4800 W Ocotillo Rd #72 · Glendale, AZ 85301

$99,000

2 bd · 2.0 ba · 1,512 sqft · Manufactured · 73 Days on market

Built 1972 Good condition

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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
• Condition / age +4.0/5.0
• Livability +3.8/5.0
• Schools +2.3/10.0
• Rent growth +1.8/5.0
• Appreciation +0.0/10.0

Listing remarks

TURNKEY and MOVE-IN READY! Discover your ideal retirement living with this DOUBLEWIDE manufactured home in the GATED, active community of Blue Sky Mobile Home Park. This charming residence offers 2 bedrooms and 2 bathrooms within a 24×63 sq. ft. layout, providing plenty of comfort and space for you to enjoy. Newly remodeled, the home is equipped with central AC, walk-in shower, and a convenient carport. As a resident, you'll enjoy amenities like a swimming pool, clubhouse, whirlpool, billiard room, laundry facilities, a fitness center, and boat/RV storage. Don't miss out on this fantastic opportunity!

Key facts

• 4 parking spots
• Community pool
• Built 1972

Property features AI

Finance

• Other: Directions: South on 47th Ave., west on Ocotillo, north into Blue Sky Mobile Park
• HOA & community: Land lease of $529 monthly; No association fees included; Community pool; Gated community; Community spa; Community laundry; Fitness center

Exterior

• Parking: 2 covered parking spaces; 2 open parking spaces; 2 carport spaces
• Utilities: City water; Public sewer
• Home design: Leasehold ownership; Manufactured/mobile housing
• Construction: Wood frame construction; Painted exterior; Foam roof
• Exterior features: Gravel/stone front; Gravel/stone back; Private maintained road; Other fencing

Interior

• Kitchen: Built-in microwave; Dishwasher
• Bedrooms: 2 possible bedrooms
• Flooring: Carpet; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Natural gas heating; Has cooling
• Interior features: Eat-in kitchen; 3/4 bath in master bedroom; Wood window frames; Accessible approach with ramp; Has basement
• Laundry & utility: No dedicated laundry features listed

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $99k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $559 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $99k).
• Recommended offer: $93k (6.0% below list) — sets the bar for market timing.
• Cap rate 13.1% 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; 39 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).
• This rent runs 35% of the median local income ($54k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $684 of loan paydown is wiped out by about $3k 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 $28k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 73 days — a 6% lower offer ($93k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 5y 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.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 5→13/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $93,060 (6.0% below list)

Questions for the listing agent

1. It's been on market 73 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1972 — 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: 1.59% ✓
• Cap rate: 13.07%
• Cash-on-cash: 24.22%
• DSCR: 2.08
• GRM: 5.2

CMA / ARV

• ARV (on-the-fly): $55,944
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4800 W Ocotillo Rd #68	0.00mi	2/2.0	1,440 (-5%)	1mo	$37,000	$26	92
4800 W Ocotillo Rd #159	0.05mi	2/2.0	1,568 (+4%)	15mo	$57,700	$37	79
7200 N 43rd Ave #82	0.73mi	2/2.0	1,300 (-14%)	7mo	$52,000	$40	36

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: 14.1%
• Equity multiple: 1.54×
• Total profit: $14,999
• Equity at exit: $14,761

10-year hold

• IRR: 20.4%
• Equity multiple: 2.49×
• Total profit: $41,210
• Equity at exit: $8,560

Cash invested: $27,720 (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: 5.2×

Monthly cashflow live

• Estimated rent: $1,574 high
• Mortgage (P&I): −$519
• Tax est. 1.5%: −$124 /mo · $1,485/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$331
• Net cashflow: $559

Break-even live

Break-even rent $866

Max offer price $99,000

Occupancy floor 59%

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: $24,750
• Closing costs: $2,970
• Reserves months: —
• Total cash needed: —

