7300 N 51st Ave Unit F93 · Glendale, AZ 85301

$25,500

1 bd · 1.0 ba · 700 sqft · Manufactured · 586 Days on market

Manufactured home Built 1971 3,000 sqft lot Est $22k · 18% over ↓ 27% since listing

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0
• Rent growth +1.8/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

Perfect 1 Bedroom 1 Bathroom escape. Home was recently updated with New interior and exterior paint. Whole home flooring, newly finished roof and two new wall mount AC units. Tankless water heater and updated appliances. Home Priced to Sell fast. Lot rent is still very affordable with nice community amenities. Owner will consider financing: ✔ Down Payment: $5,000 ✔ Monthly Payment $555/ month for 60 moths ✔ Sold As-Is Comes with Large shed Must get park approval , 55+ community.

Key facts

• Newly finished roof
• Large shed
• Whole home flooring

Tags

• WHOLE HOME FLOORING
• NEWLY FINISHED ROOF
• TWO NEW WALL MOUNT AC UNITS
• LARGE SHED

Property features AI

Finance

• Other: Lot features include a 3,000 sq ft lot with gravel/stone front and back
• HOA & community: Land lease (monthly); Monthly land lease fee of $754; Association covers sewer, grounds maintenance, street maintenance, and trash; Community pool

Exterior

• Parking: 2 covered parking spaces; 2 open parking spaces; 2 carport spaces
• Utilities: City water; Public sewer; 220 volts available in kitchen (electric)
• Home design: Leasehold property; Manufactured/mobile housing
• Construction: Wood frame construction; Painted exterior; Metal roof with reflective coating; Building area provided by owner
• Exterior features: Storage; Gravel/stone front and back

Interior

• Kitchen: Electric range/oven; 220-volt outlet in kitchen
• Bedrooms: 1 bedroom
• Flooring: Tile
• Bathrooms: 1 full bathroom
• Heating & cooling: Ceiling fan(s); ENERGY STAR qualified equipment; Window/wall unit cooling; No heating
• Interior features: Eat-in kitchen; Tankless hot water heater; Tile flooring
• Laundry & utility: No laundry hook-ups on site

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath manufactured listed at $26k.

Deal economics

• At list price, monthly cash flow is $452 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($795 rent vs $26k).
• Recommended offer: $22k (12.0% below list) — sets the bar for market timing.
• Cap rate 27.6% 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.
• Zoned schools: Glendale Landmark School (math 9% / reading 11%, grade F, #1,005 of 1,109 statewide, top 92%, 828 students, 93% FRL); Glendale High School (math 13% / reading 22%, grade F, #245 of 381 statewide, top 65%, 1,816 students, 76% FRL).
• Zoned-school proficiency averages 14% at this address vs 27% district-wide (-13 pts) — the specific schools serving this property underperform the Glendale Union High School District (4285) average; the district grade overstates school quality for this exact location.
• Market conditions: Rents soft (-3.0%/yr); 220 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals leasing fast (median 0d on market — plan ~1-2 weeks tenant-placement turnaround); 36,011 units permitted in Maricopa County in 2024 (12,801 in 5+ unit buildings).
• This rent is only 18% of the median local income ($54k/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 $176 of loan paydown is wiped out by about $765 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 $7k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 586 days — a 12% lower offer ($22k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y ago; this cycle's ask has dropped $9k (27%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $22,440 (12.0% below list)

Questions for the listing agent

1. It's been on market 586 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1971 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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.
7. 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.
8. 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: 3.12% ✓
• Cap rate: 27.57%
• Cash-on-cash: 75.99%
• DSCR: 4.38
• GRM: 2.7

CMA / ARV

• ARV (on-the-fly): $21,700
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7300 N 51st Ave Unit F96	0.01mi	2/2.0 (+1)	720 (+3%)	16mo	$22,000	$31	72
7300 N 51st Ave Unit D212	0.17mi	1/1.0	774 (+11%)	9mo	$25,000	$32	67
7300 N 51st Ave Ave Unit F177	0.00mi	2/2.0 (+1)	768 (+10%)	20mo	$12,000	$16	59

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: 72.5%
• Equity multiple: 4.13×
• Total profit: $22,347
• Equity at exit: $3,802

10-year hold

• IRR: 75.5%
• Equity multiple: 7.66×
• Total profit: $47,583
• Equity at exit: $2,205

