7300 N 51st Ave Unit E191 · Glendale, AZ 85301

$79,000

2 bd · 2.0 ba · 896 sqft · Manufactured · 199 Days on market

Built 2016

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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

Get ready to level up your lifestyle at 7300 N 51st Ave - a standout home in a vibrant 55+ active adult community built for people who love to stay moving, stay social, and stay strong. Storage shed included! From the moment you walk in, you'll feel the fresh, open energy of this home. The bright living space flows effortlessly, giving you room to stretch, breathe, and actually live. The kitchen has the space and functionality to keep you fueled- whether you're meal-prepping for the week or blending up your post-walk protein shake. If you want a home that matches your energy and supports your active, health-focused lifestyle, this is the one that's going to feel like a win. Let's get you i

Key facts

• Bright living space
• Storage shed
• 3 parking spots

Tags

• STORAGE SHED
• BRIGHT LIVING SPACE
• KITCHEN FUNCTIONALITY

Property features AI

Finance

• Other: Community coin-op laundry
• HOA & community: No association fees; Land-lease community with $750 monthly land lease

Exterior

• Parking: 2 open parking spaces; 1 covered space; 1 carport space
• Utilities: City water; Public sewer
• Home design: Manufactured/mobile home; Leasehold ownership
• Construction: Vertical siding; Panelized construction; Other roof type
• Exterior features: Gravel/stone front and back; No fencing; Community spa; Community media room; Fitness center

Interior

• Kitchen: Built-in microwave; Refrigerator; Dishwasher; Garbage disposal; Laminate counters
• Bedrooms: 2 possible bedrooms
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Natural gas heating; Central air conditioning; Ceiling fans; Programmable thermostat
• Interior features: Full bath in primary bedroom; Dual-pane windows; Laminate counters
• Laundry & utility: Coin-operated laundry available in community

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $79k.

Deal economics

• At list price, monthly cash flow is $416 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $79k).
• Recommended offer: $70k (12.0% below list) — sets the bar for market timing.
• Cap rate 12.6% 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 $546 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 ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 199 days — a 12% lower offer ($70k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 6→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $69,520 (12.0% below list)

Questions for the listing agent

1. It's been on market 199 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. 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: 1.54% ✓
• Cap rate: 12.61%
• Cash-on-cash: 22.57%
• DSCR: 2.00
• GRM: 5.4

CMA / ARV

• ARV (on-the-fly): $29,568
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7300 N 51st Ave Unit G102	0.10mi	2/2.0	896 (0%)	9mo	$52,000	$58	88
7300 N 51st Ave Unit E81	0.10mi	2/2.0	960 (+7%)	19mo	$31,400	$33	68
7300 N 51st Ave #97	0.10mi	2/2.0	960 (+7%)	22mo	$70,000	$73	66
7300 N 51st Ave	0.06mi	2/2.0	812 (-9%)	21mo	$42,000	$52	64
7300 N 51st Ave Unit D212	0.08mi	1/1.0 (-1)	774 (-14%)	9mo	$25,000	$32	57
7300 N 51st Ave Ave Unit F177	0.10mi	2/2.0	768 (-14%)	19mo	$12,000	$16	56
4800 W Ocotillo Rd #89	0.75mi	2/2.0	1,000 (+12%)	3mo	$32,000	$32	43

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: 12.0%
• Equity multiple: 1.46×
• Total profit: $10,142
• Equity at exit: $11,779

10-year hold

• IRR: 18.4%
• Equity multiple: 2.32×
• Total profit: $29,231
• Equity at exit: $6,830

Cash invested: $22,120 (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: 5.4×

Monthly cashflow live

• Estimated rent: $1,218 high
• Mortgage (P&I): −$414
• Tax est. 1.5%: −$99 /mo · $1,185/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$256
• Net cashflow: $416

