1802 E Campo Bello Dr #92 · Phoenix, AZ 85022

$30,999

1 bd · 1.0 ba · 728 sqft · Manufactured · 176 Days on market

Manufactured home Built 1986 Good condition $43/sqft · 45% below area Est $56k · 45% under

---

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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.8/5.0
• Condition / age +3.8/5.0
• Appreciation +2.5/10.0
• Rent growth +2.2/5.0
• Schools +2.0/10.0
• Manufactured-home adj. -6.3

Listing remarks MLS

Opportunity meets functionality at 1802 E Campo Bello Dr, Lot 92 in the all-ages Shadow Hills community. This 1-bedroom, 1-bath home offers a rare combination of indoor livability, outdoor space, and value-add potential--making it an ideal fit for both end users and investors alike. Inside, you'll find a surprisingly open layout with updated flooring throughout and a spacious living area that flows seamlessly into the kitchen. The kitchen offers ample cabinetry and workspace, providing a solid foundation for future updates without the need for a full overhaul. One of the standout features of the home is the beautifully remodeled bathroom, complete with an oversized walk-in tiled shower that delivers a modern, high-end feel not typically found at this price point. The large walk-in close adds additional functionality and storage. Step outside and the true differentiator reveals itself--an expansive, fully fenced yard that is rarely available in this community. Whether you envision a garden, pet-friendly space, outdoor entertaining area, or simply room to spread out, the possibilities here are endless. The oversized double carport provides generous covered parking, while the large detached shed/workshop offers incredible flexibility for storage, hobbies, or workspace needs. While the home does need some TLC, many of the key elements are already in place--allowing the next owner to focus on cosmetic improvements and personalization rather than starting from scratch. With a motivated seller and strong underlying features, this property represents an excellent opportunity to create value and make it your own. Shadow Hills offers an all-ages lifestyle with amenities including a community pool, heated spa, dog park, basketball and volleyball courts, picnic areas, and organized community events.

Key facts

• 4 parking spots
• Community pool
• Built 1986

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath manufactured listed at $31k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $472 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($868 rent vs $31k).
• Recommended offer: $27k (12.0% below list) — sets the bar for market timing.
• Cap rate 24.5% vs local median 3.2% 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.
• Zoned schools: Echo Mountain Primary School (math 22% / reading 22%, grade F, #687 of 1,109 statewide, top 65%, 530 students, 74% FRL); Vista Verde Middle School (math 13% / reading 26%, grade F, #134 of 218 statewide, top 63%, 544 students, 71% FRL); North Canyon High School (math 13% / reading 23%, grade F, #242 of 381 statewide, top 64%, 1,842 students, 55% FRL) — zoned schools average 66% FRL vs 29% district-wide (37 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 20% at this address vs 42% district-wide (-23 pts) — the specific schools serving this property underperform the Paradise Valley Unified District (4241) average; the district grade overstates school quality for this exact location.
• Market conditions: Rents soft (-1.2%/yr); 421 active listings in the ZIP; 32 comparable units currently listed for rent nearby; rentals lingering (median 78d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 53% of comp listings sitting > 30 days — soft ceiling on asking rent; 36,011 units permitted in Maricopa County in 2024 (12,801 in 5+ unit buildings).
• This rent is only 15% of the median local income ($70k/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 $214 of loan paydown is wiped out by about $930 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 $9k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 176 days — a 12% lower offer ($27k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $27,279 (12.0% below list)

Questions for the listing agent

1. It's been on market 176 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: 2.80% ✓
• Cap rate: 24.55%
• Cash-on-cash: 65.19%
• DSCR: 3.90
• GRM: 3.0

