601 N Hayden Rd #159 · Scottsdale, AZ 85257

$58,000

2 bd · 2.0 ba · 810 sqft · Manufactured · 9 Days on market

Built 1969 ↓ 3% 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +4.8/10.0
• Livability +4.0/5.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome home! This property is located in the Riviera Mobile Home Park in Scottsdale. Centrally located in the best location with the most affordable living! Clean private community with amenities! Streets lined with Palm Trees! Circle to the back of the community to the private end of the street home! The split 2-bedroom 2 bath open floor plan home features a full-length carport and an inviting front porch. The living room welcomes you with a soothing palette and plush carpeting and laminate wood flooring. The light and bright eat-in kitchen has tile counters and backsplash, flat panel cabinets, and efficient built-in appliances. Simple and clean! Discover a cozy sunroom ideal for a reading nook, or enjoying the day's warmth! The large main bedroom offers a private bathroom for added convenience. Venture outside to find a large covered patio, an open patio for outdoor dining, a handy storage shed and a ramp. Great home for full-time living or for part-time snowbirds. The owner has taken great care of this property. All electric! There are two new Daikin A/C mini split units for efficient cooling. Both with a 10 year transferable warranty on labor and parts. Located in the best space of the park with privacy. Listen to the birds sing while sitting in the backyard. The Community has a clubhouse for social activities, pickle ball court, and a refreshing pool for leisurely swims. This is the least expensive living in the best location! Beautiful Park w/ amenities! 55+ Park.

Key facts

• Private lot
• Large front porch
• Sunroom

Tags

• PRIVATE LOT
• FULL-LENGTH CARPORT
• LARGE FRONT PORCH
• SUNROOM
• COVERED PATIO
• STORAGE SHED

Property features AI

Finance

• Other: Lot size not available (source: owner)
• HOA & community: Monthly land lease of $595; Association covers sewer, trash, and water; Community amenities: pool, tennis courts, racquetball, community media room, community laundry (coin-op), near bus stop

Exterior

• Parking: 2 covered parking spaces; 2 open parking spaces; 2 carport spaces
• Utilities: City water; Public sewer; Other sewer options; 220 volts available in kitchen; Utilities listed as other
• Home design: Manufactured/mobile home; Leasehold ownership
• Construction: Vinyl siding; Steel frame; Painted exterior; Foam roof; Metal roof; Rolled/hot mop roof
• Exterior features: Screened-in patio(s); Shed(s); Gravel/stone front; Gravel/stone back; Private maintained road

Interior

• Kitchen: Built-in microwave; Non-laminate countertops; 220-volt outlet in kitchen; Refrigerator; Disposal; Pantry; Eat-in kitchen
• Bedrooms: 2 possible bedrooms
• Flooring: Carpet; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating; Mini-split cooling
• Interior features: High-speed internet; Eat-in kitchen; No interior steps; Pantry; Master bedroom with full bathroom; Vinyl frame windows; Accessible approach with ramp, lever handles, and bath grab bars; Storage
• Laundry & utility: Indoor laundry

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $58k.

Deal economics

• At list price, monthly cash flow is $937 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $58k).
• Cap rate 25.7% vs local median 2.5% in Scottsdale — 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 80/100 on livability (#4 in AZ, #1,756 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, commute A+, employment A+; Watch: health & safety C-, cost of living F.
• Scottsdale Unified District (4240) (urban): math 53% / reading 55% proficiency, ranked #30 of 249 in AZ (top 12%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents rising (+2.8%/yr); 269 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 19d 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 $401 of loan paydown is wiped out by about $2k 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 + 2.8% rent growth), your $16k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 2y 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.
• Current owner paid $50k; 16% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $58,000

Questions for the listing agent

1. Built in 1969 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are A-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?
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: 2.92% ✓
• Cap rate: 25.68%
• Cash-on-cash: 69.26%
• DSCR: 4.08
• GRM: 2.9

