1650 S Arizona Ave #79 · Chandler, AZ 85286

$63,000

2 bd · 2.0 ba · 784 sqft · Manufactured · 496 Days on market

Built 2013 Good condition $80/sqft · 105% above area ↓ 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
• Schools +4.8/10.0
• Livability +3.9/5.0
• Condition / age +3.8/5.0
• Rent growth +2.3/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome home to this charming 2-bedroom, 2-bathroom manufactured home, perfectly situated in a vibrant, well-maintained community! This cozy yet spacious home offers an inviting open floor plan, perfect for entertaining or simply relaxing in comfort. Step into a bright and airy living area, seamlessly flowing into the kitchen and dining space, where you'll find ample cabinet storage and modern appliances. The primary suite features a private en-suite bath, while the second bedroom is perfect for guests. As part of this wonderful community, you enjoy resort-style amenities, including a sparkling swimming pool, sports courts and well-kept common areas. Plus, with easy access to major freeways and shopping centers.

Key facts

• Open floor plan
• Modern appliances
• Sports courts

Tags

• OPEN FLOOR PLAN
• AMPLE CABINET STORAGE
• MODERN APPLIANCES
• PRIVATE EN-SUITE BATH
• SPARKLING SWIMMING POOL
• SPORTS COURTS

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $63k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $1k ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $63k).
• Recommended offer: $55k (12.0% below list) — sets the bar for market timing.
• Cap rate 25.5% vs local median 3.3% in Chandler — 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 78/100 on livability (#9 in AZ, #2,508 nationally) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, crime A-; Watch: health & safety D, cost of living D-.
• Chandler Unified District #80 (4242) (suburban): math 49% / reading 57% proficiency, ranked #31 of 249 in AZ (top 12%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents soft (-0.6%/yr); 169 active listings in the ZIP; 28 comparable units currently listed for rent nearby; rentals at typical pace (median 16d 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).
• This rent is only 18% of the median local income ($122k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $436 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 $18k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 496 days — a 12% lower offer ($55k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts; this cycle's ask has dropped $7k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $55,440 (12.0% below list)

Questions for the listing agent

1. It's been on market 496 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 2.90% ✓
• Cap rate: 25.45%
• Cash-on-cash: 68.42%
• DSCR: 4.04
• GRM: 2.9

CMA / ARV

• ARV (median comp): $30,800
• List price: $63,000
• Delta: 104.55%
• Verdict: OVERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 64.4%
• Equity multiple: 3.75×
• Total profit: $48,531
• Equity at exit: $9,394

10-year hold

• IRR: 67.8%
• Equity multiple: 6.91×
• Total profit: $104,196
• Equity at exit: $5,447

Cash invested: $17,640 (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 85286

• Home prices YoY: -24.8%
• Rents YoY: -0.6%
• Active inventory: 169
• Price-to-rent: 2.9×

Monthly cashflow live

• Estimated rent: $1,824 high
• Mortgage (P&I): −$330
• Tax est. 1.5%: −$79 /mo · $945/yr
• Insurance: −$26
• HOA: −$0
• Vacancy / Maint / Mgmt: −$383
• Net cashflow: $1,006

Break-even live

Break-even rent $551

Max offer price $63,000

Occupancy floor 40%

Sensitivity live

Price	-10% $1,049	-5% $1,028	+0% $1,006	+5% $984	+10% $962
Rent	-10% $862	-5% $934	+0% $1,006	+5% $1,078	+10% $1,150
Rate	-1.0pp $1,037	-0.5pp $1,022	base $1,006	+0.5pp $989	+1.0pp $973

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: $15,750
• Closing costs: $1,890
• Reserves months: —
• Total cash needed: —