CMA / ARV

• ARV (median comp): $56,147
• List price: $30,999
• Delta: -44.79%
• Verdict: UNDERPRICED
• Comps: 3 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
18026 N Cave Creek Rd #1	0.70mi	1/1.0	728 (0%)	2mo	$35,000	$48	66
17840 N 22nd Pl	0.61mi	2/2.0 (+1)	730 (+0%)	1mo	$350,000	$479	62
17851 N 16th Pl	0.42mi	2/2.0 (+1)	864 (+19%)	0mo	$33,000	$38	46
16225 N Cave Creek Rd #106	1.05mi	2/1.0 (+1)	720 (-1%)	15mo	$25,000	$35	46
2523 E Contention Mine Rd #34	0.77mi	2/1.5 (+1)	728 (0%)	17mo	$50,000	$69	44
2120 E Bluefield Ave #141	0.80mi	1/1.0	768 (+6%)	16mo	$45,000	$59	42
16225 N Cave Creek Rd #79	1.12mi	2/1.0 (+1)	800 (+10%)	1mo	$12,000	$15	42
2524 E Contention Mine Rd #45	0.90mi	2/1.0 (+1)	720 (-1%)	20mo	$36,000	$50	42
16225 N Cave Creek Rd #1	1.12mi	2/2.0 (+1)	800 (+10%)	2mo	$7,000	$9	38
2524 E Contention Mine Rd #46	0.91mi	1/1.0	660 (-9%)	17mo	$25,000	$38	36
1304 E Bell Rd #100	0.63mi	2/2.0 (+1)	780 (+7%)	20mo	$35,000	$45	33
2523 E Contention Mine Rd #27	0.77mi	2/2.0 (+1)	840 (+15%)	11mo	$58,000	$69	22

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: 60.9%
• Equity multiple: 3.59×
• Total profit: $22,479
• Equity at exit: $4,622

10-year hold

• IRR: 64.5%
• Equity multiple: 6.58×
• Total profit: $48,469
• Equity at exit: $2,680

Cash invested: $8,680 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 8 active · 3 under contract
• Months of supply: 16.0 mo (6%/mo absorbed)
• Median asking: $67,450 ($84/sqft)
• Median days on market: 57 d
• This list price: lowest-priced of the active set
• ARV vs active asking: -8.2% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 85022

• Rents YoY: -1.2%
• Active inventory: 421
• Price-to-rent: 3.0×

Monthly cashflow live

• Estimated rent: $868 high
• Mortgage (P&I): −$163
• Tax est. 1.5%: −$39 /mo · $465/yr
• Insurance: −$13
• HOA: −$0
• Lot rent leased land?: −$0
• Vacancy / Maint / Mgmt: −$182
• Net cashflow: $472

Break-even live

Break-even rent $271

Max offer price $30,999

Occupancy floor 41%

Sensitivity live

Price	-10% $493	-5% $482	+0% $472	+5% $461	+10% $450
Rent	-10% $403	-5% $437	+0% $472	+5% $506	+10% $540
Rate	-1.0pp $487	-0.5pp $479	base $472	+0.5pp $464	+1.0pp $455