Rent comps 39 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5024 W Krall St Glendale, AZ	3.0	2.0	1196	$1,749	$1.46	1d	1	0.26mi
6551 N 49th Ave Glendale, AZ	2.0–3.0	2.0	1165	$1,875	$1.61	1d	6	0.27mi
5012 W McLellan Rd Glendale, AZ	3.0	2.0	1058	$1,595	$1.51	18d	1	0.30mi
5046 W Tuckey Ln Glendale, AZ	3.0	2.0	1321	$1,400	$1.06	17d	1	0.34mi
4911 W Myrtle Ave Glendale, AZ	2.0	2.0	1360	$1,925	$1.42	1d	3	0.35mi
5047 W Tuckey Ln Glendale, AZ	3.0	2.0	1396	$1,765	$1.26	1d	1	0.35mi
4608 W Maryland Ave Glendale, AZ	2.0–3.0	2.0	1141	$1,300	$1.14	3d	4	0.41mi
4608 W Maryland Ave Glendale, AZ	2.0–3.0	2.0	1141	$1,400	$1.23	1d	4	0.41mi
4608 W Maryland Ave Glendale, AZ	3.0	2.0	1215	$1,598	$1.31	2d	3	0.41mi
4776 W Via Cynthia Glendale, AZ	3.0	2.0	1484	$2,000	$1.35	1d	1	0.42mi
4562 W Maryland Ave Glendale, AZ	3.0	2.0	1230	$1,798	$1.46	20d	1	0.42mi
5044 W Maryland Ave Glendale, AZ	3.0	1.0	1065	$1,295	$1.22	3d	1	0.43mi
5136 W Glenn Dr Glendale, AZ	2.0–3.0	1.5	1090	$1,475	$1.35	1d	5	0.53mi
4443 W Palmaire Ave Glendale, AZ	2.0–3.0	2.0	987	$1,595	$1.62	1d	1	0.57mi
4439 W Palmaire Ave Unit 236 Glendale, AZ	3.0	2.0	1101	$1,695	$1.54	24d	1	0.57mi
4828 W Orangewood Ave Glendale, AZ	3.0	2.5	1168	$1,375	$1.18	15d	1	0.74mi
4127 W Solar Dr Phoenix, AZ	3.0	2.0	1097	$1,749	$1.59	1d	1	0.88mi
4213 W Northview Ave Phoenix, AZ	3.0	2.0	1413	$1,860	$1.32	1d	1	0.93mi
7229 N 41st Dr Phoenix, AZ	3.0	2.0	1500	$1,999	$1.33	3d	1	1.01mi
4102 W Rose Ln Phoenix, AZ	3.0	2.0	1889	$2,200	$1.16	1d	1	1.07mi
5720 N 48th Ln Glendale, AZ	3.0	2.0	1986	$1,815	$0.91	1d	1	1.07mi
3936 W Solar Dr Phoenix, AZ	3.0	2.0	1460	$2,000	$1.37	1d	1	1.10mi
7959 N 53rd Ave Glendale, AZ	3.0	2.5	1414	$2,500	$1.77	1d	4	1.11mi
7801 N 44th Dr #1075 Glendale, AZ	2.0	2.5	1080	$1,595	$1.48	12d	1	1.11mi
7801 N 44th Dr #1075 Glendale, AZ	2.0	2.5	1080	$1,595	$1.48	15d	1	1.11mi
7801 N 44th Dr Glendale, AZ	2.0	3.0	1080	$1,595	$1.48	12d	1	1.12mi
7801 N 44th Dr Glendale, AZ	2.0	2.5	1080	$1,395	$1.29	2d	1	1.12mi
5547 W Gardenia Ave Glendale, AZ	3.0	1.0	1084	$1,329	$1.23	22d	1	1.12mi
7801 N 44th Dr #1030 Glendale, AZ	3.0	2.5	1386	$1,695	$1.22	8d	1	1.15mi
7801 N 44th Dr #1030 Glendale, AZ	3.0	2.5	1386	$1,695	$1.22	1d	1	1.15mi
7801 N 44th Dr #1028 Glendale, AZ	2.0	2.5	1080	$1,395	$1.29	4d	1	1.15mi
7801 N 44th Dr #1028 Glendale, AZ	2.0	2.5	1080	$1,395	$1.29	2d	1	1.15mi
5710 N 43rd Dr Glendale, AZ	3.0	2.5	1296	$1,900	$1.47	1d	1	1.22mi
4021 W Berridge Ln Phoenix, AZ	3.0	2.0	1522	$1,545	$1.02	1d	1	1.24mi
4730 W Northern Ave Glendale, AZ	1.0–2.0	1.0–2.0	841	$1,200	$1.43	24d	2	1.26mi
6231 N 59th Ave Unit 51 Glendale, AZ	2.0	2.0	1152	$1,200	$1.04	1d	1	1.38mi
3825 W Orangewood Ave Phoenix, AZ	3.0	2.0	1363	$2,500	$1.83	1d	1	1.39mi
5908 W Myrtle Ave Unit 5908 Glendale, AZ	3.0	2.0	1053	$1,375	$1.31	1d	1	1.43mi
4330 W Royal Palm Rd Glendale, AZ	3.0	2.0	1674	$2,200	$1.31	1d	1	1.45mi

