1925 S Arizona Blvd #117 · Coolidge, AZ 85128

$29,900

2 bd · 1.5 ba · 720 sqft · Manufactured · 122 Days on market

Built 1973 Fair condition $42/sqft · 20% below area Est $37k · 20% under $560/mo HOA · 47% of rent

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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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +2.9/5.0
• Rent growth +2.7/5.0
• Condition / age +2.2/5.0
• Schools +1.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Ho Ho Kam 55 plus community. A Clean and move-in ready, 2 bedroom, 1 1/2 bath split floorplan, partially furnished home. A large, covered deck is a great spot to enjoy your morning coffee. Room for two vehicles. White elastomeric reflective roof coating applied in 2026. The home has central heat and air conditioning. It has a gas stove, a refrigerator and a washer and dryer. It has upgraded vinyl windows throughout. Modern pex plumbing throughout the home. The home is handicap accessible with a ramp leading to the front sliding door. Large master bedroom with a queen size bed. The smaller bedroom has a twin-size bed currently but would accommodate a queen. There is also an 8'x8' shed for additional storage. All Nearby shopping and restaurants are within 3 miles.

Key facts

• Covered deck
• Modern pex plumbing
• Handicap accessible

Tags

• COVERED DECK
• GAS STOVE
• UPGRADED VINYL WINDOWS
• MODERN PEX PLUMBING
• SHED FOR ADDITIONAL STORAGE
• HANDICAP ACCESSIBLE

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath manufactured listed at $30k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $174 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $30k).
• Recommended offer: $26k (12.0% below list) — sets the bar for market timing.
• Cap rate 13.3% vs local median 4.5% in Coolidge — 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 57/100 on livability (#235 in AZ) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: employment D, schools F, amenities F.
• Coolidge Unified District (4442) (town): math 8% / reading 14% proficiency, ranked #229 of 249 in AZ (top 92%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 68% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents flat; 260 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 9,504 units permitted in Pinal County in 2024 (776 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $207 of loan paydown is wiped out by about $897 of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 1.0% rent growth), your $8k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 122 days — a 12% lower offer ($26k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 3y ago; this cycle's ask has dropped $4k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: HOA is 47% of rent.
• Climate carrying-cost: major wildfire risk; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $26,312 (12.0% below list)

Questions for the listing agent

1. It's been on market 122 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
8. 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.
9. 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.
10. 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: 3.98% ✓
• Cap rate: 13.26%
• Cash-on-cash: 24.87%
• DSCR: 2.11
• GRM: 2.1

CMA / ARV

• ARV (median comp): $37,233
• List price: $29,900
• Delta: -19.69%
• Verdict: UNDERPRICED
• Comps: 2 within 2.0 mi

Projected returns pro-forma

-3.0% appreciation · 0.97% rent growth · sell at horizon

5-year hold

• IRR: 13.3%
• Equity multiple: 1.50×
• Total profit: $4,185
• Equity at exit: $4,458

10-year hold

• IRR: 18.2%
• Equity multiple: 2.19×
• Total profit: $9,959
• Equity at exit: $2,585

Cash invested: $8,372 (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 85128

• Home prices YoY: -7.9%
• Rents YoY: 1.0%
• Active inventory: 260
• Price-to-rent: 2.1×

Monthly cashflow live

• Estimated rent: $1,190 high
• Mortgage (P&I): −$157
• Tax est. 1.5%: −$37 /mo · $448/yr
• Insurance: −$12
• HOA: −$560
• Vacancy / Maint / Mgmt: −$250
• Net cashflow: $174

Break-even live

Break-even rent $970

Max offer price $29,900

Occupancy floor 80%

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: $7,475
• Closing costs: $897
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
350 W Spruell Ave Coolidge, AZ	1.0–2.0	1.0–2.0	771	$1,095	$1.42	1d	1	0.24mi
143 W Pima Ave Apt 4 Coolidge, AZ	2.0	1.0	650	$895	$1.38	11d	1	1.34mi
143 W Pima Ave Unit 1 Coolidge, AZ	2.0	1.0	650	$895	$1.38	44d	1	1.34mi
108 Adams St Coolidge, AZ	2.0	1.0	600	$1,000	$1.67	44d	1	1.36mi
703 W Northern Ave Unit 707 Coolidge, AZ	1.0	1.0	550	$740	$1.35	24d	1	1.37mi
251 W Northern Ave Unit B Coolidge, AZ	1.0	1.0	529	$845	$1.60	15d	1	1.38mi