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: $7,750
• Closing costs: $930
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 32 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1750 E Bell Rd Phoenix, AZ	1.0–2.0	1.0	700	$999	$1.43	120d	1	0.20mi
1450 E Bell Rd Phoenix, AZ	1.0–3.0	1.0–2.0	1082	$1,018	$0.94	0d	81	0.49mi
2077 E Charleston Ave Phoenix, AZ	2.0	1.0	720	$1,295	$1.80	120d	1	0.52mi
17602 N Cave Creek Rd Phoenix, AZ	1.0–2.0	1.0–2.0	745	$1,115	$1.50	0d	7	0.63mi
17646 N Cave Creek Rd Phoenix, AZ	1.0–2.0	1.0	750	$1,350	$1.80	0d	18	0.70mi
18202 N Cave Creek Rd Phoenix, AZ	1.0–3.0	1.0–2.0	722	$795	$1.10	99d	7	0.84mi
18202 N Cave Creek Rd Phoenix, AZ	2.0	1.0–2.0	722	$945	$1.31	0d	2	0.84mi
1100 E Bell Rd Phoenix, AZ	1.0–3.0	1.0–2.0	987	$1,361	$1.38	2d	33	0.86mi
2311 E Union Hills Dr Phoenix, AZ	2.0	1.0–2.0	710	$1,317	$1.85	0d	15	0.88mi
18416 N Cave Creek Rd Phoenix, AZ	2.0	1.0–2.0	786	$2,088	$2.65	19d	5	0.93mi
18416 N Cave Creek Rd Phoenix, AZ	2.0	1.0–2.0	786	$1,988	$2.53	94d	7	0.93mi
18416 N Cave Creek Rd Phoenix, AZ	2.0	1.0–2.0	786	$1,975	$2.51	99d	9	0.93mi
17617 N 9th St Phoenix, AZ	1.0–2.0	1.0–2.0	863	$887	$1.03	0d	37	0.94mi
2424 E Grandview Rd Unit 112 Phoenix, AZ	1.0	1.0	550	$856	$1.56	120d	1	0.95mi
2424 E Grandview Rd Unit 107 Phoenix, AZ	2.0	1.0	700	$829	$1.18	120d	1	0.95mi
2424 E Grandview Rd Apt 310 Phoenix, AZ	2.0	1.0	700	$942	$1.35	120d	1	0.95mi
2424 E Grandview Rd Unit 312 Phoenix, AZ	1.0	1.0	550	$856	$1.56	117d	1	0.95mi
2424 E Grandview Rd Phoenix, AZ	2.0	1.0	700	$942	$1.35	117d	1	0.95mi
2424 E Grandview Rd Phoenix, AZ	1.0–2.0	1.0	625	$799	$1.28	10d	9	0.95mi
2424 E Grandview Rd Phoenix, AZ	2.0	1.0	700	$1,159	$1.66	120d	1	0.95mi
16621 N 25th St Phoenix, AZ	1.0	1.0	570	$899	$1.58	0d	2	0.99mi
16621 N 25th St Phoenix, AZ	1.0	1.0	570	$899	$1.58	77d	1	0.99mi
18660 N Cave Creek Rd Phoenix, AZ	1.0–3.0	1.0–2.0	961	$1,435	$1.49	0d	6	1.06mi
17249 N 7th St Phoenix, AZ	1.0–3.0	1.0–2.0	956	$965	$1.01	0d	32	1.17mi
17625 N 7th St Phoenix, AZ	1.0–3.0	1.0–2.0	925	$1,099	$1.19	4d	8	1.22mi
2601 E Monte Cristo Ave Apt 1 Phoenix, AZ	2.0	1.0	750	$1,050	$1.40	88d	1	1.28mi
719 E Lola Dr Phoenix, AZ	1.0	1.0	688	$2,900	$4.22	103d	1	1.33mi
16437 N 31st St Phoenix, AZ	1.0–2.0	1.0	687	$1,049	$1.53	18d	7	1.34mi
2807 E Paradise Ln Unit 102 Phoenix, AZ	1.0	1.0	700	$975	$1.39	88d	1	1.43mi
2807 E Paradise Ln Unit 102 Phoenix, AZ	1.0	1.0	700	$975	$1.39	62d	1	1.43mi
15425 N 25th St Phoenix, AZ	1.0–2.0	1.0	677	$999	$1.48	7d	4	1.44mi
2826 E Le Marche Ave Unit 102 Phoenix, AZ	1.0	1.0	725	$1,000	$1.38	101d	1	1.48mi