Rent comps 28 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2150 S Arizona Ave Chandler, AZ	1.0–3.0	1.0–2.0	956	$1,732	$1.81	2d	17	0.51mi
575 W Pecos Rd Chandler, AZ	1.0–3.0	1.0–2.0	928	$1,730	$1.86	3d	18	0.56mi
800 W Willis Rd Chandler, AZ	1.0–3.0	1.0–2.0	1036	$1,965	$1.90	2d	19	0.80mi
875 W Pecos Rd Chandler, AZ	1.0–2.0	1.0–2.0	912	$1,903	$2.09	2d	22	0.87mi
727 S Hartford St #182 Chandler, AZ	3.0	2.0	1060	$1,495	$1.41	15d	1	0.98mi
727 S Hartford St Chandler, AZ	3.0	2.0	1060	$1,495	$1.41	11d	1	0.98mi
727 S Hartford St #189 Chandler, AZ	3.0	2.0	1060	$1,695	$1.60	44d	1	0.98mi
727 S Hartford St #189 Chandler, AZ	3.0	2.0	1060	$1,645	$1.55	11d	1	0.98mi
436 S Oregon St Unit 2 Chandler, AZ	2.0	2.0	550	$1,295	$2.35	25d	1	0.99mi
2777 S Arizona Ave Chandler, AZ	1.0–2.0	1.0–2.0	1037	$1,839	$1.77	2d	13	1.13mi
155 E Frye Rd Chandler, AZ	1.0–3.0	1.0–2.0	1213	$2,292	$1.89	2d	25	1.15mi
1750 S Senate St Chandler, AZ	2.0–3.0	2.0	1239	$2,295	$1.85	2d	25	1.17mi
857 E Saragosa St Chandler, AZ	3.0	2.0	1102	$2,199	$2.00	44d	1	1.20mi
857 E Saragosa St Chandler, AZ	3.0	2.0	1102	$2,149	$1.95	15d	1	1.20mi
901 S Alma School Rd Chandler, AZ	1.0–3.0	1.0–2.0	939	$2,040	$2.17	3d	20	1.22mi
2177 S McQueen Rd Chandler, AZ	1.0–3.0	1.0–2.0	1192	$2,058	$1.73	2d	13	1.23mi
1175 W Pecos Rd Chandler, AZ	1.0–3.0	1.0–2.0	971	$1,719	$1.77	2d	15	1.24mi
1373 S Sean Dr Chandler, AZ	1.0	1.0	624	$1,800	$2.88	44d	1	1.31mi
250 S Elizabeth Way Unit B3 Chandler, AZ	2.0	2.0	1015	$1,595	$1.57	44d	1	1.41mi
250 S Elizabeth Way Chandler, AZ	2.0	2.0	862	$1,570	$1.82	44d	1	1.42mi
1441 E Germann Rd Chandler, AZ	1.0	1.0	824	$1,625	$1.97	21d	1	1.42mi
250 S Elizabeth Way Unit A2 Chandler, AZ	1.0	1.0	661	$1,203	$1.82	25d	1	1.43mi
1450 E Germann Rd Chandler, AZ	1.0	1.0	986	$1,724	$1.75	44d	1	1.44mi
333 E Commonwealth Ave Chandler, AZ	2.0	1.0–2.0	874	$1,878	$2.15	2d	11	1.44mi
250 S Elizabeth Way Unit C1 Chandler, AZ	3.0	2.0	1125	$1,737	$1.54	25d	1	1.47mi
1441 E Germann Rd Unit 1 Chandler, AZ	1.0	1.0	673	$1,353	$2.01	44d	1	1.49mi
1441 E Germann Rd Unit 2 Chandler, AZ	2.0	2.0	1098	$1,776	$1.62	44d	1	1.49mi
3100 S Arizona Ave Chandler, AZ	1.0–3.0	1.0–2.0	1082	$2,291	$2.12	2d	67	1.50mi

Listing history 23 events

1. 2026-06-18
   days on market $63,000 Active 496 DOM
2. 2026-06-17
   days on market $63,000 Active 495 DOM
3. 2026-06-16
   days on market $63,000 Active 494 DOM
4. 2026-06-15
   days on market $63,000 Active 493 DOM
5. 2026-06-13
   days on market $63,000 Active 491 DOM
6. 2026-06-13
   days on market $63,000 Active 490 DOM
7. 2026-06-09
   days on market $63,000 Active 487 DOM
8. 2026-06-08
   days on market $63,000 Active 486 DOM
9. 2026-06-07
   days on market $63,000 Active 485 DOM
10. 2026-06-04
    days on market $63,000 Active 482 DOM
11. 2026-06-03
    days on market $63,000 Active 481 DOM
12. 2026-06-02
    days on market $63,000 Active 480 DOM
13. 2026-06-01
    days on market $63,000 Active 479 DOM
14. 2026-05-31
    days on market $63,000 Active 478 DOM
15. 2026-05-14
    price $63,000 723-char remark

    Show marketing remark (723 chars)

    Welcome home to this charming 2-bedroom, 2-bathroom manufactured home, perfectly situated in a vibrant, well-maintained community! This cozy yet spacious home offers an inviting open floor plan, perfect for entertaining or simply relaxing in comfort. Step into a bright and airy living area, seamlessly flowing into the kitchen and dining space, where you'll find ample cabinet storage and modern appliances. The primary suite features a private en-suite bath, while the second bedroom is perfect for guests. As part of this wonderful community, you enjoy resort-style amenities, including a sparkling swimming pool, sports courts and well-kept common areas. Plus, with easy access to major freeways and shopping centers.

