610 W Frontier St #33 · Eloy, AZ 85131

$10,000

2 bd · 1.0 ba · 400 sqft · Manufactured · 330 Days on market

Built 1980 ↓ 39% since listing

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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 +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks

Seller will may carry the Note. No Age Restrictions!!! 2 bedroom1 bath close to restaurants and shopping. Lot rent for the home is only $420.00 and includes sewer and trash services. .Owner must apply with park

Key facts

• Built 1980
• Listed 330 days

Property features AI

Finance

• Other:
• Financial info:
• HOA & community: Land lease with a monthly fee of $420; No association fees

Exterior

• Parking:
• Security:
• Utilities: City water; Public sewer
• Home design: Manufactured/mobile home; Leasehold ownership
• Construction: Wood frame construction; Painted exterior; Composition roof
• Exterior features: Storage; Corner lot; Gravel/stone front and back; Other fencing

Interior

• Kitchen: Built-in electric oven; Electric range/oven
• Bedrooms: Up to 2 bedrooms
• Flooring: Laminate flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Electric heating; Central air; Ceiling fans
• Interior features: High-speed internet; Full bathroom in master bedroom; Dual-pane windows; Built-in electric oven; Storage
• Laundry & utility: Indoor laundry with washer/dryer hookups

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $10k.

Deal economics

• At list price, monthly cash flow is $781 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $10k).
• Recommended offer: $9k (12.0% below list) — sets the bar for market timing.
• Cap rate 100.0% vs local median 1.3% in Eloy — 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 65/100 on livability (#78 in AZ) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: crime D+, amenities D-, commute F.
• Santa Cruz Valley Union High School District (4454) (town): math 11% / reading 30% proficiency, ranked #382 of 501 in AZ (top 76%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Santa Cruz Valley Union High School (math 15% / reading 24%, grade F, #230 of 381 statewide, top 61%, 340 students, 78% FRL).
• Market conditions: 440 active listings in the ZIP; 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 $69 of loan paydown is wiped out by about $300 of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $3k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 330 days — a 12% lower offer ($9k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $6k (39%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $8,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 330 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. Crime grade is D 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?
6. 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?
7. 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.
8. 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.
9. 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: 10.76% ✓
• Cap rate: 100.00%
• Cash-on-cash: 334.67%
• DSCR: 15.89
• GRM: 0.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: —
• Equity multiple: 18.19×
• Total profit: $48,131
• Equity at exit: $1,491

10-year hold

• IRR: —
• Equity multiple: 38.86×
• Total profit: $106,020
• Equity at exit: $865

Cash invested: $2,800 (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 85131

• Home prices YoY: -25.9%
• Active inventory: 440
• Price-to-rent: 0.8×

Monthly cashflow live

• Estimated rent: $1,076 medium
• Mortgage (P&I): −$52
• Tax est. 1.5%: −$12 /mo · $150/yr
• Insurance: −$4
• HOA: −$0
• Vacancy / Maint / Mgmt: −$226
• Net cashflow: $781

Break-even live

Break-even rent $87

Max offer price $10,000

Occupancy floor 22%

Sensitivity live

Price	-10% $788	-5% $784	+0% $781	+5% $777	+10% $774
Rent	-10% $696	-5% $738	+0% $781	+5% $823	+10% $866
Rate	-1.0pp $786	-0.5pp $783	base $781	+0.5pp $778	+1.0pp $776

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: $2,500
• Closing costs: $300
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-18
   days on market $10,000 Active 330 DOM
2. 2026-06-17
   days on market $10,000 Active 329 DOM
3. 2026-06-16
   days on market $10,000 Active 328 DOM
4. 2026-06-15
   days on market $10,000 Active 327 DOM
5. 2026-06-13
   days on market $10,000 Active 325 DOM
6. 2026-06-13
   days on market $10,000 Active 324 DOM
7. 2026-06-09
   days on market $10,000 Active 321 DOM
8. 2026-06-08
   days on market $10,000 Active 320 DOM
9. 2026-06-07
   days on market $10,000 Active 319 DOM
10. 2026-06-04
    days on market $10,000 Active 316 DOM
11. 2026-06-03
    days on market $10,000 Active 315 DOM
12. 2026-06-02
    days on market $10,000 Active 314 DOM
13. 2026-06-01
    days on market $10,000 Active 313 DOM
14. 2026-05-31
    days on market $10,000 Active 312 DOM
15. 2026-05-09
    price $10,000
16. 2026-02-27
    price $12,000
17. 2026-01-27
    price $13,500
18. 2026-01-02
    status Active
19. 2026-01-01
    historical
20. 2025-10-31
    price $14,500
21. 2025-09-13
    price $16,000
22. 2025-07-22
    listed $16,500 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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 9/10 Extreme 7 d/yr ≥112°F today · 19 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: $12,911
• − Mortgage interest: −$560
• − Property taxes: −$150
• − Insurance: −$50
• − Repairs & maintenance: −$1,033
• − Management: −$1,033
• − Depreciation: −$291
• Taxable income: $9,795
• Est. tax owed @ 24.0%: −$2,351
• After-tax cash flow: $7,020/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: Santa Cruz Valley Union High School District (4454)
• NCES district ID: 0407530
• Math proficiency: 11% ▲ 1.00%
• Reading proficiency: 30% ▲ 15.00%
• Median HH income: $24,927
• Composite: 19.12/100
• National rank: #13971
• State rank: #382 of 501 in AZ

Livability — Eloy

• Score: 65/100
• State rank: #78
• US rank: #12496

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Eloy, AZ
• County: Pinal County · 399,947 people
• City population: 18,794
• Metro: Phoenix-Mesa-Chandler, AZ
• Population (ZIP): 18,794
• Household income: $56,576
• Rent vs Own: 24.6% rent · 75.4% own
• Severe rent burden: 301.0

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 0.65)
• Race & ethnicity: Hispanic / Latino 47% White 36% Two or more races 16% Black 8% Native American 5% Pacific Islander 1%
• Hispanic origin (detail): Mexican 43%
• Common ancestry: Italian 4% Slovak 1% Lithuanian 1%
• Foreign-born: 16% · Canada
• Languages at home: 65% English-only · Spanish 32% Other Asian/Pacific 1% Russian/Polish/Slavic 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: ▼ -60.00%
• Current HPI: 171.3217
• Rent YoY: —
• 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

-39.4% since first listed

8 events — show timeline

• 2026-05-09 Price Changed $10,000 ARMLS
• 2026-02-27 Price Changed $12,000 ARMLS
• 2026-01-27 Price Changed $13,500 ARMLS
• 2026-01-02 Relisted — ARMLS
• 2026-01-01 Listing Removed — ARMLS
• 2025-10-31 Price Changed $14,500 ARMLS
• 2025-09-13 Price Changed $16,000 ARMLS
• 2025-07-22 Listed $16,500 ARMLS