7300 N 51st Ave Unit C49 · Glendale, AZ 85301

$113,000

2 bd · 2.0 ba · 1,620 sqft · Manufactured · 56 Days on market

Built 2006 Good condition ↓ 2% since listing

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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
• DSCR +10.0/10.0
• 1% rule +9.3/10.0
• 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

Discover this beautifully updated 2-bedroom, 2-bath manufactured home nestled in the sought-after 55+ community of Palm Shadows. Offering 1,620 square feet of thoughtfully designed living space, this pristine home has been meticulously maintained and is truly move-in ready. Step inside to find an array of quality upgrades throughout, including new flooring, new AC, a newer hot water heater, and stunning custom painted cabinetry -- all complemented by fresh interior and exterior paint that gives the home a bright, clean feel from the moment you arrive. The spacious primary suite features a generous sitting area, perfect for a reading nook or private retreat. Enjoy morning coffee or evening s

Key facts

• 2 parking spots
• Community pool
• Built 2006

Property features AI

Finance

• HOA & community: Land lease (monthly); Land lease payment $819/month; No additional association fees; Community pool; Community spa (heated); Community media room; Community laundry; Near bus stop

Exterior

• Parking: 2 covered parking spaces; Separate storage area; 2 carport spaces
• Utilities: City water; Public sewer
• Home design: Manufactured/Mobile housing; Leasehold ownership
• Construction: Cement siding with wood frame construction; Composition roof; Building area per builder
• Exterior features: Heated spa; Shed(s); Desert front yard; Gravel/stone backyard; Asphalt road frontage

Interior

• Kitchen: Built-in microwave; Refrigerator; Dishwasher; Garbage disposal
• Bedrooms: 2 possible bedrooms
• Flooring: Laminate flooring; Tile flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Heat pump (heating and cooling)
• Interior features: High-speed internet; Double vanity in bath; No interior steps; Vaulted ceilings; Full bath in master bedroom; Dual-pane windows

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $113k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $497 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $113k).
• Recommended offer: $110k (3.0% below list) — sets the bar for market timing.
• Cap rate 11.6% 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 High School (math 13% / reading 22%, grade F, #245 of 381 statewide, top 65%, 1,816 students, 76% FRL).
• Market conditions: Rents soft (-3.0%/yr); 215 active listings in the ZIP; 40 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 36% 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 $781 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 $32k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 56 days — a 3% lower offer ($110k) is reasonable based on typical stale-listing flexibility.

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 $109,610 (3.0% below list)

Questions for the listing agent

1. It's been on market 56 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.43% ✓
• Cap rate: 11.57%
• Cash-on-cash: 18.85%
• DSCR: 1.84
• GRM: 5.8

CMA / ARV

• ARV (on-the-fly): $59,940
• 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 H111	0.00mi	3/2.0 (+1)	1,848 (+14%)	19mo	$121,000	$65	55
4800 W Ocotillo Rd #159	0.73mi	2/2.0	1,568 (-3%)	15mo	$57,700	$37	48
4800 W Ocotillo Rd #68	0.74mi	2/2.0	1,440 (-11%)	1mo	$37,000	$26	46

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: 7.2%
• Equity multiple: 1.27×
• Total profit: $8,627
• Equity at exit: $16,849

10-year hold

• IRR: 13.7%
• Equity multiple: 1.95×
• Total profit: $30,050
• Equity at exit: $9,770

Cash invested: $31,640 (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: 5.8×

Monthly cashflow live

• Estimated rent: $1,618 high
• Mortgage (P&I): −$593
• Tax est. 1.5%: −$141 /mo · $1,695/yr
• Insurance: −$47
• HOA: −$0
• Vacancy / Maint / Mgmt: −$340
• Net cashflow: $497