Listing history 50 events

1. 2026-09-23
   days on market $30,999 Active 176 DOM
2. 2026-09-22
   days on market $30,999 Active 175 DOM
3. 2026-09-21
   days on market $30,999 Active 174 DOM
4. 2026-09-20
   days on market $30,999 Active 173 DOM
5. 2026-09-19
   days on market $30,999 Active 172 DOM
6. 2026-09-18
   days on market $30,999 Active 171 DOM
7. 2026-09-17
   days on market $30,999 Active 170 DOM
8. 2026-09-16
   days on market $30,999 Active 169 DOM
9. 2026-09-15
   days on market $30,999 Active 168 DOM
10. 2026-09-14
    days on market $30,999 Active 167 DOM
11. 2026-09-13
    days on market $30,999 Active 166 DOM
12. 2026-09-12
    days on market $30,999 Active 165 DOM
13. 2026-09-11
    days on market $30,999 Active 164 DOM
14. 2026-09-05
    days on market $30,999 Active 158 DOM
15. 2026-09-04
    days on market $30,999 Active 157 DOM
16. 2026-09-03
    days on market $30,999 Active 156 DOM
17. 2026-08-31
    days on market $30,999 Active 153 DOM
18. 2026-08-30
    days on market $30,999 Active 152 DOM
19. 2026-08-29
    days on market $30,999 Active 151 DOM
20. 2026-08-28
    days on market $30,999 Active 150 DOM
21. 2026-08-27
    days on market $30,999 Active 149 DOM
22. 2026-08-25
    days on market $30,999 Active 147 DOM
23. 2026-08-24
    days on market $30,999 Active 146 DOM
24. 2026-08-23
    days on market $30,999 Active 145 DOM
25. 2026-08-22
    days on market $30,999 Active 144 DOM
26. 2026-08-21
    days on market $30,999 Active 143 DOM
27. 2026-08-20
    pricedays on market $30,999 Active 142 DOM
28. 2026-08-19
    days on market $32,900 Active 141 DOM
29. 2026-08-18
    days on market $32,900 Active 140 DOM
30. 2026-08-17
    days on market $32,900 Active 139 DOM
31. 2026-08-16
    days on market $32,900 Active 138 DOM
32. 2026-08-15
    days on market $32,900 Active 137 DOM
33. 2026-08-14
    days on market $32,900 Active 136 DOM
34. 2026-08-13
    days on market $32,900 Active 135 DOM
35. 2026-08-12
    days on market $32,900 Active 134 DOM
36. 2026-08-11
    days on market $32,900 Active 133 DOM
37. 2026-08-10
    days on market $32,900 Active 132 DOM
38. 2026-08-09
    days on market $32,900 Active 131 DOM
39. 2026-08-08
    days on market $32,900 Active 130 DOM
40. 2026-08-06
    days on market $32,900 Active 128 DOM
41. 2026-08-05
    days on market $32,900 Active 127 DOM
42. 2026-08-04
    days on market $32,900 Active 126 DOM
43. 2026-08-03
    days on market $32,900 Active 125 DOM
44. 2026-07-31
    days on market $32,900 Active 122 DOM
45. 2026-07-30
    days on market $32,900 Active 121 DOM
46. 2026-07-30
    days on market $32,900 Active 120 DOM
47. 2026-07-28
    days on market $32,900 Active 119 DOM
48. 2026-07-26
    days on market $32,900 Active 117 DOM
49. 2026-07-24
    days on market $32,900 Active 115 DOM
50. 2026-07-23
    days on market $32,900 Active 114 DOM

ⓘ 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 4/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥110°F today · 17 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $10,417
• − Mortgage interest: −$1,736
• − Property taxes: −$465
• − Insurance: −$155
• − Repairs & maintenance: −$833
• − Management: −$833
• − Depreciation: −$902
• Taxable income: $5,492
• Est. tax owed @ 24.0%: −$1,318
• After-tax cash flow: $4,341/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 Est. rehab $3,640–$10,920 screening

This 1-bedroom, 1-bath home in Shadow Hills offers a good condition with updated flooring and a remodeled bathroom. It has potential for further value increases through landscaping and HVAC upgrades.

Value-add opportunities

• Both landscaping — enhances curb appeal and adds value ↑
• Both HVAC upgrade — improves comfort and energy efficiency ↑
• Both exterior paint — enhances curb appeal and adds value ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 20/100

Zoned Schools

Elementary Echo Mountain Primary School F AZ #687/1,109 Nat'l #32,000/41,679 Middle Vista Verde Middle School F AZ #134/218 Nat'l #11,801/14,009 High North Canyon High School F AZ #242/381 Nat'l #14,759/17,239

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

B Composite livability gradescore 75/100

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 · 4,979,203 people
• City population: 1,500,198
• Metro: Phoenix-Mesa-Chandler, AZ
• Population (ZIP): 53,811
• Household income: $69,927
• Rent vs Own: 47.7% rent · 52.3% own
• Severe rent burden: 14% of renters

---

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 0.59)
• Race & ethnicity: White 59% Hispanic / Latino 22% Two or more races 11% Black 10% Asian 3% Native American 3%
• Hispanic origin (detail): Mexican 18%
• Common ancestry: Romanian 3% Lithuanian 2% Italian 1%
• Foreign-born: 14% · Canada, China, Vietnam
• Languages at home: 79% English-only · Spanish 13% Other Indo-European 2% Russian/Polish/Slavic 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: ▼ -329.75%
• Current HPI: 313.5085
• Rent YoY: ▼ -1.21%
• 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

• 2026-03-31 Listed $37,900 ARMLS