16. 2026-02-09
    status Active 723-char remark

    Show marketing remark (723 chars)

    Welcome home to this charming 2-bedroom, 2-bathroom manufactured home, perfectly situated in a vibrant, well-maintained community! This cozy yet spacious home offers an inviting open floor plan, perfect for entertaining or simply relaxing in comfort. Step into a bright and airy living area, seamlessly flowing into the kitchen and dining space, where you'll find ample cabinet storage and modern appliances. The primary suite features a private en-suite bath, while the second bedroom is perfect for guests. As part of this wonderful community, you enjoy resort-style amenities, including a sparkling swimming pool, sports courts and well-kept common areas. Plus, with easy access to major freeways and shopping centers.

17. 2026-02-08
    historical 723-char remark

    Show marketing remark (723 chars)

    Welcome home to this charming 2-bedroom, 2-bathroom manufactured home, perfectly situated in a vibrant, well-maintained community! This cozy yet spacious home offers an inviting open floor plan, perfect for entertaining or simply relaxing in comfort. Step into a bright and airy living area, seamlessly flowing into the kitchen and dining space, where you'll find ample cabinet storage and modern appliances. The primary suite features a private en-suite bath, while the second bedroom is perfect for guests. As part of this wonderful community, you enjoy resort-style amenities, including a sparkling swimming pool, sports courts and well-kept common areas. Plus, with easy access to major freeways and shopping centers.

18. 2026-01-16
    status Active 723-char remark

    Show marketing remark (723 chars)

    Welcome home to this charming 2-bedroom, 2-bathroom manufactured home, perfectly situated in a vibrant, well-maintained community! This cozy yet spacious home offers an inviting open floor plan, perfect for entertaining or simply relaxing in comfort. Step into a bright and airy living area, seamlessly flowing into the kitchen and dining space, where you'll find ample cabinet storage and modern appliances. The primary suite features a private en-suite bath, while the second bedroom is perfect for guests. As part of this wonderful community, you enjoy resort-style amenities, including a sparkling swimming pool, sports courts and well-kept common areas. Plus, with easy access to major freeways and shopping centers.

19. 2026-01-05
    historical Under Contract Accepting Backups 723-char remark

    Show marketing remark (723 chars)

    Welcome home to this charming 2-bedroom, 2-bathroom manufactured home, perfectly situated in a vibrant, well-maintained community! This cozy yet spacious home offers an inviting open floor plan, perfect for entertaining or simply relaxing in comfort. Step into a bright and airy living area, seamlessly flowing into the kitchen and dining space, where you'll find ample cabinet storage and modern appliances. The primary suite features a private en-suite bath, while the second bedroom is perfect for guests. As part of this wonderful community, you enjoy resort-style amenities, including a sparkling swimming pool, sports courts and well-kept common areas. Plus, with easy access to major freeways and shopping centers.

20. 2025-08-07
    status Active 723-char remark

    Show marketing remark (723 chars)

    Welcome home to this charming 2-bedroom, 2-bathroom manufactured home, perfectly situated in a vibrant, well-maintained community! This cozy yet spacious home offers an inviting open floor plan, perfect for entertaining or simply relaxing in comfort. Step into a bright and airy living area, seamlessly flowing into the kitchen and dining space, where you'll find ample cabinet storage and modern appliances. The primary suite features a private en-suite bath, while the second bedroom is perfect for guests. As part of this wonderful community, you enjoy resort-style amenities, including a sparkling swimming pool, sports courts and well-kept common areas. Plus, with easy access to major freeways and shopping centers.

21. 2025-08-03
    historical 723-char remark

    Show marketing remark (723 chars)

    Welcome home to this charming 2-bedroom, 2-bathroom manufactured home, perfectly situated in a vibrant, well-maintained community! This cozy yet spacious home offers an inviting open floor plan, perfect for entertaining or simply relaxing in comfort. Step into a bright and airy living area, seamlessly flowing into the kitchen and dining space, where you'll find ample cabinet storage and modern appliances. The primary suite features a private en-suite bath, while the second bedroom is perfect for guests. As part of this wonderful community, you enjoy resort-style amenities, including a sparkling swimming pool, sports courts and well-kept common areas. Plus, with easy access to major freeways and shopping centers.

