696 W Manor St · Chandler, AZ 85225

$189,900

2 bd · 1.5 ba · 840 sqft · Manufactured public records · 8 Days on market

Built 1980 5,593 sqft lot $226/sqft · 170% above area

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Why this score? — see what drove the D+ 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 +17.8/30.0
• ARV discount +7.5/15.0
• DSCR +5.6/10.0
• Schools +4.8/10.0
• Livability +3.9/5.0
• 1% rule +3.5/10.0
• Condition / age +2.5/5.0
• Rent growth +2.1/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

What a cute starter or retirement nest. This 2 Bedroom, 1.5 Bath single wide is located in the heart of Chandler, convenient to all expressways, major shops, schools, entertainment and health care. Priced for quick sale & accounts for no a/c except for wall unit. A/C or new evap could be installed. Nicely landscaped, quiet neighborhood.

Key facts

• Painted cabinets
• Updated flooring
• Fresh backsplash

Tags

• UPDATED FLOORING
• FRESH BACKSPLASH
• PAINTED CABINETS
• LUSH BACKYARD OASIS
• TRANQUIL POND

Property features AI

Finance

• HOA & community: No association fees; Near bus stop

Exterior

• Utilities: City water; Public sewer
• Home design: Manufactured/mobile home; Fee simple ownership
• Construction: Wood siding; Wood frame construction; Foam roof
• Exterior features: Wood fencing; Shed(s); Gravel/stone front

Interior

• Kitchen: Refrigerator; Built-in electric oven
• Bedrooms: 2 possible bedrooms
• Flooring: Carpet; Vinyl
• Bathrooms: 1 full bathroom; 1 half bathroom (2 total bathrooms)
• Heating & cooling: Electric heating; Ceiling fan(s); Window/wall cooling unit(s)
• Interior features: High-speed internet; Eat-in kitchen

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath manufactured listed at $190k.

Deal economics

• At list price, monthly cash flow is $158 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $162k (14.8% below list).
• Recommended offer: $162k (14.8% below list) — sets the bar for 1% rule.
• Cap rate 7.3% vs local median 3.3% in Chandler — 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 78/100 on livability (#9 in AZ, #2,508 nationally) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, crime A-; Watch: health & safety D, cost of living D-.
• Chandler Unified District #80 (4242) (suburban): math 49% / reading 57% proficiency, ranked #31 of 249 in AZ (top 12%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Knox Gifted Academy (math 90% / reading 97%, grade A+, #1 of 1,109 statewide, top 0%, 672 students, 6% FRL); John M Andersen Jr High School (math 20% / reading 32%, grade F, #100 of 218 statewide, top 47%, 728 students, 64% FRL); Chandler High School (math 25% / reading 32%, grade F, #133 of 381 statewide, top 35%, 3,597 students, 46% FRL).
• Market conditions: Rents soft (-1.7%/yr); 182 active listings in the ZIP; 38 comparable units currently listed for rent nearby; rentals at typical pace (median 17d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 36,011 units permitted in Maricopa County in 2024 (12,801 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k 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.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 19y 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 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $161,877 (14.8% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
3. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.85% ✗
• Cap rate: 7.29%
• Cash-on-cash: 3.56%
• DSCR: 1.16
• GRM: 9.8

CMA / ARV

• ARV (median comp): $71,279
• List price: $189,900
• Delta: 166.42%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
696 W Manor St	0.00mi	2/1.5	850 (+1%)	1mo	$183,000	$215	97
1505 N Evergreen St #8	0.14mi	3/2.0 (+1)	896 (+7%)	14mo	$10,000	$11	64
848 W Calle Del Norte --	0.26mi	2/1.0	720 (-14%)	13mo	$250,000	$347	51
555 W Warner Rd #71	0.42mi	2/2.0	960 (+14%)	17mo	$32,500	$34	40

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: -13.7%
• Equity multiple: 0.52×
• Total profit: $-25,573
• Equity at exit: $28,315

10-year hold

• IRR: -9.8%
• Equity multiple: 0.47×
• Total profit: $-28,057
• Equity at exit: $16,419

Cash invested: $53,172 (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 85225

• Home prices YoY: -28.1%
• Rents YoY: -1.7%
• Active inventory: 182
• Price-to-rent: 9.8×

Monthly cashflow live

• Estimated rent: $1,619 high
• Mortgage (P&I): −$996
• Tax from tax record: −$46 /mo · $555/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$340
• Net cashflow: $158

Break-even live

Break-even rent $1,419

Max offer price $189,900

Occupancy floor 85%

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: $47,475
• Closing costs: $5,697
• Reserves months: —
• Total cash needed: —

