5747 W Missouri Ave #20 · Glendale, AZ 85301

$55,000

3 bd · 2.0 ba · 1,300 sqft · Manufactured · 71 Days on market

Built 1972 Average condition ↓ 9% since listing

---

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
• Livability +3.8/5.0
• Condition / age +2.8/5.0
• Rent growth +1.8/5.0
• Schools +1.1/10.0
• Appreciation +0.0/10.0

Key facts

• 4 parking spots
• Community pool
• Built 1972

Property features AI

Finance

• HOA & community: Land lease of $1,020 per month; Association fee includes: other (see remarks); Community pool

Exterior

• Parking: 2 covered parking spaces; 2 open parking spaces; 2 carport spaces
• Utilities: City water; Public sewer; Other utilities
• Home design: Manufactured/mobile home; Leasehold ownership
• Construction: Construction materials: other; Roof: other; Building area reported by owner
• Exterior features: Gravel/stone front; No fencing

Interior

• Kitchen: Built-in gas oven; Pantry
• Bedrooms: Possible 3 bedrooms
• Flooring: Laminate flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Heating present (type: other); Cooling present (type: other)
• Interior features: Pantry; Full bathroom in primary bedroom; Built-in gas oven

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $55k. Condition is rated average.

Deal economics

• At list price, monthly cash flow is $788 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $55k).
• Recommended offer: $52k (6.0% below list) — sets the bar for market timing.
• Cap rate 23.5% 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.
• Phoenix Union High School District (4286) (urban): math 10% / reading 15% proficiency, ranked #224 of 249 in AZ (top 90%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Alhambra High School (math 8% / reading 17%, grade F, #281 of 381 statewide, top 75%, 2,282 students, 86% FRL).
• Market conditions: Rents soft (-3.0%/yr); 215 active listings in the ZIP; 34 comparable units currently listed for rent nearby; rentals leasing fast (median 1d 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 33% 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 $380 of loan paydown is wiped out by about $2k 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 $15k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 71 days — a 6% lower offer ($52k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 6→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $51,700 (6.0% below list)

Questions for the listing agent

1. It's been on market 71 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: 2.69% ✓
• Cap rate: 23.48%
• Cash-on-cash: 61.38%
• DSCR: 3.73
• GRM: 3.1

CMA / ARV

• ARV (on-the-fly): $113,100
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5747 W Missouri Ave #191	0.07mi	4/2.0 (+1)	1,364 (+5%)	13mo	$120,000	$88	73
5747 W Missouri Ave #8	0.07mi	3/2.0	1,440 (+11%)	10mo	$57,000	$40	71
5747 W Missouri Ave #157	0.07mi	4/2.0 (+1)	1,405 (+8%)	13mo	$134,350	$96	68
5747 W Missouri Ave #171	0.07mi	2/2.0 (-1)	1,150 (-12%)	15mo	$99,700	$87	60
5747 W Missouri Ave #205	0.07mi	3/2.0	1,450 (+12%)	22mo	$110,000	$76	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: 56.8%
• Equity multiple: 3.40×
• Total profit: $36,949
• Equity at exit: $8,201

10-year hold

• IRR: 60.6%
• Equity multiple: 6.20×
• Total profit: $80,126
• Equity at exit: $4,755

Cash invested: $15,400 (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: 3.1×

Monthly cashflow live

• Estimated rent: $1,478 high
• Mortgage (P&I): −$288
• Tax est. 1.5%: −$69 /mo · $825/yr
• Insurance: −$23
• HOA: −$0
• Vacancy / Maint / Mgmt: −$310
• Net cashflow: $788

Break-even live

Break-even rent $481

Max offer price $55,000

Occupancy floor 42%

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: $13,750
• Closing costs: $1,650
• Reserves months: —
• Total cash needed: —