Break-even live

Break-even rent $989

Max offer price $113,000

Occupancy floor 64%

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: $28,250
• Closing costs: $3,390
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5136 W Glenn Dr Glendale, AZ	2.0–3.0	1.5	1090	$1,475	$1.35	1d	5	0.25mi
4911 W Myrtle Ave Glendale, AZ	2.0	2.0	1360	$1,925	$1.42	1d	3	0.41mi
7959 N 53rd Ave Glendale, AZ	3.0	2.5	1414	$2,500	$1.77	1d	4	0.45mi
5547 W Gardenia Ave Glendale, AZ	3.0	1.0	1084	$1,329	$1.23	21d	1	0.49mi
4776 W Via Cynthia Glendale, AZ	3.0	2.0	1484	$2,000	$1.35	1d	1	0.53mi
4828 W Orangewood Ave Glendale, AZ	3.0	2.5	1168	$1,375	$1.18	14d	1	0.56mi
5024 W Krall St Glendale, AZ	3.0	2.0	1196	$1,749	$1.46	1d	1	0.68mi
5046 W Tuckey Ln Glendale, AZ	3.0	2.0	1321	$1,400	$1.06	16d	1	0.73mi
5047 W Tuckey Ln Glendale, AZ	3.0	2.0	1396	$1,765	$1.26	1d	1	0.74mi
5012 W McLellan Rd Glendale, AZ	3.0	2.0	1058	$1,595	$1.51	17d	1	0.79mi
5044 W Maryland Ave Glendale, AZ	3.0	1.0	1065	$1,295	$1.22	2d	1	0.88mi
5908 W Myrtle Ave Unit 5908 Glendale, AZ	3.0	2.0	1053	$1,375	$1.31	1d	1	0.90mi
4730 W Northern Ave Glendale, AZ	1.0–2.0	1.0–2.0	841	$1,200	$1.43	24d	2	0.92mi
6551 N 49th Ave Glendale, AZ	2.0–3.0	2.0	1165	$1,875	$1.61	1d	6	0.92mi
7631 N 59th Ln Glendale, AZ	3.0	1.0	1750	$1,980	$1.13	1d	1	1.00mi
7519 N 59th Ln Glendale, AZ	3.0	2.0	1856	$2,099	$1.13	24d	1	1.00mi
8114 N 57th Dr Glendale, AZ	3.0	2.0	1490	$2,600	$1.74	2d	1	1.01mi
4443 W Palmaire Ave Glendale, AZ	2.0–3.0	2.0	987	$1,595	$1.62	1d	1	1.01mi
4439 W Palmaire Ave Unit 236 Glendale, AZ	3.0	2.0	1101	$1,695	$1.54	23d	1	1.01mi
7801 N 44th Dr #1030 Glendale, AZ	3.0	2.5	1386	$1,695	$1.22	7d	1	1.06mi
7801 N 44th Dr #1030 Glendale, AZ	3.0	2.5	1386	$1,695	$1.22	1d	1	1.06mi
7801 N 44th Dr #1028 Glendale, AZ	2.0	2.5	1080	$1,395	$1.29	4d	1	1.07mi
7801 N 44th Dr #1028 Glendale, AZ	2.0	2.5	1080	$1,395	$1.29	1d	1	1.07mi
7801 N 44th Dr Glendale, AZ	2.0	3.0	1080	$1,595	$1.48	11d	1	1.08mi
7801 N 44th Dr Glendale, AZ	2.0	2.5	1080	$1,395	$1.29	2d	1	1.08mi
7801 N 44th Dr #1075 Glendale, AZ	2.0	2.5	1080	$1,595	$1.48	14d	1	1.12mi
7801 N 44th Dr #1075 Glendale, AZ	2.0	2.5	1080	$1,595	$1.48	11d	1	1.12mi
7733 N 60th Ave Glendale, AZ	3.0	2.0	1430	$2,000	$1.40	1d	1	1.12mi
4608 W Maryland Ave Glendale, AZ	2.0–3.0	2.0	1141	$1,400	$1.23	1d	4	1.13mi
4608 W Maryland Ave Glendale, AZ	2.0–3.0	2.0	1141	$1,300	$1.14	2d	4	1.13mi
4608 W Maryland Ave Glendale, AZ	3.0	2.0	1215	$1,598	$1.31	1d	3	1.13mi
4562 W Maryland Ave Glendale, AZ	3.0	2.0	1230	$1,798	$1.46	19d	1	1.14mi
4213 W Northview Ave Phoenix, AZ	3.0	2.0	1413	$1,860	$1.32	1d	1	1.21mi
4330 W Royal Palm Rd Glendale, AZ	3.0	2.0	1674	$2,200	$1.31	1d	1	1.30mi
5215 W Diana Ave Glendale, AZ	3.0	2.0	1674	$2,200	$1.31	1d	1	1.31mi
7229 N 41st Dr Phoenix, AZ	3.0	2.0	1500	$1,999	$1.33	3d	1	1.34mi
4127 W Solar Dr Phoenix, AZ	3.0	2.0	1097	$1,749	$1.59	1d	1	1.34mi
6231 N 59th Ave Unit 51 Glendale, AZ	2.0	2.0	1152	$1,200	$1.04	1d	1	1.34mi
5763 W Freeway Ln Glendale, AZ	3.0	2.0	1567	$2,000	$1.28	2d	1	1.39mi
8450 N 59th Ave Glendale, AZ	1.0–3.0	1.0–2.0	919	$1,824	$1.99	4d	1	1.46mi

Listing history 16 events

1. 2026-06-18
   days on market $113,000 Active 56 DOM
2. 2026-06-17
   days on market $113,000 Active 55 DOM
3. 2026-06-16
   days on market $113,000 Active 54 DOM
4. 2026-06-15
   days on market $113,000 Active 53 DOM
5. 2026-06-13
   days on market $113,000 Active 51 DOM
6. 2026-06-13
   days on market $113,000 Active 50 DOM
7. 2026-06-09
   days on market $113,000 Active 47 DOM
8. 2026-06-08
   days on market $113,000 Active 46 DOM
9. 2026-06-07
   days on market $113,000 Active 45 DOM
10. 2026-06-04
    days on market $113,000 Active 42 DOM
11. 2026-06-03
    days on market $113,000 Active 41 DOM
12. 2026-06-02
    days on market $113,000 Active 40 DOM
13. 2026-06-01
    days on market $113,000 Active 39 DOM
14. 2026-05-31
    days on market $113,000 Active 38 DOM
15. 2026-05-07
    price $118,000
16. 2026-04-23
    listed $120,000 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 · 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: $19,411
• − Mortgage interest: −$6,330
• − Property taxes: −$1,695
• − Insurance: −$565
• − Repairs & maintenance: −$1,553
• − Management: −$1,553
• − Depreciation: −$3,287
• Taxable income: $4,428
• Est. tax owed @ 24.0%: −$1,063
• After-tax cash flow: $4,901/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 beautifully updated 2-bedroom, 2-bath manufactured home is move-in ready with new flooring, cabinetry, and appliances, and fresh paint throughout. The home is in good condition with no visible repairs needed.

Value-add opportunities

• Both landscaping — enhances curb appeal and adds value
• Both interior paint — fresh paint improves aesthetics and value
• Both exterior paint — fresh paint enhances curb appeal and value

Renovation cost estimate screening

Value-add ROI direction

• Both landscaping — enhances curb appeal and adds value ↑
• Both interior paint — fresh paint improves aesthetics and value ↑
• Both exterior paint — fresh paint enhances 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: 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

-1.7% since first listed

2 events — show timeline

• 2026-05-07 Price Changed $118,000 ARMLS
• 2026-04-23 Listed $120,000 ARMLS