Rent comps 38 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
822 W Knox Rd Chandler, AZ	2.0	1.0	850	$1,375	$1.62	4d	1	0.22mi
1351 N Pleasant Dr Unit 1545831P Chandler, AZ	1.0	1.0	990	$2,029	$2.05	12d	1	0.28mi
1351 N Pleasant Dr Chandler, AZ	2.0	1.5–2.0	1121	$2,535	$2.26	10d	3	0.37mi
1970 N Hartford St #4 Chandler, AZ	2.0	1.5	849	$1,650	$1.94	24d	1	0.40mi
1970 N Hartford St #4 Chandler, AZ	2.0	1.5	849	$1,650	$1.94	43d	1	0.40mi
1970 N Hartford St #99 Chandler, AZ	2.0	2.5	1098	$1,850	$1.68	5d	1	0.40mi
1970 N Hartford St #99 Chandler, AZ	2.0	2.5	1098	$1,850	$1.68	11d	1	0.40mi
1287 N Alma School Rd Chandler, AZ	1.0–2.0	1.0–2.0	968	$1,895	$1.96	16d	2	0.51mi
98 W Orchid Ln Unit 98-03 Chandler, AZ	2.0	1.0	800	$1,025	$1.28	43d	1	0.59mi
699 W Ray Rd #5 Chandler, AZ	2.0	1.0	825	$1,149	$1.39	10d	1	0.60mi
433 W Ray Rd Chandler, AZ	2.0	1.0	770	$1,000	$1.30	43d	1	0.66mi
859 W Ray Rd Apt 3 Chandler, AZ	2.0	1.0	832	$1,225	$1.47	5d	1	0.69mi
859 W Ray Rd Apt 2 Chandler, AZ	2.0	1.0	832	$1,125	$1.35	18d	1	0.69mi
859 W Ray Rd Apt 2 Chandler, AZ	2.0	1.0	832	$1,125	$1.35	21d	1	0.69mi
859 W Ray Rd Apt 3 Chandler, AZ	2.0	1.0	832	$1,050	$1.26	3d	1	0.69mi
250 E Ray Rd Chandler, AZ	1.0–3.0	1.0–2.0	1073	$2,729	$2.54	19d	11	0.95mi
300 E Warner Rd Chandler, AZ	1.0–3.0	1.0–2.0	1030	$1,606	$1.56	2d	28	0.95mi
123 E Corporate Pl Chandler, AZ	1.0–3.0	1.0–2.0	1285	$2,642	$2.06	5d	91	1.02mi
235 E Ray Rd Chandler, AZ	2.0–3.0	2.0	1031	$1,559	$1.51	1d	9	1.08mi
625 N Alma School Rd Chandler, AZ	1.0	1.0	600	$1,185	$1.98	5d	2	1.10mi
625 N Alma School Rd Apt 38 Chandler, AZ	1.0	1.0	650	$1,099	$1.69	43d	1	1.12mi
771 N Delaware St Chandler, AZ	2.0	1.0	645	$1,400	$2.17	21d	1	1.20mi
785 N Arrowhead Dr Apt 2 Chandler, AZ	2.0	1.0	981	$1,499	$1.53	24d	1	1.23mi
1825 W Ray Rd Chandler, AZ	1.0–2.0	1.0–2.0	881	$1,850	$2.10	5d	1	1.28mi
1817 N Dobson Rd Chandler, AZ	1.0–3.0	1.0–2.0	1004	$1,690	$1.68	2d	8	1.34mi
645 N Arrowhead Dr Unit 1 Chandler, AZ	2.0	1.0	981	$1,499	$1.53	43d	1	1.35mi
498 N Arizona Ave Unit 7 Chandler, AZ	2.0	1.0	800	$1,850	$2.31	24d	1	1.35mi
498 N Arizona Ave Unit 7 Chandler, AZ	2.0	1.0	800	$1,900	$2.38	43d	1	1.35mi
312 N Hartford St Unit 3 Chandler, AZ	1.0	1.0	558	$1,149	$2.06	43d	1	1.42mi
1320 N McQueen Rd Chandler, AZ	2.0	2.0	883	$1,427	$1.62	5d	1	1.44mi
1320 N McQueen Rd Chandler, AZ	1.0	1.0	604	$1,112	$1.84	20d	1	1.44mi
1320 N McQueen Rd Chandler, AZ	2.0	2.0	851	$1,387	$1.63	24d	1	1.44mi
1058 W Flint St Unit B Chandler, AZ	2.0	1.0	850	$1,450	$1.71	2d	1	1.45mi
1600 N Saba St #115 Chandler, AZ	2.0	1.5	870	$1,368	$1.57	24d	1	1.46mi
1600 N Saba St #163 Chandler, AZ	2.0	1.5	870	$1,550	$1.78	11d	1	1.46mi
1001 W Flint St Chandler, AZ	2.0	1.0	850	$1,549	$1.82	4d	1	1.47mi
418 N Colorado St Chandler, AZ	3.0	1.0	967	$1,950	$2.02	12d	1	1.49mi
418 N Colorado St Chandler, AZ	3.0	1.0	964	$1,950	$2.02	24d	1	1.49mi

