3140 W Glendale Ave #14 · Phoenix, AZ 85051

$28,000

3 bd · 1.5 ba · 720 sqft · Manufactured · 43 Days on market

Built 1967 Fair condition ↓ 20% since listing

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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
• Livability +3.8/5.0
• Schools +2.3/10.0
• Condition / age +2.2/5.0
• Rent growth +1.7/5.0
• Appreciation +0.0/10.0

Listing remarks

Lots of potential in this 3 bed 1.5 bathroom manufactured home with lots of parking, close to freeways and central phx. Lot does allow pets at no additional charge. This is not an age restricted community.

Key facts

• Close to freeways
• Allows pets
• Lots of parking

Tags

• LOTS OF PARKING
• CLOSE TO FREEWAYS
• ALLOWS PETS
• NOT AGE RESTRICTED COMMUNITY

Property features AI

Finance

• Other: Directions: Just west of 31st Ave and Glendale, on the north side of the road.
• HOA & community: Land lease of $725 monthly; Association fee includes: other (see remarks)

Exterior

• Parking: 2 covered parking spaces; 2 carport spaces
• Utilities: City water; Public sewer; 220V in kitchen (electric)
• Home design: Manufactured/Mobile housing; Leasehold ownership
• Construction: Metal siding construction; Other roof; Building area reported by owner
• Exterior features: Metal siding; Other roof; Other fencing

Interior

• Kitchen: 220V outlet in kitchen; Refrigerator; Disposal
• Bedrooms: 3 possible bedrooms
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Window/wall cooling unit; Heating: see remarks
• Interior features: Eat-in kitchen; Refrigerator; Disposal
• Laundry & utility: Washer/dryer hookup only

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath manufactured listed at $28k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $806 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $28k).
• Recommended offer: $27k (3.0% below list) — sets the bar for market timing.
• Cap rate 40.8% 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.
• 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: Washington High School (math 21% / reading 26%, grade F, #206 of 381 statewide, top 54%, 1,756 students, 60% FRL).
• Market conditions: Rents falling (-3.0%/yr); 117 active listings in the ZIP; 19 comparable units currently listed for rent nearby; rentals leasing fast (median 1d 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 $194 of loan paydown is wiped out by about $840 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

• It's been on market 43 days — a 3% lower offer ($27k) is reasonable based on typical stale-listing flexibility.

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 $27,160 (3.0% below list)

Questions for the listing agent

1. It's been on market 43 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1967 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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?
7. 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.
8. 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.
9. 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: 4.52% ✓
• Cap rate: 40.82%
• Cash-on-cash: 123.32%
• DSCR: 6.49
• GRM: 1.8

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: 6.50×
• Total profit: $43,088
• Equity at exit: $4,175

10-year hold

• IRR: —
• Equity multiple: 12.40×
• Total profit: $89,347
• Equity at exit: $2,421

Cash invested: $7,840 (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 85051

• Home prices YoY: -22.4%
• Rents YoY: -3.0%
• Active inventory: 117
• Price-to-rent: 1.8×

Monthly cashflow live

• Estimated rent: $1,265 high
• Mortgage (P&I): −$147
• Tax est. 1.5%: −$35 /mo · $420/yr
• Insurance: −$12
• HOA: −$0
• Vacancy / Maint / Mgmt: −$266
• Net cashflow: $806

Break-even live

Break-even rent $245

Max offer price $28,000

Occupancy floor 31%

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: $7,000
• Closing costs: $840
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7232 N 27th Ave Phoenix, AZ	1.0–2.0	1.0	750	$1,200	$1.60	1d	5	0.61mi
6805 N 27th Ave Unit 206 Phoenix, AZ	2.0	1.0	640	$1,143	$1.79	1d	1	0.66mi
6805 N 27th Ave Unit 321 Phoenix, AZ	2.0	1.0	640	$995	$1.55	1d	1	0.66mi
6801 N 25th Dr Phoenix, AZ	1.0–2.0	1.0	750	$1,199	$1.60	1d	1	0.81mi
6721 N 25th Dr Phoenix, AZ	2.0	1.0	750	$950	$1.27	1d	1	0.83mi
2512 W Ocotillo Rd Phoenix, AZ	2.0	1.0	750	$899	$1.20	5d	1	0.83mi
2520 W McLellan Blvd Phoenix, AZ	2.0–3.0	1.0	800	$1,248	$1.56	1d	6	0.83mi
2502 W Ocotillo Rd Phoenix, AZ	1.0–2.0	1.0	650	$1,499	$2.31	1d	2	0.85mi
2501 W Ocotillo Rd Phoenix, AZ	1.0–2.0	1.0	740	$845	$1.14	1d	4	0.87mi
2540 W Maryland Ave Phoenix, AZ	1.0–2.0	1.0	725	$1,449	$2.00	1d	2	0.89mi
6131 N 27th Ave Phoenix, AZ	2.0	1.0–2.0	661	$1,142	$1.73	1d	28	1.06mi
3221 W El Camino Dr Phoenix, AZ	2.0	1.0–2.0	650	$1,403	$2.16	1d	32	1.24mi
4141 W Glendale Ave Phoenix, AZ	2.0	1.0–2.0	589	$1,626	$2.76	1d	20	1.25mi
8135 N 35th Ave Phoenix, AZ	1.0–2.0	1.0–2.0	750	$1,515	$2.02	1d	36	1.29mi
2020 W Glendale Ave Phoenix, AZ	1.0–2.0	1.0–2.0	802	$1,300	$1.62	1d	6	1.42mi
7532 N 21st Ave Unit 2 Phoenix, AZ	2.0	1.0	730	$899	$1.23	1d	1	1.43mi
7532 N 21st Ave Phoenix, AZ	2.0	1.0	730	$950	$1.30	17d	1	1.43mi
6027 N 23rd Ave Phoenix, AZ	1.0–3.0	1.0–2.0	995	$1,555	$1.56	1d	1	1.46mi
7102 N 43rd Ave Glendale, AZ	2.0	1.0	537	$1,475	$2.74	1d	30	1.49mi

