1925 S Arizona Blvd #75

Coolidge, AZ 85128

$12,500D

1 bd · 1.0 ba · 600 sqft · Built 1965 · Manufactured · Active · 12 DOM

Cashflow @ list (25.0% down · 7.5%)

• Estimated rent: $974/mo
• Mortgage (P&I): −$66
• Tax + insurance: −$21
• HOA: −$560
• Vac / Maint / Mgmt: −$205
• Net cashflow: $123/mo
• Annual: $1,478/yr
• Cap rate: 18.12%
• Cash-on-cash: 42.23%
• DSCR: 2.88
• 1% rule: 7.79%
• Cash to close: $3,500

Investor read

• This is a 1-bed/1.0-bath manufactured listed at $12k.
• 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).
• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.
• 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.
• 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).
• Watch-outs: HOA is 57% of rent.
• 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).
• 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.
• 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.
• 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.
• 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.

Questions for listing agent

• Built in 1965 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
• What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
• Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
• 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?
• 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?
• 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.
• 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.
• 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.