Break-even live

Break-even rent $691

Max offer price $79,000

Occupancy floor 61%

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: $19,750
• Closing costs: $2,370
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7300 N 51st Ave Unit 2 Glendale, AZ	1.0	1.0	774	$1,000	$1.29	1d	1	0.02mi
7151 N 53rd Ave Unit 3 Glendale, AZ	2.0	1.0	625	$1,400	$2.24	1d	1	0.18mi
7160 N 53rd Ave Unit 2 Glendale, AZ	2.0	1.0	625	$925	$1.48	1d	1	0.20mi
7211 N 54th Ave Apt 4 Glendale, AZ	2.0	2.0	1000	$1,450	$1.45	1d	1	0.23mi
5136 W Glenn Dr Glendale, AZ	2.0–3.0	1.5	1090	$1,475	$1.35	1d	5	0.25mi
7107 N 53rd Ave Apt 10 Glendale, AZ	1.0	1.0	649	$925	$1.43	1d	1	0.28mi
7107 N 53rd Ave Unit 5 Glendale, AZ	2.0	1.0	750	$1,000	$1.33	1d	1	0.28mi
4937 W Myrtle Ave Glendale, AZ	1.0–2.0	1.0–2.0	752	$1,225	$1.63	1d	12	0.35mi
7235 N 55th Ave Glendale, AZ	1.0	1.0	631	$925	$1.47	1d	1	0.36mi
4919 W Glenn Dr Glendale, AZ	2.0	1.0	936	$995	$1.06	1d	1	0.45mi
5547 W Gardenia Ave Glendale, AZ	3.0	1.0	1084	$1,329	$1.23	22d	1	0.49mi
7711 N 51st Ave Glendale, AZ	2.0	1.0	590	$1,445	$2.45	1d	67	0.50mi
4828 W Orangewood Ave Glendale, AZ	1.0	1.0	875	$1,395	$1.59	1d	1	0.56mi
6717 N 53rd Ave Glendale, AZ	3.0	1.0	864	$1,900	$2.20	1d	1	0.58mi
5623 W Myrtle Ave Unit 105 Glendale, AZ	2.0	1.0	700	$1,195	$1.71	1d	1	0.59mi
5206 W Ocotillo Rd Unit A Glendale, AZ	2.0	1.0	750	$1,350	$1.80	1d	1	0.61mi
4949 W Northern Ave Glendale, AZ	2.0	1.0–2.0	632	$1,445	$2.29	1d	14	0.65mi
6738 N 55th Ave Unit 4 Glendale, AZ	1.0	1.0	800	$650	$0.81	2d	1	0.66mi
7153 N 57th Dr Unit 3 Glendale, AZ	1.0	1.0	607	$925	$1.52	1d	1	0.66mi
8080 N 51st Ave Glendale, AZ	1.0–2.0	1.0–2.0	702	$1,575	$2.24	1d	11	0.73mi
5012 W McLellan Rd Glendale, AZ	3.0	2.0	1058	$1,595	$1.51	18d	1	0.79mi
5044 W Maryland Ave Glendale, AZ	3.0	1.0	1065	$1,295	$1.22	3d	1	0.88mi
4730 W Northern Ave Glendale, AZ	1.0	1.0	770	$995	$1.29	1d	1	0.88mi
4748 W Sierra Vista Dr Glendale, AZ	2.0	2.0	875	$1,185	$1.35	4d	1	0.90mi
4748 W Sierra Vista Dr Glendale, AZ	2.0	2.0	875	$1,262	$1.44	22d	1	0.90mi
5908 W Myrtle Ave Unit 5908 Glendale, AZ	3.0	2.0	1053	$1,375	$1.31	1d	1	0.90mi
4730 W Northern Ave Glendale, AZ	1.0	1.0	624	$1,170	$1.87	8d	2	0.92mi
4730 W Northern Ave Glendale, AZ	1.0	1.0	624	$1,120	$1.79	1d	2	0.92mi
4730 W Northern Ave Glendale, AZ	1.0–2.0	1.0–2.0	841	$1,200	$1.43	24d	2	0.92mi
6551 N 49th Ave Glendale, AZ	2.0–3.0	2.0	1165	$1,875	$1.61	1d	6	0.92mi
4748 W Sierra Vista Dr Unit A1 Glendale, AZ	1.0	1.0	650	$910	$1.40	1d	1	0.92mi
4748 W Sierra Vista Dr Unit B1 Glendale, AZ	2.0	2.0	875	$1,170	$1.34	1d	1	0.92mi
6550 N 47th Ave Phoenix, AZ	2.0	2.0	1044	$1,400	$1.34	1d	1	0.99mi
4443 W Palmaire Ave Glendale, AZ	2.0–3.0	2.0	987	$1,595	$1.62	1d	1	1.01mi
4439 W Palmaire Ave Unit 249 Glendale, AZ	2.0	2.0	872	$1,495	$1.71	22d	1	1.01mi
4439 W Palmaire Ave Glendale, AZ	2.0–3.0	2.0	933	$1,495	$1.60	1d	5	1.01mi
4439 W Palmaire Ave Unit 103 Glendale, AZ	2.0	2.0	872	$1,495	$1.71	8d	1	1.01mi
4439 W Palmaire Ave Unit 236 Glendale, AZ	3.0	2.0	1101	$1,695	$1.54	24d	1	1.01mi
4439 W Palmaire Ave Unit 101 Glendale, AZ	2.0	2.0	872	$1,495	$1.71	17d	1	1.02mi
4439 W Palmaire Ave Unit 245 Glendale, AZ	3.0	2.0	995	$1,695	$1.70	4d	1	1.02mi

Listing history 15 events

1. 2026-06-18
   days on market $79,000 Active 199 DOM
2. 2026-06-17
   days on market $79,000 Active 198 DOM
3. 2026-06-16
   days on market $79,000 Active 197 DOM
4. 2026-06-15
   days on market $79,000 Active 196 DOM
5. 2026-06-13
   days on market $79,000 Active 194 DOM
6. 2026-06-13
   days on market $79,000 Active 193 DOM
7. 2026-06-09
   days on market $79,000 Active 190 DOM
8. 2026-06-08
   days on market $79,000 Active 189 DOM
9. 2026-06-07
   days on market $79,000 Active 188 DOM
10. 2026-06-04
    days on market $79,000 Active 185 DOM
11. 2026-06-03
    days on market $79,000 Active 184 DOM
12. 2026-06-02
    days on market $79,000 Active 183 DOM
13. 2026-06-01
    days on market $79,000 Active 182 DOM
14. 2026-05-31
    days on market $79,000 Active 181 DOM
15. 2025-11-25
    listed $79,000 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 6 d/yr ≥112°F today · 17 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: $14,612
• − Mortgage interest: −$4,425
• − Property taxes: −$1,185
• − Insurance: −$395
• − Repairs & maintenance: −$1,169
• − Management: −$1,169
• − Depreciation: −$2,298
• Taxable income: $3,970
• Est. tax owed @ 24.0%: −$953
• After-tax cash flow: $4,039/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

1 event — show timeline

• 2025-11-25 Listed $79,000 ARMLS