Listing history 16 events

1. 2026-06-18
   days on market $28,000 Active 43 DOM
2. 2026-06-17
   days on market $28,000 Active 42 DOM
3. 2026-06-16
   days on market $28,000 Active 41 DOM
4. 2026-06-15
   days on market $28,000 Active 40 DOM
5. 2026-06-13
   days on market $28,000 Active 38 DOM
6. 2026-06-09
   days on market $28,000 Active 34 DOM
7. 2026-06-08
   days on market $28,000 Active 33 DOM
8. 2026-06-07
   days on market $28,000 Active 32 DOM
9. 2026-06-04
   days on market $28,000 Active 29 DOM
10. 2026-06-03
    days on market $28,000 Active 28 DOM
11. 2026-06-02
    days on market $28,000 Active 27 DOM
12. 2026-06-01
    days on market $28,000 Active 26 DOM
13. 2026-05-31
    days on market $28,000 Active 25 DOM
14. 2026-05-17
    price $28,000
15. 2026-05-10
    price $30,000
16. 2026-05-06
    listed $35,000 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 7 d/yr ≥112°F today · 19 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,177
• − Mortgage interest: −$1,568
• − Property taxes: −$420
• − Insurance: −$140
• − Repairs & maintenance: −$1,214
• − Management: −$1,214
• − Depreciation: −$815
• Taxable income: $9,806
• Est. tax owed @ 24.0%: −$2,353
• After-tax cash flow: $7,315/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 · 5 photos

Fair 45/100 Moderate rehab

This 3-bedroom, 1.5-bathroom manufactured home requires moderate repairs and maintenance to improve its condition and value. Painting the exterior siding and updating the kitchen and bathroom can significantly enhance its appeal and marketability.

Repairs flagged

• Major roof — Exposed wooden beams and siding suggest potential water damage or wear.
• Major exterior siding — Metal siding may need repainting or replacement.
• Minor interior walls — Painted walls appear to be in good condition but may need touch-ups.
• Minor kitchen cabinets — Wooden cabinets appear to be in good condition but may need cleaning.
• Minor bathroom fixtures — Standard fixtures in the bathroom may need cleaning or minor repairs.
• Minor HVAC system — Standard appliances and fixtures may need cleaning or minor repairs.
• Minor landscaping — Simple landscaping in front of the home may need some maintenance or updates.

Value-add opportunities

• Resale Painting the exterior siding — Fresh paint can significantly improve curb appeal and home value.
• Resale Updating the kitchen cabinets — Modernizing the kitchen can attract more buyers.
• Resale Upgrading the bathroom fixtures — Modern fixtures can enhance the home's appeal and functionality.
• Rental Upgrading HVAC system — A more efficient HVAC system can attract renters and reduce utility costs.
• Both Landscaping improvements — A well-maintained and aesthetically pleasing landscape can increase both resale and rental value.

Renovation cost estimate screening

Repair item	Severity	Est. cost
roof · Exposed wooden beams and siding suggest potential water damage or wear.	Major	$15,000–50,000
exterior siding · Metal siding may need repainting or replacement.	Major	$15,000–50,000
interior walls · Painted walls appear to be in good condition but may need touch-ups.	Minor	$500–3,000
kitchen cabinets · Wooden cabinets appear to be in good condition but may need cleaning.	Minor	$500–3,000
bathroom fixtures · Standard fixtures in the bathroom may need cleaning or minor repairs.	Minor	$500–3,000
HVAC system · Standard appliances and fixtures may need cleaning or minor repairs.	Minor	$500–3,000
landscaping · Simple landscaping in front of the home may need some maintenance or updates.	Minor	$500–3,000
Total estimated repair cost · 7 items		$32,500–115,000

Value-add ROI direction

• Resale Painting the exterior siding — Fresh paint can significantly improve curb appeal and home value. ↑
• Resale Updating the kitchen cabinets — Modernizing the kitchen can attract more buyers. ↑
• Resale Upgrading the bathroom fixtures — Modern fixtures can enhance the home's appeal and functionality. ↑
• Rental Upgrading HVAC system — A more efficient HVAC system can attract renters and reduce utility costs. ↑
• Both Landscaping improvements — A well-maintained and aesthetically pleasing landscape can increase both resale and rental 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: 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 — 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): 45,768
• Household income: $69,189
• Rent vs Own: 44.8% rent · 55.2% own
• Severe rent burden: 1546.0

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 0.67)
• Race & ethnicity: Hispanic / Latino 48% White 30% Two or more races 26% Black 8% Asian 5% Native American 4%
• Hispanic origin (detail): Mexican 42%
• Common ancestry: Italian 2% Lithuanian 1% Slovak 1%
• Foreign-born: 20% · Canada, Vietnam, Philippines
• Languages at home: 57% English-only · Spanish 33% Other Asian/Pacific 3% Arabic 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: ▼ -113.72%
• Current HPI: 393.886
• Rent YoY: ▼ -3.04%
• 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

-20.0% since first listed

3 events — show timeline

• 2026-05-17 Price Changed $28,000 ARMLS
• 2026-05-10 Price Changed $30,000 ARMLS
• 2026-05-06 Listed $35,000 ARMLS