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

$32,900

1 bd · 1.0 ba · 728 sqft · Manufactured · 82 Days on market

Built 1986 Good condition $45/sqft · 79% below area

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

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 $33k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $652 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $33k).
• Recommended offer: $31k (6.0% below list) — sets the bar for market timing.
• Cap rate 30.1% 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 soft (-1.2%/yr); 285 active listings in the ZIP; 26 comparable units currently listed for rent nearby; rentals leasing fast (median 7d 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 $227 of loan paydown is wiped out by about $987 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 82 days — a 6% lower offer ($31k) 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 $30,926 (6.0% below list)

Questions for the listing agent

1. It's been on market 82 days. Have you received any prior offers? Is the seller open to a 6% 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: 3.38% ✓
• Cap rate: 30.08%
• Cash-on-cash: 84.96%
• DSCR: 4.78
• GRM: 2.5

CMA / ARV

• ARV (median comp): $153,203
• List price: $32,900
• Delta: -78.53%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
17843 N 16th Pl	0.41mi	2/1.0 (+1)	799 (+10%)	23mo	$9,000	$11	41
1304 E Bell Rd #100	0.63mi	2/2.0 (+1)	780 (+7%)	17mo	$35,000	$45	36
1517 E Grovers Ave	0.42mi	2/2.0 (+1)	625 (-14%)	21mo	$125,000	$200	30
18026 N Cave Creek Rd #101	0.74mi	2/1.0 (+1)	784 (+8%)	21mo	$55,000	$70	30

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: 82.0%
• Equity multiple: 4.58×
• Total profit: $32,964
• Equity at exit: $4,905

10-year hold

• IRR: 84.6%
• Equity multiple: 8.56×
• Total profit: $69,655
• Equity at exit: $2,845

Cash invested: $9,212 (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 85022

• Rents YoY: -1.2%
• Active inventory: 285
• Price-to-rent: 2.5×

Monthly cashflow live

• Estimated rent: $1,113 high
• Mortgage (P&I): −$173
• Tax est. 1.5%: −$41 /mo · $494/yr
• Insurance: −$14
• HOA: −$0
• Vacancy / Maint / Mgmt: −$234
• Net cashflow: $652

Break-even live

Break-even rent $288

Max offer price $32,900

Occupancy floor 36%

Sensitivity live

Price	-10% $675	-5% $664	+0% $652	+5% $641	+10% $630
Rent	-10% $564	-5% $608	+0% $652	+5% $696	+10% $740
Rate	-1.0pp $669	-0.5pp $661	base $652	+0.5pp $644	+1.0pp $635

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: $8,225
• Closing costs: $987
• Reserves months: —
• Total cash needed: —