Listing history 17 events

1. 2026-06-18
   days on market $99,000 Active 73 DOM
2. 2026-06-17
   days on market $99,000 Active 72 DOM
3. 2026-06-16
   days on market $99,000 Active 71 DOM
4. 2026-06-15
   days on market $99,000 Active 70 DOM
5. 2026-06-13
   days on market $99,000 Active 68 DOM
6. 2026-06-13
   days on market $99,000 Active 67 DOM
7. 2026-06-09
   days on market $99,000 Active 64 DOM
8. 2026-06-08
   days on market $99,000 Active 63 DOM
9. 2026-06-07
   days on market $99,000 Active 62 DOM
10. 2026-06-04
    days on market $99,000 Active 59 DOM
11. 2026-06-03
    days on market $99,000 Active 58 DOM
12. 2026-06-02
    days on market $99,000 Active 57 DOM
13. 2026-06-01
    days on market $99,000 Active 56 DOM
14. 2026-05-31
    days on market $99,000 Active 55 DOM
15. 2026-04-06
    listed $99,000 Active
16. 2021-08-06
    historical
17. 2021-07-27
    listed $57,500 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 2/10 Low FEMA zone X (shaded) · 5% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 8/10 Severe 5 d/yr ≥112°F today · 13 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: $18,890
• − Mortgage interest: −$5,546
• − Property taxes: −$1,485
• − Insurance: −$495
• − Repairs & maintenance: −$1,511
• − Management: −$1,511
• − Depreciation: −$2,880
• Taxable income: $5,462
• Est. tax owed @ 24.0%: −$1,311
• After-tax cash flow: $5,402/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 80/100 Cosmetic rehab

This turnkey and move-in ready manufactured home in Blue Sky Mobile Home Park is in good condition with a fresh paint job and minimal maintenance required. It offers a great opportunity for investors looking to increase its value through minor upgrades and improvements.

Value-add opportunities

• Both Painting exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics.
• Both Landscaping improvements — Enhanced landscaping can improve curb appeal and attract potential buyers/tenants.
• Both Upgrading light fixtures — Modern light fixtures can improve the home's curb appeal and functionality.
• Both Adding smart home features — Smart home features can increase the home's value and appeal to tech-savvy buyers/tenants.
• Both Upgrading appliances — Upgrading appliances can make the home more appealing and functional for potential buyers/tenants.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics. ↑
• Both Landscaping improvements — Enhanced landscaping can improve curb appeal and attract potential buyers/tenants. ↑
• Both Upgrading light fixtures — Modern light fixtures can improve the home's curb appeal and functionality. ↑
• Both Adding smart home features — Smart home features can increase the home's value and appeal to tech-savvy buyers/tenants. ↑
• Both Upgrading appliances — Upgrading appliances can make the home more appealing and functional for potential buyers/tenants. ↑

ⓘ 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: 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

+72.2% since first listed

3 events — show timeline

• 2026-04-06 Listed $99,000 ARMLS
• 2021-08-06 Listing Removed — ARMLS
• 2021-07-27 Listed $57,500 ARMLS