HOA detail

• Monthly dues: $560 · $6,720/yr
• Likely covers: gas

Listing history 19 events

1. 2026-06-18
   days on market $29,900 Active 122 DOM
2. 2026-06-17
   days on market $29,900 Active 121 DOM
3. 2026-06-16
   days on market $29,900 Active 120 DOM
4. 2026-06-15
   days on market $29,900 Active 119 DOM
5. 2026-06-13
   days on market $29,900 Active 117 DOM
6. 2026-06-13
   days on market $29,900 Active 116 DOM
7. 2026-06-09
   days on market $29,900 Active 113 DOM
8. 2026-06-08
   days on market $29,900 Active 112 DOM
9. 2026-06-07
   days on market $29,900 Active 111 DOM
10. 2026-06-04
    days on market $29,900 Active 108 DOM
11. 2026-06-03
    days on market $29,900 Active 107 DOM
12. 2026-06-02
    days on market $29,900 Active 106 DOM
13. 2026-06-01
    days on market $29,900 Active 105 DOM
14. 2026-05-31
    days on market $29,900 Active 104 DOM
15. 2026-02-18
    price $29,900 772-char remark

    Show marketing remark (772 chars)

    Ho Ho Kam 55 plus community. A Clean and move-in ready, 2 bedroom, 1 1/2 bath split floorplan, partially furnished home. A large, covered deck is a great spot to enjoy your morning coffee. Room for two vehicles. White elastomeric reflective roof coating applied in 2026. The home has central heat and air conditioning. It has a gas stove, a refrigerator and a washer and dryer. It has upgraded vinyl windows throughout. Modern pex plumbing throughout the home. The home is handicap accessible with a ramp leading to the front sliding door. Large master bedroom with a queen size bed. The smaller bedroom has a twin-size bed currently but would accommodate a queen. There is also an 8'x8' shed for additional storage. All Nearby shopping and restaurants are within 3 miles.

16. 2026-02-16
    listed $33,900 Active 772-char remark

    Show marketing remark (772 chars)

    Ho Ho Kam 55 plus community. A Clean and move-in ready, 2 bedroom, 1 1/2 bath split floorplan, partially furnished home. A large, covered deck is a great spot to enjoy your morning coffee. Room for two vehicles. White elastomeric reflective roof coating applied in 2026. The home has central heat and air conditioning. It has a gas stove, a refrigerator and a washer and dryer. It has upgraded vinyl windows throughout. Modern pex plumbing throughout the home. The home is handicap accessible with a ramp leading to the front sliding door. Large master bedroom with a queen size bed. The smaller bedroom has a twin-size bed currently but would accommodate a queen. There is also an 8'x8' shed for additional storage. All Nearby shopping and restaurants are within 3 miles.

17. 2023-06-16
    soldstatus $29,900 Closed 430-char remark

    Show marketing remark (430 chars)

    Quaint single wide in the 55+ Community of Hohokam Mobile Village. With 2 bedroom and 1.5 bathrooms and a nice bright interior you'll feel right at home. Interior is freshly painted and has updated flooring and cabinets. The large patio allows for plenty of space to enjoy the mild Arizona winters. With the additional shed there is plenty of storage and options. Comes partially furnished!! Don't hesitate to check this home out!

18. 2023-06-06
    status Pending 430-char remark

    Show marketing remark (430 chars)

    Quaint single wide in the 55+ Community of Hohokam Mobile Village. With 2 bedroom and 1.5 bathrooms and a nice bright interior you'll feel right at home. Interior is freshly painted and has updated flooring and cabinets. The large patio allows for plenty of space to enjoy the mild Arizona winters. With the additional shed there is plenty of storage and options. Comes partially furnished!! Don't hesitate to check this home out!

19. 2023-04-26
    listed $29,900 Active 430-char remark

    Show marketing remark (430 chars)

    Quaint single wide in the 55+ Community of Hohokam Mobile Village. With 2 bedroom and 1.5 bathrooms and a nice bright interior you'll feel right at home. Interior is freshly painted and has updated flooring and cabinets. The large patio allows for plenty of space to enjoy the mild Arizona winters. With the additional shed there is plenty of storage and options. Comes partially furnished!! Don't hesitate to check this home out!