Rent comps 26 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	25d	1	0.20mi
1450 E Bell Rd Phoenix, AZ	1.0–3.0	1.0–2.0	957	$1,027	$1.07	0d	93	0.49mi
2077 E Charleston Ave Phoenix, AZ	2.0	1.0	720	$1,295	$1.80	25d	1	0.52mi
17602 N Cave Creek Rd Phoenix, AZ	2.0	1.0–2.0	650	$1,375	$2.12	0d	10	0.63mi
18202 N Cave Creek Rd Phoenix, AZ	1.0–3.0	1.0–2.0	722	$795	$1.10	5d	7	0.84mi
1100 E Bell Rd Phoenix, AZ	1.0–3.0	1.0–2.0	987	$1,375	$1.39	0d	22	0.86mi
2311 E Union Hills Dr Phoenix, AZ	1.0–2.0	1.0–2.0	835	$1,023	$1.23	0d	11	0.88mi
18416 N Cave Creek Rd Phoenix, AZ	2.0	1.0–2.0	786	$1,975	$2.51	5d	9	0.93mi
18416 N Cave Creek Rd Phoenix, AZ	2.0	1.0–2.0	786	$1,988	$2.53	0d	7	0.93mi
18416 N Cave Creek Rd Unit 6 Phoenix, AZ	1.0	1.0	748	$1,250	$1.67	9d	1	0.93mi
17617 N 9th St Phoenix, AZ	1.0–3.0	1.0–2.0	956	$1,009	$1.06	0d	39	0.94mi
2424 E Grandview Rd Unit 112 Phoenix, AZ	1.0	1.0	550	$856	$1.56	25d	1	0.95mi
2424 E Grandview Rd Unit 107 Phoenix, AZ	2.0	1.0	700	$829	$1.18	25d	1	0.95mi
2424 E Grandview Rd Unit 312 Phoenix, AZ	1.0	1.0	550	$856	$1.56	23d	1	0.95mi
2424 E Grandview Rd Apt 310 Phoenix, AZ	2.0	1.0	700	$942	$1.35	25d	1	0.95mi
2424 E Grandview Rd Phoenix, AZ	2.0	1.0	700	$1,159	$1.66	25d	1	0.95mi
2424 E Grandview Rd Phoenix, AZ	2.0	1.0	700	$942	$1.35	23d	1	0.95mi
2424 E Grandview Rd Phoenix, AZ	2.0	1.0	575	$856	$1.49	5d	6	0.95mi
16621 N 25th St Phoenix, AZ	1.0	1.0	570	$899	$1.58	9d	1	0.97mi
18660 N Cave Creek Rd Phoenix, AZ	1.0–3.0	1.0–2.0	961	$1,240	$1.29	0d	11	1.06mi
17249 N 7th St Phoenix, AZ	1.0–3.0	1.0–2.0	1082	$1,104	$1.02	0d	50	1.17mi
17625 N 7th St Phoenix, AZ	1.0–3.0	1.0–2.0	925	$999	$1.08	0d	6	1.22mi
719 E Lola Dr Phoenix, AZ	1.0	1.0	688	$2,900	$4.22	9d	1	1.33mi
16437 N 31st St Phoenix, AZ	1.0–2.0	1.0	687	$849	$1.23	3d	4	1.34mi
15425 N 25th St Phoenix, AZ	1.0–2.0	1.0	677	$999	$1.48	9d	5	1.46mi
2826 E Le Marche Ave Unit 102 Phoenix, AZ	1.0	1.0	725	$1,000	$1.38	6d	1	1.48mi

Listing history 17 events

1. 2026-06-21
   days on market $32,900 Active 82 DOM
2. 2026-06-18
   days on market $32,900 Active 79 DOM
3. 2026-06-17
   days on market $32,900 Active 78 DOM
4. 2026-06-16
   days on market $32,900 Active 77 DOM
5. 2026-06-15
   days on market $32,900 Active 76 DOM
6. 2026-06-13
   days on market $32,900 Active 74 DOM
7. 2026-06-13
   days on market $32,900 Active 73 DOM
8. 2026-06-09
   days on market $32,900 Active 70 DOM
9. 2026-06-08
   days on market $32,900 Active 69 DOM
10. 2026-06-07
    days on market $32,900 Active 68 DOM
11. 2026-06-04
    days on market $32,900 Active 65 DOM
12. 2026-06-03
    days on market $32,900 Active 64 DOM
13. 2026-06-02
    days on market $32,900 Active 63 DOM
14. 2026-06-02
    price $32,900 Active 62 DOM
15. 2026-06-01
    days on market $37,900 Active 62 DOM
16. 2026-05-31
    days on market $37,900 Active 61 DOM
17. 2026-03-31
    listed $37,900 Active 1824-char remark

    Show marketing remark (1824 chars)

    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.

ⓘ 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: $13,361
• − Mortgage interest: −$1,843
• − Property taxes: −$494
• − Insurance: −$164
• − Repairs & maintenance: −$1,069
• − Management: −$1,069
• − Depreciation: −$957
• Taxable income: $7,765
• Est. tax owed @ 24.0%: −$1,864
• After-tax cash flow: $5,963/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

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

Renovation cost estimate screening

Value-add ROI direction

• 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 ↑

ⓘ 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: 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): 53,811
• Household income: $69,927
• Rent vs Own: 47.7% rent · 52.3% own
• Severe rent burden: 2976.0

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 0.59)
• 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