1925 S Arizona Blvd #75 · Coolidge, AZ 85128

$12,500

1 bd · 1.0 ba · 600 sqft · Manufactured · 12 Days on market

Built 1965 4,356 sqft lot $560/mo HOA · 57% of rent

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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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Livability +2.9/5.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Schools +1.0/10.0
• Appreciation +0.0/10.0

Listing remarks

This Mobile home is in the Ho Ho Kam Mobile home and RV park. It's a 55+ park. A new coat of white elastomeric reflective roof coating was applied this year. New Laminate flooring in kitchen. It has a forced air furnace heat and 2 window air conditioners. PEX plumbing. Freshly painted interior. The home comes with a ramp into the home. Park rent is $560 per month, includes water, sewer, trash and mailbox. The Park has numerous amenities, such as hot tub, pool, weight room, pool room, shuffleboard. In addition the Park hosts multiple activities, such as poker night, card bingo, stretch and strength exercise, bean bag toss, dancing and music. Ho Ho Kam is a smaller park which makes it more l

Key facts

• Pex plumbing
• Hot tub
• Pool room

Tags

• FORCED AIR FURNACE HEAT
• PEX PLUMBING
• HOT TUB
• POOL
• WEIGHT ROOM
• POOL ROOM

Property features AI

Finance

• HOA & community: Has association with monthly fee of $560; Association covers sewer, water, trash, street maintenance and grounds maintenance; Community pool available

Exterior

• Parking: 1 covered parking space; 1 open parking space; 1 carport space
• Utilities: City water; Public sewer; Electric service includes 220V in kitchen; Other utilities
• Home design: Manufactured/mobile home; Fee simple ownership
• Construction: Steel frame construction; Painted exterior; Reflective coating roof
• Exterior features: Above-ground spa; Dirt at front of lot, gravel/stone at back, natural desert front; No fencing

Interior

• Kitchen: Kitchen has 220V outlet
• Bedrooms: 1 possible bedroom
• Bathrooms: 1 full bathroom
• Heating & cooling: Natural gas heating; Floor furnace; Wall furnace; Window/wall cooling unit
• Interior features: Eat-in kitchen; Refrigerator included
• Laundry & utility: No laundry hookups on site

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath manufactured listed at $12k.

Deal economics

• At list price, monthly cash flow is $123 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($974 rent vs $12k).
• Cap rate 18.1% 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, amenities F, commute 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.
• Zoned schools: West Elementary School (math 6% / reading 13%, grade F, #1,037 of 1,109 statewide, top 94%, 733 students, 74% FRL); Coolidge Jr. High School (math 7% / reading 11%, grade F, #200 of 218 statewide, top 93%, 362 students, 80% FRL); Coolidge High School (math 8% / reading 12%, grade F, #343 of 381 statewide, top 93%, 640 students, 68% FRL).
• Market conditions: Rents flat; 271 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 18d on market — plan ~3-4 weeks tenant-placement turnaround); 9,504 units permitted in Pinal County in 2024 (776 in 5+ unit buildings).
• This rent is only 18% of the median local income ($65k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $86 of loan paydown is wiped out by about $375 of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 1.0% rent growth), your $4k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: HOA is 57% 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 $12,500

Questions for the listing agent

1. Built in 1965 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 7.79% ✓
• Cap rate: 18.12%
• Cash-on-cash: 42.23%
• DSCR: 2.88
• GRM: 1.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 31.6%
• Equity multiple: 2.21×
• Total profit: $4,227
• Equity at exit: $1,864

10-year hold

• IRR: 34.5%
• Equity multiple: 3.16×
• Total profit: $7,557
• Equity at exit: $1,081

Cash invested: $3,500 (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: 271
• Price-to-rent: 1.1×

Monthly cashflow live

• Estimated rent: $974 high
• Mortgage (P&I): −$66
• Tax est. 1.5%: −$16 /mo · $188/yr
• Insurance: −$5
• HOA: −$560
• Vacancy / Maint / Mgmt: −$205
• Net cashflow: $123

Break-even live

Break-even rent $818

Max offer price $12,500

Occupancy floor 82%

Sensitivity live

Price	-10% $132	-5% $127	+0% $123	+5% $119	+10% $115
Rent	-10% $46	-5% $85	+0% $123	+5% $162	+10% $200
Rate	-1.0pp $129	-0.5pp $126	base $123	+0.5pp $120	+1.0pp $117

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: $3,125
• Closing costs: $375
• Reserves months: —
• Total cash needed: —

Rent comps 7 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	$775	$1.00	2d	1	0.21mi
143 W Pima Ave Apt 4 Coolidge, AZ	2.0	1.0	650	$895	$1.38	11d	1	1.32mi
143 W Pima Ave Unit 1 Coolidge, AZ	2.0	1.0	650	$895	$1.38	44d	1	1.32mi
108 Adams St Coolidge, AZ	2.0	1.0	600	$1,000	$1.67	44d	1	1.32mi
748 W Pima Ave Coolidge, AZ	—	1.0	378	$700	$1.85	17d	1	1.36mi
251 W Northern Ave Unit B Coolidge, AZ	1.0	1.0	529	$845	$1.60	15d	1	1.36mi
703 W Northern Ave Unit 707 Coolidge, AZ	1.0	1.0	550	$740	$1.35	25d	1	1.38mi

HOA detail

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

Listing history 9 events

1. 2026-06-21
   days on market $12,500 Active 12 DOM
2. 2026-06-18
   days on market $12,500 Active 9 DOM
3. 2026-06-17
   days on market $12,500 Active 8 DOM
4. 2026-06-16
   days on market $12,500 Active 7 DOM
5. 2026-06-15
   days on market $12,500 Active 6 DOM
6. 2026-06-13
   days on market $12,500 Active 4 DOM
7. 2026-06-13
   days on market $12,500 Active 3 DOM
8. 2026-06-10
   remarks 699-char remark
9. 2026-06-10
   listed $12,500 Active 1 DOM

ⓘ 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: $11,689
• − Mortgage interest: −$700
• − Property taxes: −$188
• − Insurance: −$62
• − Repairs & maintenance: −$935
• − Management: −$935
• − HOA: −$6,720
• − Depreciation: −$364
• Taxable income: $1,785
• Est. tax owed @ 24.0%: −$428
• After-tax cash flow: $1,049/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: 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

1 event — show timeline

• 2026-06-09 Listed $12,500 ARMLS