Rent comps 34 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5045 N 58th Ave Glendale, AZ	1.0–2.0	1.0–2.0	821	$1,399	$1.70	1d	1	0.19mi
5631 W Colter St Glendale, AZ	1.0–3.0	1.0–2.0	885	$1,599	$1.81	1d	5	0.21mi
5601 W Missouri Ave Glendale, AZ	3.0	2.0	1012	$1,500	$1.48	1d	1	0.25mi
5039 N 57th Ave Glendale, AZ	1.0–2.0	1.0–2.0	800	$2,403	$3.00	1d	15	0.29mi
6024 W Oregon Ave Unit C Glendale, AZ	2.0	1.5	950	$1,249	$1.31	1d	1	0.38mi
6012 W Oregon Ave Glendale, AZ	2.0–3.0	1.5	975	$1,299	$1.33	1d	2	0.39mi
6060 W Colter St Glendale, AZ	3.0	2.0	1706	$1,650	$0.97	2d	1	0.40mi
5755 N 59th Ave Glendale, AZ	2.0	2.0	878	$1,393	$1.59	1d	1	0.51mi
5755 N 59th Ave Glendale, AZ	2.0	2.0	878	$1,593	$1.81	23d	1	0.51mi
5740 N 59th Ave Unit 2 Glendale, AZ	2.0	2.0	926	$1,320	$1.43	1d	1	0.58mi
5750 N 59th Ave Unit 2 Glendale, AZ	2.0	2.0	900	$1,242	$1.38	1d	1	0.60mi
5819 N 59th Dr Glendale, AZ	3.0	3.0	1500	$2,100	$1.40	2d	1	0.66mi
5857 W Coolidge St Phoenix, AZ	4.0	2.0	1692	$1,695	$1.00	1d	1	0.73mi
6077 N 60th Ave Glendale, AZ	2.0–3.0	2.0	940	$1,798	$1.91	24d	2	0.83mi
5947 W Rose Ln Unit 5947-21 Glendale, AZ	2.0	1.0	900	$1,170	$1.30	1d	1	0.98mi
6231 N 59th Ave Unit 51 Glendale, AZ	2.0	2.0	1152	$1,200	$1.04	1d	1	1.01mi
4424 N 53rd Ln Phoenix, AZ	3.0	2.0	1300	$1,650	$1.27	1d	1	1.03mi
4337 N 53rd Ln Phoenix, AZ	2.0	2.0	936	$1,450	$1.55	14d	1	1.04mi
4337 N 53rd Ln Unit B1 Phoenix, AZ	2.0	2.0	936	$1,310	$1.40	1d	1	1.04mi
4429 N 53rd Ln Unit 4 Phoenix, AZ	2.0	1.0	900	$1,150	$1.28	1d	1	1.04mi
4429 N 53rd Ln Unit 3 Phoenix, AZ	2.0	1.5	900	$1,150	$1.28	1d	1	1.04mi
4418 N 53rd Ln Apt 3 Phoenix, AZ	2.0	2.0	1012	$1,000	$0.99	1d	1	1.04mi
4714 N 49th Dr Phoenix, AZ	4.0	2.0	1697	$2,030	$1.20	1d	1	1.15mi
4545 N 67th Ave Phoenix, AZ	3.0	2.0	1339	$2,300	$1.72	10d	2	1.21mi
6240 N 63rd Ave Glendale, AZ	1.0–2.0	1.0–2.0	758	$1,263	$1.67	1d	10	1.23mi
6541 W Keim Dr Glendale, AZ	2.0	1.0	896	$1,499	$1.67	10d	1	1.26mi
6301 N 64th Dr Glendale, AZ	1.0–3.0	1.0–2.0	796	$1,499	$1.88	1d	3	1.26mi
5830 N 67th Ave Glendale, AZ	1.0–2.0	1.0–2.0	802	$1,299	$1.62	1d	1	1.31mi
6755 W Montebello Ave Glendale, AZ	3.0	2.0	1476	$1,795	$1.22	16d	1	1.32mi
5736 N 68th Dr Glendale, AZ	2.0	1.0	1020	$1,399	$1.37	1d	1	1.41mi
6231 N 67th Ave Glendale, AZ	1.0–2.0	1.0–2.0	802	$1,248	$1.56	1d	4	1.43mi
4717 N 47th Dr Phoenix, AZ	4.0	2.0	1573	$1,695	$1.08	18d	1	1.43mi
5421 W Indian School Rd Phoenix, AZ	2.0–3.0	2.0	1014	$1,709	$1.69	1d	25	1.45mi
4412 N 67th Ave Unit 2 Phoenix, AZ	2.0	2.0	1000	$1,150	$1.15	14d	1	1.46mi

Listing history 16 events

1. 2026-06-18
   days on market $55,000 Active 71 DOM
2. 2026-06-17
   days on market $55,000 Active 70 DOM
3. 2026-06-16
   days on market $55,000 Active 69 DOM
4. 2026-06-15
   days on market $55,000 Active 68 DOM
5. 2026-06-13
   days on market $55,000 Active 66 DOM
6. 2026-06-13
   days on market $55,000 Active 65 DOM
7. 2026-06-09
   days on market $55,000 Active 62 DOM
8. 2026-06-08
   days on market $55,000 Active 61 DOM
9. 2026-06-07
   days on market $55,000 Active 60 DOM
10. 2026-06-04
    pricedays on market $55,000 Active 57 DOM
11. 2026-06-03
    days on market $59,000 Active 56 DOM
12. 2026-06-02
    days on market $59,000 Active 55 DOM
13. 2026-06-01
    days on market $59,000 Active 54 DOM
14. 2026-05-31
    days on market $59,000 Active 53 DOM
15. 2026-04-15
    price $59,000
16. 2026-04-08
    listed $65,000 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 · 16 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: $17,739
• − Mortgage interest: −$3,081
• − Property taxes: −$825
• − Insurance: −$275
• − Repairs & maintenance: −$1,419
• − Management: −$1,419
• − Depreciation: −$1,600
• Taxable income: $9,120
• Est. tax owed @ 24.0%: −$2,189
• After-tax cash flow: $7,264/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 · 6 photos

Average 55/100 Cosmetic rehab

This manufactured home is in average condition with cosmetic repairs needed. Painting the exterior and replacing weathered siding would significantly increase its resale and rental value.

Repairs flagged

• Minor Metal siding — Weathered appearance
• Minor Exterior paint — Needs touch-up

Value-add opportunities

• Both Paint exterior — Enhances curb appeal and value
• Both Replace metal siding — Improves durability and appearance

Renovation cost estimate screening

Repair item	Severity	Est. cost
Metal siding · Weathered appearance	Minor	$500–3,000
Exterior paint · Needs touch-up	Minor	$500–3,000
Total estimated repair cost · 2 items		$1,000–6,000

Value-add ROI direction

• Both Paint exterior — Enhances curb appeal and value ↑
• Both Replace metal siding — Improves durability and appearance ↑

ⓘ 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: Phoenix Union High School District (4286)
• NCES district ID: 0406330
• Math proficiency: 10% ▼ -27.00%
• Reading proficiency: 15% ▼ -18.00%
• Median HH income: $39,055
• Composite: 10.63/100
• National rank: #9773
• State rank: #224 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

-9.2% since first listed

2 events — show timeline

• 2026-04-15 Price Changed $59,000 ARMLS
• 2026-04-08 Listed $65,000 ARMLS