.19mi
3202 W Bell Rd Phoenix, AZ	1.0–2.0	1.0–2.0	719	$1,299	$1.81	1d	34	1.21mi
17216 N 33rd Ave Phoenix, AZ	1.0–2.0	1.0–2.0	741	$1,525	$2.06	2d	20	1.25mi
2109 W Danbury Rd Phoenix, AZ	3.0	1.5	1175	$1,695	$1.44	43d	1	1.29mi
17609 N 19th Ave Unit 204 Phoenix, AZ	2.0	2.0	935	$1,199	$1.28	43d	1	1.32mi
3420 W Danbury Dr Phoenix, AZ	1.0–2.0	1.0–2.0	810	$1,485	$1.83	24d	2	1.32mi
3420 W Danbury Dr Phoenix, AZ	1.0–2.0	1.0–2.0	810	$1,485	$1.83	12d	2	1.32mi
17609 N 19th Ave Apt 107 Phoenix, AZ	2.0	2.0	935	$1,325	$1.42	2d	1	1.33mi
20601 N 33rd Ave Phoenix, AZ	3.0	2.0	1085	$2,100	$1.94	24d	1	1.33mi
3434 W Danbury Dr Unit A114 Phoenix, AZ	2.0	2.0	896	$1,485	$1.66	24d	1	1.33mi
17609 N 19th Ave Unit 209 Phoenix, AZ	2.0	2.0	935	$1,099	$1.18	24d	1	1.34mi
17211 N 35th Ave Phoenix, AZ	1.0–2.0	1.0–2.0	827	$1,500	$1.81	18d	2	1.34mi
17402 N 19th Ave Phoenix, AZ	3.0	2.5	1194	$1,450	$1.21	2d	2	1.34mi
17211 N 35th Ave Unit A213 Phoenix, AZ	1.0	1.0	758	$1,495	$1.97	43d	1	1.37mi
16623 N 29th Dr Phoenix, AZ	3.0	2.0	1430	$2,050	$1.43	1d	1	1.38mi
17211 N 35th Ave Unit C110 Phoenix, AZ	2.0	2.0	1126	$1,895	$1.68	43d	1	1.39mi
1708 W Behrend Dr Phoenix, AZ	3.0	1.5	1320	$1,761	$1.33	7d	1	1.41mi

Listing history 15 events

1. 2026-06-18
   days on market $79,950 Active 34 DOM
2. 2026-06-17
   days on market $79,950 Active 33 DOM
3. 2026-06-16
   days on market $79,950 Active 32 DOM
4. 2026-06-15
   days on market $79,950 Active 31 DOM
5. 2026-06-13
   days on market $79,950 Active 29 DOM
6. 2026-06-13
   days on market $79,950 Active 28 DOM
7. 2026-06-09
   days on market $79,950 Active 25 DOM
8. 2026-06-08
   days on market $79,950 Active 24 DOM
9. 2026-06-07
   days on market $79,950 Active 23 DOM
10. 2026-06-04
    days on market $79,950 Active 20 DOM
11. 2026-06-03
    days on market $79,950 Active 19 DOM
12. 2026-06-02
    days on market $79,950 Active 18 DOM
13. 2026-06-01
    days on market $79,950 Active 17 DOM
14. 2026-05-31
    days on market $79,950 Active 16 DOM
15. 2026-05-04
    listed $79,950 Active 777-char remark

ⓘ 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 8/10 Severe 5 d/yr ≥111°F today · 13 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,241
• − Mortgage interest: −$4,478
• − Property taxes: −$1,199
• − Insurance: −$400
• − Repairs & maintenance: −$1,459
• − Management: −$1,459
• − Depreciation: −$2,326
• Taxable income: $6,919
• Est. tax owed @ 24.0%: −$1,661
• After-tax cash flow: $6,119/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 · 30 photos

Good 75/100 Cosmetic rehab

This charming 2-bedroom manufactured home in a gated +55 community is move-in ready with good condition and minimal repairs needed. It offers a cozy covered patio and practical carport parking, making it an ideal investment for both resale and rental.

Value-add opportunities

• Resale paint exterior — enhances curb appeal
• Resale replace countertops — modernizes kitchen
• Resale install new flooring — improves overall aesthetic
• Resale upgrade lighting — enhances interior ambiance
• Both landscaping — enhances curb appeal and adds value

Renovation cost estimate screening

Value-add ROI direction

• Resale paint exterior — enhances curb appeal ↑
• Resale replace countertops — modernizes kitchen ↑
• Resale install new flooring — improves overall aesthetic ↑
• Resale upgrade lighting — enhances interior ambiance ↑
• Both landscaping — enhances curb appeal and adds value ↑

ⓘ 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: Deer Valley Unified District (4246)
• NCES district ID: 0407750
• Math proficiency: 50% ▼ -9.00%
• Reading proficiency: 55% ▼ -6.00%
• Median HH income: $72,516
• Composite: 47.0/100
• National rank: #2346
• State rank: #33 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): 39,487
• Household income: $76,605
• Rent vs Own: 43.5% rent · 56.5% own
• Severe rent burden: 1533.0

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 0.58)
• Race & ethnicity: White 61% Hispanic / Latino 22% Two or more races 13% Asian 7% Black 2% Native American 2%
• Hispanic origin (detail): Mexican 18% Puerto Rican 1%
• Common ancestry: Lithuanian 2% Romanian 2% Italian 2%
• Foreign-born: 16% · Canada, China
• Languages at home: 77% English-only · Spanish 10% Other Indo-European 4% Other Asian/Pacific 3%

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: ▼ -248.58%
• Current HPI: 356.8851
• Rent YoY: ▼ -2.75%
• 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

• 2026-05-04 Listed $79,950 ARMLS