CMA / ARV

• ARV (on-the-fly): $25,110
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
601 N Hayden Rd #51	0.32mi	2/2.0	820 (+1%)	16mo	$46,200	$56	70
601 N Hayden Rd #159	0.00mi	2/2.0	720 (-11%)	19mo	$50,000	$69	66
601 N Hayden Rd #89	0.16mi	1/1.5 (-1)	720 (-11%)	3mo	$40,000	$56	65
8780 E Mckellips Rd #513	0.41mi	2/2.0	840 (+4%)	13mo	$16,000	$19	64
601 N Hayden Rd #189	0.32mi	2/1.0	840 (+4%)	15mo	$58,500	$70	62
601 N Hayden Rd #86	0.00mi	1/1.0 (-1)	704 (-13%)	9mo	$30,000	$43	62
601 N Hayden Rd #99	0.00mi	2/1.0	720 (-11%)	21mo	$15,000	$21	60
8780 E Mckellips Rd #346	0.41mi	2/1.0	840 (+4%)	16mo	$12,000	$14	57
601 N Hayden Rd #123	0.32mi	1/1.0 (-1)	720 (-11%)	5mo	$20,000	$28	53
8780 E Mckellips Rd #168	0.43mi	2/2.0	924 (+14%)	5mo	$29,000	$31	52
8780 E Mckellips Rd #509	0.41mi	2/1.0	910 (+12%)	14mo	$20,000	$22	45
8780 E Mckellips Rd #504	0.41mi	1/1.0 (-1)	728 (-10%)	16mo	$11,500	$16	42

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 · 2.8% rent growth · sell at horizon

5-year hold

• IRR: 68.5%
• Equity multiple: 4.08×
• Total profit: $49,981
• Equity at exit: $8,648

10-year hold

• IRR: 72.6%
• Equity multiple: 8.33×
• Total profit: $119,102
• Equity at exit: $5,015

Cash invested: $16,240 (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 85257

• Rents YoY: 2.8%
• Active inventory: 269
• Price-to-rent: 2.9×

Monthly cashflow live

• Estimated rent: $1,694 high
• Mortgage (P&I): −$304
• Tax est. 1.5%: −$72 /mo · $870/yr
• Insurance: −$24
• HOA: −$0
• Vacancy / Maint / Mgmt: −$356
• Net cashflow: $937

Break-even live

Break-even rent $507

Max offer price $58,000

Occupancy floor 40%

Sensitivity live

Price	-10% $977	-5% $957	+0% $937	+5% $917	+10% $897
Rent	-10% $803	-5% $870	+0% $937	+5% $1,004	+10% $1,071
Rate	-1.0pp $966	-0.5pp $952	base $937	+0.5pp $922	+1.0pp $907

