3036 E Utopia Rd · Phoenix, AZ 85050

$270,000

2 bd · 1.5 ba · 2,250 sqft · Manufactured public records · 240 Days on market

Built 1983

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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 +17.1/30.0
• ARV discount +15.0/15.0
• DSCR +5.3/10.0
• 1% rule +4.6/10.0
• Schools +3.8/10.0
• Livability +3.8/5.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

2 bed 1 1/2 bath retirement retreat located in the beautifully well kept and friendly 55+ North Phoenix Utopia Manor community. Spacious lot with club house and pool access through back yard. Easy maintenance desert landscaping. Vaulted ceilings and ceiling fans throughout. New A/C unit installed one year ago. Evap cooler. There is a large laundry room, and a "flex room" that could be an office, workout room, storage closet, or possibly a 3rd bedroom. This home has tons of storage, side yard, small shop area and a garage. You are purchasing a member share in a co-op. Subsequently, the sale must be cash and buyer needs to be approved by the board. Simple and easy process. Low monthly co-op fees of $120 per month are almost unheard of. No renting in this community. Great for year round residency or a winter home. Please call 602.689.7591 for more information and details.

Key facts

• Pool access
• Large laundry room
• Tons of storage

Tags

• CLUB HOUSE
• POOL ACCESS
• DESERT LANDSCAPING
• LARGE LAUNDRY ROOM
• FLEX ROOM
• TONS OF STORAGE

🏢 Co-op / cooperative unit. The $270,000 price buys shares in the cooperative corporation, not the real estate itself — so it isn't comparable to a fee-simple sale price, and the cashflow / cap-rate / 1%-rule cards below (which assume you own the property and can rent it out) don't apply here. Expect board approval and a monthly maintenance fee on top of the price.

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath manufactured listed at $270k.

Deal economics

• At list price, monthly cash flow is $189 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $260k (3.7% below list).
• Recommended offer: $238k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.1% 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.
• Paradise Valley Unified District (4241) (urban): math 39% / reading 46% proficiency, ranked #56 of 249 in AZ (top 22%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising (+2.0%/yr); 218 active listings in the ZIP; 17 comparable units currently listed for rent nearby; rentals at typical pace (median 18d 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k 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.

Negotiation context

• It's been on market 240 days — a 12% lower offer ($238k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 27y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $50k; list at $270k implies a 440% gain — meaningful room to come down on a strong offer.

Recommended offer $237,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 240 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: 0.96% ✗
• Cap rate: 7.13%
• Cash-on-cash: 3.00%
• DSCR: 1.13
• GRM: 8.7

CMA / ARV

• ARV (median comp): $464,406
• List price: $270,000
• Delta: -41.86%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 1.98% rent growth · sell at horizon

5-year hold

• IRR: -12.7%
• Equity multiple: 0.55×
• Total profit: $-34,325
• Equity at exit: $40,258

10-year hold

• IRR: -5.3%
• Equity multiple: 0.67×
• Total profit: $-24,862
• Equity at exit: $23,345

Cash invested: $75,600 (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 85050

• Home prices YoY: -21.9%
• Rents YoY: 2.0%
• Active inventory: 218
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $2,601 high
• Mortgage (P&I): −$1,416
• Tax est. 1.5%: −$338 /mo · $4,050/yr
• Insurance: −$112
• HOA: −$0
• Vacancy / Maint / Mgmt: −$546
• Net cashflow: $189

Break-even live

Break-even rent $2,362

Max offer price $270,000

Occupancy floor 88%

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: $67,500
• Closing costs: $8,100
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3133 E Kristal Way Phoenix, AZ	3.0	2.5	1602	$2,600	$1.62	2d	1	0.19mi
3002 E Jeanette Ct Phoenix, AZ	3.0	2.0	1748	$2,700	$1.54	18d	1	0.27mi
2636 E Tonto Ln Phoenix, AZ	3.0	2.0	1850	$2,800	$1.51	24d	1	0.52mi
3415 E Menadota Dr Phoenix, AZ	3.0	2.5	1814	$2,550	$1.41	15d	1	0.55mi
19654 N 36th St Phoenix, AZ	3.0	2.0	1638	$2,600	$1.59	18d	1	0.61mi
3708 E Kerry Ln Phoenix, AZ	3.0	2.5	1819	$3,100	$1.70	24d	1	0.80mi
3745 E Kerry Ln Phoenix, AZ	3.0	2.5	1818	$2,250	$1.24	18d	1	0.86mi
3902 E Rosemonte Dr Phoenix, AZ	3.0	2.5	1924	$8,500	$4.42	24d	1	1.10mi
2719 E Charleston Ave Phoenix, AZ	3.0	1.5	1670	$1,891	$1.13	22d	1	1.10mi
20729 N 37th Way Phoenix, AZ	3.0	2.0	1670	$3,000	$1.80	15d	1	1.11mi
18611 N 22nd St #72 Phoenix, AZ	3.0	2.5	1851	$2,200	$1.19	15d	1	1.16mi
18611 N 22nd St Phoenix, AZ	3.0	3.0	1851	$2,200	$1.19	12d	1	1.16mi
20445 N 21st St Phoenix, AZ	3.0	2.5	2240	$2,800	$1.25	3d	1	1.36mi
3319 E Campo Bello Dr Phoenix, AZ	3.0	3.0	2000	$4,200	$2.10	43d	1	1.38mi
18239 N 40th St Phoenix, AZ	2.0	1.5–2.5	1494	$1,700	$1.14	15d	3	1.39mi
18239 N 40th St Phoenix, AZ	2.0	1.5–2.5	1460	$1,538	$1.05	24d	4	1.39mi
3135 E Tina Dr Phoenix, AZ	3.0	3.0	2178	$3,599	$1.65	43d	1	1.42mi