22. 2025-05-29
    price $65,000 723-char remark

    Show marketing remark (723 chars)

    Welcome home to this charming 2-bedroom, 2-bathroom manufactured home, perfectly situated in a vibrant, well-maintained community! This cozy yet spacious home offers an inviting open floor plan, perfect for entertaining or simply relaxing in comfort. Step into a bright and airy living area, seamlessly flowing into the kitchen and dining space, where you'll find ample cabinet storage and modern appliances. The primary suite features a private en-suite bath, while the second bedroom is perfect for guests. As part of this wonderful community, you enjoy resort-style amenities, including a sparkling swimming pool, sports courts and well-kept common areas. Plus, with easy access to major freeways and shopping centers.

23. 2025-02-02
    listed $70,000 Active 723-char remark

    Show marketing remark (723 chars)

    Welcome home to this charming 2-bedroom, 2-bathroom manufactured home, perfectly situated in a vibrant, well-maintained community! This cozy yet spacious home offers an inviting open floor plan, perfect for entertaining or simply relaxing in comfort. Step into a bright and airy living area, seamlessly flowing into the kitchen and dining space, where you'll find ample cabinet storage and modern appliances. The primary suite features a private en-suite bath, while the second bedroom is perfect for guests. As part of this wonderful community, you enjoy resort-style amenities, including a sparkling swimming pool, sports courts and well-kept common areas. Plus, with easy access to major freeways and shopping centers.

ⓘ 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 2/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥111°F today · 19 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: $21,891
• − Mortgage interest: −$3,529
• − Property taxes: −$945
• − Insurance: −$315
• − Repairs & maintenance: −$1,751
• − Management: −$1,751
• − Depreciation: −$1,833
• Taxable income: $11,767
• Est. tax owed @ 24.0%: −$2,824
• After-tax cash flow: $9,245/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 charming 2-bedroom, 2-bathroom manufactured home is in good condition with minimal repairs needed. It offers a good return on investment with updates that would significantly increase its resale and rental value.

Value-add opportunities

• Both paint interior walls — fresh paint enhances curb appeal and interior aesthetics
• Both replace carpet with tile — tile is easier to clean and more durable
• Both install new kitchen appliances — newer appliances improve functionality and appeal
• Both update bathroom fixtures — newer fixtures enhance functionality and aesthetics

Renovation cost estimate screening

Value-add ROI direction

• Both paint interior walls — fresh paint enhances curb appeal and interior aesthetics ↑
• Both replace carpet with tile — tile is easier to clean and more durable ↑
• Both install new kitchen appliances — newer appliances improve functionality and appeal ↑
• Both update bathroom fixtures — newer fixtures enhance functionality and aesthetics ↑

ⓘ 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: Chandler Unified District #80 (4242)
• NCES district ID: 0401870
• Math proficiency: 49% ▼ -8.00%
• Reading proficiency: 57% ▼ -2.00%
• Median HH income: $74,048
• Composite: 47.54/100
• National rank: #2268
• State rank: #31 of 249 in AZ

Livability — Chandler

• Score: 78/100
• State rank: #9
• US rank: #2508

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Chandler, AZ
• County: Maricopa County · 4,537,380 people
• City population: 299,016
• Metro: Phoenix-Mesa-Chandler, AZ
• Population (ZIP): 50,621
• Household income: $121,758
• Rent vs Own: 34.6% rent · 65.4% own
• Severe rent burden: 1285.0

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 0.66)
• Race & ethnicity: White 53% Hispanic / Latino 19% Asian 16% Two or more races 14% Black 5% Native American 2%
• Hispanic origin (detail): Mexican 15%
• Common ancestry: Lithuanian 2% Romanian 2% Slovak 2%
• Foreign-born: 19% · Canada, China, Vietnam
• Languages at home: 74% English-only · Spanish 8% Other Asian/Pacific 5% Chinese 4%

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: ▼ -101.85%
• Current HPI: 309.3228
• Rent YoY: ▼ -0.64%
• 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

-10.0% since first listed

9 events — show timeline

• 2026-05-14 Price Changed $63,000 ARMLS
• 2026-02-09 Relisted — ARMLS
• 2026-02-08 Listing Removed — ARMLS
• 2026-01-16 Relisted — ARMLS
• 2026-01-05 Contingent — ARMLS
• 2025-08-07 Relisted — ARMLS
• 2025-08-03 Listing Removed — ARMLS
• 2025-05-29 Price Changed $65,000 ARMLS
• 2025-02-02 Listed $70,000 ARMLS