Cash invested: $7,140 (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: 220
• Price-to-rent: 2.7×

Monthly cashflow live

• Estimated rent: $795 high
• Mortgage (P&I): −$134
• Tax est. 1.5%: −$32 /mo · $382/yr
• Insurance: −$11
• HOA: −$0
• Lot rent leased land?: −$0
• Vacancy / Maint / Mgmt: −$167
• Net cashflow: $452

Break-even live

Break-even rent $223

Max offer price $25,500

Occupancy floor 38%

Sensitivity live

Price	-10% $470	-5% $461	+0% $452	+5% $443	+10% $435
Rent	-10% $389	-5% $421	+0% $452	+5% $484	+10% $515
Rate	-1.0pp $465	-0.5pp $459	base $452	+0.5pp $446	+1.0pp $439

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: $6,375
• Closing costs: $765
• 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	0d	1	0.23mi
7151 N 53rd Ave Unit 3 Glendale, AZ	2.0	1.0	625	$1,400	$2.24	0d	1	0.24mi
7235 N 55th Ave Glendale, AZ	1.0	1.0	631	$925	$1.47	0d	1	0.27mi
7107 N 53rd Ave Unit 13 Glendale, AZ	1.0	1.0	420	$750	$1.79	0d	1	0.33mi
7107 N 53rd Ave Apt 10 Glendale, AZ	1.0	1.0	649	$900	$1.39	0d	1	0.33mi
7107 N 53rd Ave Unit 5 Glendale, AZ	2.0	1.0	750	$950	$1.27	0d	1	0.33mi
4937 W Myrtle Ave Glendale, AZ	1.0–2.0	1.0–2.0	752	$975	$1.30	0d	11	0.48mi
5623 W Myrtle Ave Unit 105 Glendale, AZ	2.0	1.0	700	$1,195	$1.71	0d	1	0.50mi
7711 N 51st Ave Glendale, AZ	2.0	1.0	590	$1,110	$1.88	0d	69	0.52mi
7153 N 57th Dr Unit 3 Glendale, AZ	1.0	1.0	607	$925	$1.52	0d	1	0.57mi
4949 W Northern Ave Glendale, AZ	2.0	1.0–2.0	632	$1,120	$1.77	0d	12	0.65mi
8080 N 51st Ave Glendale, AZ	1.0–2.0	1.0–2.0	702	$1,245	$1.77	0d	11	0.68mi
5206 W Ocotillo Rd Unit A Glendale, AZ	2.0	1.0	750	$1,350	$1.80	0d	1	0.69mi
4730 W Northern Ave Glendale, AZ	1.0–2.0	1.0–2.0	841	$1,195	$1.42	26d	2	0.95mi
4730 W Northern Ave Glendale, AZ	1.0	1.0	624	$1,170	$1.87	10d	2	0.95mi
4730 W Northern Ave Glendale, AZ	1.0	1.0	624	$1,120	$1.79	0d	2	0.95mi
6637 N 58th Dr Glendale, AZ	—	1.0	350	$595	$1.70	0d	1	0.99mi
6637 N 58th Dr Unit 8 Glendale, AZ	1.0	1.0	500	$695	$1.39	12d	1	0.99mi
4748 W Sierra Vista Dr Glendale, AZ	1.0	1.0	650	$1,000	$1.54	0d	1	1.03mi
4748 W Sierra Vista Dr Unit A1 Glendale, AZ	1.0	1.0	650	$910	$1.40	0d	1	1.04mi
5902 W Royal Palm Rd Glendale, AZ	1.0–2.0	1.0	630	$1,075	$1.71	0d	19	1.18mi
7102 N 43rd Ave Glendale, AZ	2.0	1.0	537	$1,188	$2.21	0d	28	1.20mi
4530 W McLellan Rd Glendale, AZ	1.0–3.0	1.0	782	$999	$1.28	0d	6	1.22mi
4444 W Ocotillo Rd Glendale, AZ	1.0–2.0	1.0–1.5	766	$1,099	$1.43	0d	3	1.25mi
6060 W Royal Palm Rd Glendale, AZ	1.0	1.0	543	$1,142	$2.10	0d	4	1.26mi
8450 N 59th Ave Glendale, AZ	1.0–3.0	1.0–2.0	919	$1,399	$1.52	7d	1	1.34mi
6043 W Laurie Ln Apt 4 Glendale, AZ	1.0	1.0	675	$1,050	$1.56	13d	1	1.34mi
8605 N 59th Ave Unit 2023 Glendale, AZ	1.0	1.0	650	$1,150	$1.77	4d	1	1.35mi
6049 W Laurie Ln Unit 4 Glendale, AZ	1.0	1.0	675	$1,100	$1.63	12d	1	1.35mi
6049 W Laurie Ln Unit 7 Glendale, AZ	1.0	1.0	650	$1,050	$1.62	0d	1	1.35mi
6049 W Laurie Ln Unit 5 Glendale, AZ	2.0	1.0	750	$1,210	$1.61	0d	1	1.35mi
8150 N 61st Ave Glendale, AZ	1.0–2.0	1.0–2.0	725	$866	$1.19	0d	32	1.37mi
8605 N 59th Ave Unit 2027 Glendale, AZ	1.0	1.0	650	$1,150	$1.77	10d	1	1.37mi
8546 N 59th Ave Apt 206 Glendale, AZ	1.0	1.0	700	$1,056	$1.51	22d	1	1.39mi
6141 N 59th Ave Glendale, AZ	1.0–2.0	1.0–2.0	796	$1,095	$1.38	0d	1	1.40mi
5926 W Rose Ln Unit A Glendale, AZ	2.0	1.0	750	$1,435	$1.91	3d	1	1.42mi
5201 W Olive Ave Glendale, AZ	1.0–3.0	1.0–2.0	981	$1,445	$1.47	0d	19	1.43mi
8530 N 59th Ave Glendale, AZ	1.0	0.5–1.0	690	$1,057	$1.53	0d	3	1.43mi
6105 N 59th Ave Glendale, AZ	1.0	1.0	475	$899	$1.89	0d	1	1.47mi
5947 W Rose Ln Unit 5927-09 Glendale, AZ	1.0	1.0	600	$1,030	$1.72	0d	1	1.47mi