Listing history 31 events

1. 2026-06-18
   days on market $270,000 Active 240 DOM
2. 2026-06-17
   days on market $270,000 Active 239 DOM
3. 2026-06-16
   days on market $270,000 Active 238 DOM
4. 2026-06-15
   days on market $270,000 Active 237 DOM
5. 2026-06-13
   days on market $270,000 Active 235 DOM
6. 2026-06-13
   days on market $270,000 Active 234 DOM
7. 2026-06-09
   days on market $270,000 Active 231 DOM
8. 2026-06-08
   days on market $270,000 Active 230 DOM
9. 2026-06-07
   days on market $270,000 Active 229 DOM
10. 2026-06-04
    days on market $270,000 Active 226 DOM
11. 2026-06-03
    days on market $270,000 Active 225 DOM
12. 2026-06-02
    days on market $270,000 Active 224 DOM
13. 2026-06-01
    days on market $270,000 Active 223 DOM
14. 2026-05-31
    days on market $270,000 Active 222 DOM
15. 2025-10-21
    listed $270,000 Active 891-char remark

    Show marketing remark (891 chars)

    2 bed 1 1/2 bath retirement retreat located in the beautifully well kept and friendly 55+ North Phoenix Utopia Manor community. Spacious lot with club house and pool access through back yard. Easy maintenance desert landscaping. Vaulted ceilings and ceiling fans throughout. New A/C unit installed one year ago. Evap cooler. There is a large laundry room, and a "flex room" that could be an office, workout room, storage closet, or possibly a 3rd bedroom. This home has tons of storage, side yard, small shop area and a garage. You are purchasing a member share in a co-op. Subsequently, the sale must be cash and buyer needs to be approved by the board. Simple and easy process. Low monthly co-op fees of $120 per month are almost unheard of. No renting in this community. Great for year round residency or a winter home. Please call 602.689.7591 for more information and details.

16. 2008-06-20
    historical
17. 2008-04-10
    soldstatus $50,000
18. 2008-03-27
    historical
19. 2008-03-17
    soldstatus $65,000
20. 2008-02-21
    historical
21. 2008-01-25
    listed $79,000
22. 2007-07-09
    listed $55,000
23. 2007-06-12
    listed $79,900
24. 2004-07-30
    historical
25. 2004-07-27
    soldstatus $34,000
26. 2004-02-06
    listed $39,500
27. 2004-02-03
    listed $47,000
28. 2002-01-02
    historical
29. 2001-07-10
    listed $69,000
30. 2000-01-17
    soldstatus $67,000
31. 1999-10-27
    listed $69,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $31,212
• − Mortgage interest: −$15,124
• − Property taxes: −$4,050
• − Insurance: −$1,350
• − Repairs & maintenance: −$2,497
• − Management: −$2,497
• − Depreciation: −$7,855
• Taxable loss: −$2,161
• Est. tax savings @ 24.0%: +$519
• After-tax cash flow: $2,785/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: Paradise Valley Unified District (4241)
• NCES district ID: 0405930
• Math proficiency: 39% ▼ -11.00%
• Reading proficiency: 46% ▼ -7.00%
• Median HH income: $64,106
• Composite: 37.89/100
• National rank: #4316
• State rank: #56 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): 33,118
• Household income: $139,836
• Rent vs Own: 20.9% rent · 79.1% own
• Severe rent burden: 432.0

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: Predominantly White (71%)
• Race & ethnicity: White 71% Hispanic / Latino 11% Two or more races 11% Asian 9% Black 2%
• Hispanic origin (detail): Mexican 8%
• Common ancestry: Romanian 5% Italian 4% Lithuanian 3%
• Foreign-born: 15% · Canada, China, Vietnam
• Languages at home: 82% English-only · Spanish 6% Other Indo-European 5% Other Asian/Pacific 2%

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: ▼ -86.38%
• Current HPI: 308.7483
• Rent YoY: ▲ 1.98%
• 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

+291.3% since first listed

17 events — show timeline

• 2025-10-21 Listed $270,000 ForSaleByOwner.com
• 2008-06-20 Listing Removed — ARMLS
• 2008-04-10 Sold (MLS) $50,000 ARMLS
• 2008-03-27 Listing Removed — ARMLS
• 2008-03-17 Sold (MLS) $65,000 ARMLS
• 2008-02-21 Listing Removed — ARMLS
• 2008-01-25 Listed $79,000 ARMLS
• 2007-07-09 Listed $55,000 ARMLS
• 2007-06-12 Listed $79,900 ARMLS
• 2004-07-30 Listing Removed — ARMLS
• 2004-07-27 Sold (MLS) $34,000 ARMLS
• 2004-02-06 Listed $39,500 ARMLS
• 2004-02-03 Listed $47,000 ARMLS
• 2002-01-02 Listing Removed — ARMLS
• 2001-07-10 Listed $69,000 ARMLS
• 2000-01-17 Sold (MLS) $67,000 ARMLS
• 1999-10-27 Listed $69,000 ARMLS

Property tax history

+4.5%/yr

Latest (2025): $30,280 · +2.7% YoY. Source: county tax records.