7300 N 51st Ave Unit F 99 · Glendale, AZ 85301

$35,000

2 bd · 2.0 ba · 616 sqft · Manufactured · 595 Days on market

Built 2010 ↓ 46% 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

this is a 2bedroom 2bath split with 2 masters looking for a new homeowner.

Key facts

• 2 parking spots
• Community pool
• Built 2010

Property features AI

Finance

• Other: Heated pool
• HOA & community: Land lease (monthly); Land lease payment $789 per month; No association fees included; Community pool; Community spa; Community laundry (coin-op); Near bus stop

Exterior

• Parking: 2 covered spaces; Common parking; 2 carport spaces
• Utilities: City water; Public sewer
• Home design: Manufactured/mobile home; Leasehold ownership
• Construction: Wood frame construction; Painted exterior; Tile roof; Building area reported by owner
• Exterior features: Storage; East/West exposure; Gravel/stone front

Interior

• Kitchen: Laminate counters
• Bedrooms: 2 possible bedrooms
• Flooring: Laminate flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating; Central air conditioning
• Interior features: Two master baths; Additional interior features
• Laundry & utility: Washer/Dryer hookup only

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $35k.

Deal economics

• At list price, monthly cash flow is $667 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $35k).
• Recommended offer: $31k (12.0% below list) — sets the bar for market timing.
• Cap rate 29.2% 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.
• 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 $242 of loan paydown is wiped out by about $1k 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 $10k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 595 days — a 12% lower offer ($31k) 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 $30,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 595 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: 3.29% ✓
• Cap rate: 29.15%
• Cash-on-cash: 81.65%
• DSCR: 4.63
• GRM: 2.5

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: 78.5%
• Equity multiple: 4.41×
• Total profit: $33,444
• Equity at exit: $5,219

10-year hold

• IRR: 81.2%
• Equity multiple: 8.23×
• Total profit: $70,852
• Equity at exit: $3,026

Cash invested: $9,800 (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: 2.5×

Monthly cashflow live

• Estimated rent: $1,150 high
• Mortgage (P&I): −$184
• Tax est. 1.5%: −$44 /mo · $525/yr
• Insurance: −$15
• HOA: −$0
• Vacancy / Maint / Mgmt: −$242
• Net cashflow: $667

Break-even live

Break-even rent $306

Max offer price $35,000

Occupancy floor 37%

Sensitivity live

Price	-10% $691	-5% $679	+0% $667	+5% $655	+10% $643
Rent	-10% $576	-5% $621	+0% $667	+5% $712	+10% $758
Rate	-1.0pp $684	-0.5pp $676	base $667	+0.5pp $658	+1.0pp $649