Listing history 23 events

1. 2026-06-22
   days on market $25,500 Active 586 DOM
2. 2026-06-21
   days on market $25,500 Active 585 DOM
3. 2026-06-18
   days on market $25,500 Active 582 DOM
4. 2026-06-17
   days on market $25,500 Active 581 DOM
5. 2026-06-16
   days on market $25,500 Active 580 DOM
6. 2026-06-15
   days on market $25,500 Active 579 DOM
7. 2026-06-13
   days on market $25,500 Active 577 DOM
8. 2026-06-13
   days on market $25,500 Active 576 DOM
9. 2026-06-09
   days on market $25,500 Active 573 DOM
10. 2026-06-08
    days on market $25,500 Active 572 DOM
11. 2026-06-07
    days on market $25,500 Active 571 DOM
12. 2026-06-04
    days on market $25,500 Active 568 DOM
13. 2026-06-03
    days on market $25,500 Active 567 DOM
14. 2026-06-02
    days on market $25,500 Active 566 DOM
15. 2026-06-01
    days on market $25,500 Active 565 DOM
16. 2026-05-31
    days on market $25,500 Active 564 DOM
17. 2025-10-28
    price $25,500
18. 2025-02-04
    status Active
19. 2025-02-04
    price $27,500
20. 2024-12-21
    historical
21. 2024-12-14
    price $29,500
22. 2024-11-18
    price $32,500
23. 2024-09-30
    listed $34,750 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: $9,545
• − Mortgage interest: −$1,428
• − Property taxes: −$382
• − Insurance: −$128
• − Repairs & maintenance: −$764
• − Management: −$764
• − Depreciation: −$742
• Taxable income: $5,338
• Est. tax owed @ 24.0%: −$1,281
• After-tax cash flow: $4,145/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

-26.6% since first listed

7 events — show timeline

• 2025-10-28 Price Changed $25,500 ARMLS
• 2025-02-04 Relisted — ARMLS
• 2025-02-04 Price Changed $27,500 ARMLS
• 2024-12-21 Listing Removed — ARMLS
• 2024-12-14 Price Changed $29,500 ARMLS
• 2024-11-18 Price Changed $32,500 ARMLS
• 2024-09-30 Listed $34,750 ARMLS