Listing history 8 events

1. 2026-05-17
   status Pending 501-char remark
2. 2026-05-08
   listed $189,900 Active 501-char remark
3. 2008-04-25
   soldstatus $57,000
4. 2008-04-24
   soldstatus $57,000 342-char remark

   Show marketing remark (342 chars)

   What a cute starter or retirement nest. This 2 Bedroom, 1.5 Bath single wide is located in the heart of Chandler, convenient to all expressways, major shops, schools, entertainment and health care. Priced for quick sale & accounts for no a/c except for wall unit. A/C or new evap could be installed. Nicely landscaped, quiet neighborhood.

5. 2008-04-16
   historical 342-char remark

   Show marketing remark (342 chars)

   What a cute starter or retirement nest. This 2 Bedroom, 1.5 Bath single wide is located in the heart of Chandler, convenient to all expressways, major shops, schools, entertainment and health care. Priced for quick sale & accounts for no a/c except for wall unit. A/C or new evap could be installed. Nicely landscaped, quiet neighborhood.

6. 2007-10-18
   listed $68,000 342-char remark

   Show marketing remark (342 chars)

   What a cute starter or retirement nest. This 2 Bedroom, 1.5 Bath single wide is located in the heart of Chandler, convenient to all expressways, major shops, schools, entertainment and health care. Priced for quick sale & accounts for no a/c except for wall unit. A/C or new evap could be installed. Nicely landscaped, quiet neighborhood.

7. 1983-12-01
   soldstatus $39,500
8. 1980-02-05
   soldstatus $12,980

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast AZ · Resets to sale price

• Current annual tax: $555 · $46/mo
• Projected year-2 tax: $1,253 · $104/mo
• Expected delta: +$698/yr (+$58/mo · 125.7%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

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 7 d/yr ≥111°F today · 19 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: $19,425
• − Mortgage interest: −$10,637
• − Property taxes: −$555
• − Insurance: −$950
• − Repairs & maintenance: −$1,554
• − Management: −$1,554
• − Depreciation: −$5,524
• Taxable loss: −$1,349
• Est. tax savings @ 24.0%: +$324
• After-tax cash flow: $2,215/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: Chandler Unified District #80 (4242)
• NCES district ID: 0401870
• Math proficiency: 49% ▼ -8.00%
• Reading proficiency: 57% ▼ -2.00%
• Median HH income: $74,048
• Composite: 47.54/100
• National rank: #2268
• State rank: #31 of 249 in AZ

Livability — Chandler

• Score: 78/100
• State rank: #9
• US rank: #2508

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Chandler, AZ
• County: Maricopa County · 4,537,380 people
• City population: 299,016
• Metro: Phoenix-Mesa-Chandler, AZ
• Population (ZIP): 72,297
• Household income: $88,676
• Rent vs Own: 38.3% rent · 61.7% own
• Severe rent burden: 2327.0

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: Diverse neighborhood (Simpson 0.65)
• Race & ethnicity: White 48% Hispanic / Latino 34% Two or more races 16% Black 7% Asian 6% Native American 2%
• Hispanic origin (detail): Mexican 29% Puerto Rican 1%
• Common ancestry: Romanian 2% Lithuanian 2% Portuguese 1%
• Foreign-born: 16% · Canada, Vietnam, China
• Languages at home: 72% English-only · Spanish 21% Vietnamese 1% Chinese 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: ▼ -128.25%
• Current HPI: 328.8354
• Rent YoY: ▼ -1.66%
• 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

+1309.9% since first listed

10 events — show timeline

• 2026-05-26 Sold (Public Records) $183,000 Public Records
• 2026-05-26 Sold (MLS) $183,000 ARMLS
• 2026-05-17 Pending — ARMLS
• 2026-05-08 Listed $189,900 ARMLS
• 2008-04-25 Sold (Public Records) $57,000 Public Records
• 2008-04-24 Sold (MLS) $57,000 ARMLS
• 2008-04-16 Listing Removed — ARMLS
• 2007-10-18 Listed $68,000 ARMLS
• 1983-12-01 Sold (Public Records) $39,500 Public Records
• 1980-02-05 Sold (Public Records) $12,980 Public Records

Property tax history

+2.7%/yr

Latest (2025): $555 · +1.4% YoY. Source: county tax records.