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: $8,750
• Closing costs: $1,050
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7160 N 53rd Ave Unit 2 Glendale, AZ	2.0	1.0	625	$925	$1.48	2d	1	0.23mi
7151 N 53rd Ave Unit 3 Glendale, AZ	2.0	1.0	625	$1,400	$2.24	2d	1	0.24mi
7235 N 55th Ave Glendale, AZ	1.0	1.0	631	$925	$1.47	2d	1	0.27mi
7107 N 53rd Ave Unit 5 Glendale, AZ	2.0	1.0	750	$1,000	$1.33	2d	1	0.33mi
7107 N 53rd Ave Unit 13 Glendale, AZ	1.0	1.0	420	$750	$1.79	2d	1	0.33mi
7107 N 53rd Ave Apt 10 Glendale, AZ	1.0	1.0	649	$925	$1.43	2d	1	0.33mi
4937 W Myrtle Ave Glendale, AZ	1.0–2.0	1.0–2.0	752	$1,225	$1.63	2d	12	0.48mi
5623 W Myrtle Ave Unit 105 Glendale, AZ	2.0	1.0	700	$1,195	$1.71	2d	1	0.50mi
7711 N 51st Ave Glendale, AZ	2.0	1.0	590	$1,445	$2.45	2d	67	0.52mi
7153 N 57th Dr Unit 3 Glendale, AZ	1.0	1.0	607	$925	$1.52	2d	1	0.57mi
4949 W Northern Ave Glendale, AZ	2.0	1.0–2.0	632	$1,445	$2.29	2d	14	0.65mi
8080 N 51st Ave Glendale, AZ	1.0–2.0	1.0–2.0	702	$1,575	$2.24	2d	11	0.68mi
5206 W Ocotillo Rd Unit A Glendale, AZ	2.0	1.0	750	$1,350	$1.80	2d	1	0.69mi
4730 W Northern Ave Glendale, AZ	1.0	1.0	624	$1,120	$1.79	2d	2	0.95mi
4730 W Northern Ave Glendale, AZ	1.0	1.0	624	$1,170	$1.87	8d	2	0.95mi
4730 W Northern Ave Glendale, AZ	1.0–2.0	1.0–2.0	841	$1,200	$1.43	25d	2	0.95mi
6637 N 58th Dr Unit 8 Glendale, AZ	1.0	1.0	500	$695	$1.39	11d	1	0.99mi
4748 W Sierra Vista Dr Unit A1 Glendale, AZ	1.0	1.0	650	$910	$1.40	2d	1	1.04mi
5902 W Royal Palm Rd Glendale, AZ	1.0–2.0	1.0	630	$1,600	$2.54	2d	20	1.18mi
7102 N 43rd Ave Glendale, AZ	2.0	1.0	537	$1,475	$2.74	2d	30	1.20mi
4530 W McLellan Rd Glendale, AZ	1.0–3.0	1.0	782	$1,374	$1.76	2d	6	1.22mi
4444 W Ocotillo Rd Glendale, AZ	1.0–2.0	1.0–1.5	766	$1,250	$1.63	2d	3	1.25mi
6060 W Royal Palm Rd Glendale, AZ	1.0	1.0	543	$1,146	$2.11	2d	4	1.26mi
8450 N 59th Ave Glendale, AZ	1.0–3.0	1.0–2.0	919	$1,824	$1.99	5d	1	1.34mi
6043 W Laurie Ln Apt 4 Glendale, AZ	1.0	1.0	675	$1,050	$1.56	12d	1	1.34mi
8605 N 59th Ave Unit 2023 Glendale, AZ	1.0	1.0	650	$1,150	$1.77	3d	1	1.35mi
6049 W Laurie Ln Unit 4 Glendale, AZ	1.0	1.0	675	$1,100	$1.63	11d	1	1.35mi
6049 W Laurie Ln Unit 7 Glendale, AZ	1.0	1.0	650	$1,050	$1.62	2d	1	1.35mi
6049 W Laurie Ln Unit 5 Glendale, AZ	2.0	1.0	750	$1,210	$1.61	2d	1	1.35mi
8605 N 59th Ave Unit 2027 Glendale, AZ	1.0	1.0	650	$1,150	$1.77	8d	1	1.37mi
8546 N 59th Ave Apt 206 Glendale, AZ	1.0	1.0	700	$1,056	$1.51	20d	1	1.39mi
6141 N 59th Ave Glendale, AZ	1.0–2.0	1.0–2.0	796	$1,300	$1.63	2d	1	1.40mi
5926 W Rose Ln Unit A Glendale, AZ	2.0	1.0	750	$1,435	$1.91	2d	1	1.42mi
5201 W Olive Ave Glendale, AZ	1.0–3.0	1.0–2.0	981	$2,072	$2.11	2d	19	1.43mi
8530 N 59th Ave Glendale, AZ	1.0	0.5–1.0	690	$1,057	$1.53	2d	3	1.43mi
6105 N 59th Ave Glendale, AZ	1.0	1.0	475	$899	$1.89	2d	1	1.47mi
5947 W Rose Ln Unit 5947-17 Glendale, AZ	2.0	1.0	750	$1,275	$1.70	17d	1	1.47mi
5947 W Rose Ln Unit 5927-09 Glendale, AZ	1.0	1.0	600	$1,030	$1.72	2d	1	1.47mi
8546 N 59th Ave Glendale, AZ	2.0	1.0–2.0	700	$1,235	$1.76	2d	9	1.48mi
8546 N 59th Ave Glendale, AZ	2.0	1.0–2.0	700	$1,975	$2.82	20d	6	1.48mi

Listing history 18 events

1. 2026-06-18
   days on market $35,000 Active 595 DOM
2. 2026-06-17
   days on market $35,000 Active 594 DOM
3. 2026-06-16
   days on market $35,000 Active 593 DOM
4. 2026-06-15
   days on market $35,000 Active 592 DOM
5. 2026-06-13
   days on market $35,000 Active 590 DOM
6. 2026-06-13
   days on market $35,000 Active 589 DOM
7. 2026-06-09
   days on market $35,000 Active 586 DOM
8. 2026-06-08
   days on market $35,000 Active 585 DOM
9. 2026-06-07
   days on market $35,000 Active 584 DOM
10. 2026-06-04
    days on market $35,000 Active 581 DOM
11. 2026-06-03
    days on market $35,000 Active 580 DOM
12. 2026-06-02
    days on market $35,000 Active 579 DOM
13. 2026-06-01
    days on market $35,000 Active 578 DOM
14. 2026-05-31
    days on market $35,000 Active 577 DOM
15. 2026-03-09
    price $35,000
16. 2025-10-27
    price $39,999
17. 2025-04-10
    price $45,000
18. 2024-10-31
    listed $65,000 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: $13,803
• − Mortgage interest: −$1,961
• − Property taxes: −$525
• − Insurance: −$175
• − Repairs & maintenance: −$1,104
• − Management: −$1,104
• − Depreciation: −$1,018
• Taxable income: $7,916
• Est. tax owed @ 24.0%: −$1,900
• After-tax cash flow: $6,102/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

-46.2% since first listed

4 events — show timeline

• 2026-03-09 Price Changed $35,000 ARMLS
• 2025-10-27 Price Changed $39,999 ARMLS
• 2025-04-10 Price Changed $45,000 ARMLS
• 2024-10-31 Listed $65,000 ARMLS