ⓘ 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 4/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 9/10 Extreme 7 d/yr ≥113°F today · 18 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,281
• − Mortgage interest: −$1,675
• − Property taxes: −$448
• − Insurance: −$150
• − Repairs & maintenance: −$1,142
• − Management: −$1,142
• − HOA: −$6,720
• − Depreciation: −$870
• Taxable income: $2,133
• Est. tax owed @ 24.0%: −$512
• After-tax cash flow: $1,570/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 · 13 photos

Fair 45/100 Moderate rehab

The home is in fair condition with some repairs and maintenance needed, particularly in the kitchen and exterior. Upgrading the interior walls, kitchen cabinets, and exterior siding can significantly increase its resale value.

Repairs flagged

• Minor Kitchen cabinets — The cabinets are wooden and show some wear, but are not in critical condition.
• Minor Bathroom fixtures — The fixtures are basic and could be updated for a more modern look.
• Moderate Exterior paint — The exterior siding shows some wear and could benefit from repainting.

Value-add opportunities

• Resale Paint interior walls — Fresh paint can make a significant difference in the home's appearance and value.
• Resale Replace kitchen cabinets — Modernizing the kitchen with new cabinets can enhance the home's appeal and value.
• Resale Update bathroom fixtures — Upgrading the bathroom fixtures can improve the home's functionality and aesthetic appeal.
• Resale Repaint exterior siding — A fresh coat of paint can significantly improve the home's curb appeal and value.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Kitchen cabinets · The cabinets are wooden and show some wear, but are not in critical condition.	Minor	$500–3,000
Bathroom fixtures · The fixtures are basic and could be updated for a more modern look.	Minor	$500–3,000
Exterior paint · The exterior siding shows some wear and could benefit from repainting.	Moderate	$3,000–15,000
Total estimated repair cost · 3 items		$4,000–21,000

Value-add ROI direction

• Resale Paint interior walls — Fresh paint can make a significant difference in the home's appearance and value. ↑
• Resale Replace kitchen cabinets — Modernizing the kitchen with new cabinets can enhance the home's appeal and value. ↑
• Resale Update bathroom fixtures — Upgrading the bathroom fixtures can improve the home's functionality and aesthetic appeal. ↑
• Resale Repaint exterior siding — A fresh coat of paint can significantly improve the home's curb appeal and 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: Coolidge Unified District (4442)
• NCES district ID: 0402320
• Math proficiency: 8% ▼ -6.00%
• Reading proficiency: 14% ▼ -2.00%
• Median HH income: $49,182
• Composite: 10.35/100
• National rank: #9787
• State rank: #229 of 249 in AZ

Livability — Coolidge

• Score: 57/100
• State rank: #235
• US rank: #22344

Category grades

Amenities F Commute F Cost of living A+ Crime C+ Employment D Housing A+ Health & safety F User ratings D+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Coolidge, AZ
• County: Pinal County · 399,947 people
• City population: 19,487
• Metro: Phoenix-Mesa-Chandler, AZ
• Population (ZIP): 19,487
• Household income: $65,477
• Rent vs Own: 26.0% rent · 74.0% own
• Severe rent burden: 264.0

Population outlook (Pinal County) Hauer SSP2

• Today (2025): 437,574 people
• By 2030: 446,903 · +2.1%
• By 2040: 452,589 · +3.4%
• By 2050: 444,126 · +1.5%
• By 2075: 430,300 · -1.7%
• By 2100: 393,536 · -10.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.64)
• Race & ethnicity: Hispanic / Latino 52% White 29% Two or more races 22% Native American 17% Black 4%
• Hispanic origin (detail): Mexican 49%
• Common ancestry: Lithuanian 1% Portuguese 1% Serbian 1%
• Foreign-born: 9% · Canada
• Languages at home: 71% English-only · Spanish 25% Other Indo-European 1%

Political lean MEDSL · Pinal

• 2024 margin: Strong R (+22.1) · D 38.5% · R 60.6%
• 2008→2024 swing: -7.6pp toward R · 2008: -14.5pp · 2024: -22.1pp
• All cycles: 2024: R+22.1 2020: R+17.3 2016: R+19.3 2012: R+17.1 2008: R+14.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -23.95%
• Current HPI: 280.3422
• Rent YoY: ▲ 0.97%
• 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

+0.0% since first listed

5 events — show timeline

• 2026-02-18 Price Changed $29,900 ARMLS
• 2026-02-16 Listed $33,900 ARMLS
• 2023-06-16 Sold (MLS) $29,900 ARMLS
• 2023-06-06 Pending — ARMLS
• 2023-04-26 Listed $29,900 ARMLS