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: $14,500
• Closing costs: $1,740
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
835 N Granite Reef Rd #18 Scottsdale, AZ	2.0	2.0	855	$1,450	$1.70	3d	1	0.18mi
835 N Granite Reef Rd Unit 6A Scottsdale, AZ	2.0	2.0	855	$1,499	$1.75	6d	1	0.18mi
885 N Granite Reef Rd Scottsdale, AZ	2.0	2.0–2.5	1000	$1,462	$1.46	15d	1	0.18mi
935 N Granite Reef Rd #87 Scottsdale, AZ	2.0	2.0	855	$1,599	$1.87	19d	1	0.23mi
935 N Granite Reef Rd Unit 141 Scottsdale, AZ	2.0	2.0	855	$1,599	$1.87	25d	1	0.23mi
935 N Granite Reef Rd Unit 126A Scottsdale, AZ	2.0	2.0	855	$1,599	$1.87	5d	1	0.23mi
985 N Granite Reef Rd Scottsdale, AZ	2.0	2.0–2.5	1020	$1,662	$1.63	5d	9	0.24mi
985 N Granite Reef Rd Scottsdale, AZ	2.0	2.0–2.5	1022	$1,382	$1.35	20d	8	0.27mi
8155 E Roosevelt St #110 Scottsdale, AZ	2.0	2.0	939	$2,100	$2.24	45d	1	0.28mi
8030 E Garfield St Unit 06 Scottsdale, AZ	1.0	1.0	696	$1,299	$1.87	21d	1	0.35mi
848 N 86th Pl Scottsdale, AZ	3.0	2.0	1100	$2,512	$2.28	16d	1	0.42mi
7902 E Kimsey Ln Scottsdale, AZ	3.0	2.0	1066	$3,200	$3.00	45d	1	0.44mi
8529 E Portland St Scottsdale, AZ	2.0	1.0	936	$1,425	$1.52	23d	1	0.46mi
1261 N Granite Reef Rd Scottsdale, AZ	2.0	1.5	950	$1,500	$1.58	25d	1	0.53mi
1254 N 85th Pl Scottsdale, AZ	2.0	1.5	950	$1,599	$1.68	21d	1	0.55mi
8535 E Belleview St Scottsdale, AZ	2.0	2.0	937	$1,995	$2.13	19d	1	0.56mi
1221 N 85th Pl Apt 204 Scottsdale, AZ	1.0	1.0	602	$1,395	$2.32	21d	1	0.57mi
1221 N 85th Pl Unit 101 Scottsdale, AZ	1.0	1.0	602	$1,395	$2.32	5d	1	0.57mi
1221 N 85th Pl Unit 109 Scottsdale, AZ	2.0	2.0	863	$1,795	$2.08	15d	1	0.57mi
8530 E Belleview St Scottsdale, AZ	2.0	1.5	950	$1,800	$1.89	16d	1	0.59mi
1350 N 85th Pl Scottsdale, AZ	2.0	2.0	936	$1,525	$1.63	25d	1	0.60mi
1346 N 85th Pl Scottsdale, AZ	2.0	2.0	950	$1,745	$1.84	23d	1	0.61mi
1346 N 85th Pl Scottsdale, AZ	2.0	1.5	950	$1,749	$1.84	25d	1	0.61mi
1406 N 85th Pl Scottsdale, AZ	2.0	2.0	1009	$1,541	$1.53	5d	1	0.65mi
1406 N 85th Pl Scottsdale, AZ	1.0	1.0	650	$1,357	$2.09	25d	1	0.65mi
8625 E Belleview Pl #1069 Scottsdale, AZ	2.0	2.0	917	$1,800	$1.96	25d	1	0.68mi
8625 E Belleview Pl Scottsdale, AZ	2.0	2.0	908	$1,775	$1.95	5d	3	0.75mi
8521 E McDowell Rd Unit 1374247P Scottsdale, AZ	2.0	2.0	936	$2,335	$2.49	9d	1	0.78mi
303 N Miller Rd #1005 Scottsdale, AZ	2.0	1.0	850	$1,275	$1.50	9d	1	0.79mi
525 N Miller Rd #145 Scottsdale, AZ	2.0	2.0	945	$2,100	$2.22	45d	1	0.80mi
8550 E McDowell Rd Scottsdale, AZ	1.0–2.0	1.0–2.0	823	$1,771	$2.15	0d	9	0.82mi
525 N Miller Rd Scottsdale, AZ	2.0	2.0	1028	$2,000	$1.94	9d	2	0.84mi
525 N Miller Rd Scottsdale, AZ	2.0–3.0	2.0–3.0	1173	$1,100	$0.94	5d	3	0.84mi
8407 E Coronado Rd Unit 5 Scottsdale, AZ	1.0	1.0	821	$999	$1.22	19d	1	0.85mi
8407 E Coronado Rd Unit 5 Scottsdale, AZ	1.0	1.0	821	$999	$1.22	0d	1	0.85mi
8407 E Coronado Rd Unit 4 Scottsdale, AZ	1.0	1.0	821	$999	$1.22	25d	1	0.85mi
7602 E Polk St Unit 101 Scottsdale, AZ	2.0	1.0	720	$1,475	$2.05	4d	1	0.86mi
303 N Miller Rd Scottsdale, AZ	2.0	1.0	850	$1,238	$1.46	4d	2	0.87mi
8444 E Coronado Rd Apt 2 Scottsdale, AZ	2.0	2.0	1022	$1,850	$1.81	25d	1	0.90mi
1217 N Miller Rd #14 Scottsdale, AZ	2.0	2.0	1026	$1,950	$1.90	25d	1	0.93mi

Listing history 7 events

1. 2026-06-21
   days on market $58,000 Active 9 DOM
2. 2026-06-18
   days on market $58,000 Active 6 DOM
3. 2026-06-17
   days on market $58,000 Active 5 DOM
4. 2026-06-16
   days on market $58,000 Active 4 DOM
5. 2026-06-15
   days on market $58,000 Active 3 DOM
6. 2026-06-13
   remarks 687-char remark
7. 2026-06-13
   listed $58,000 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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 9/10 Extreme 6 d/yr ≥112°F today · 17 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,325
• − Mortgage interest: −$3,249
• − Property taxes: −$870
• − Insurance: −$290
• − Repairs & maintenance: −$1,626
• − Management: −$1,626
• − Depreciation: −$1,687
• Taxable income: $10,977
• Est. tax owed @ 24.0%: −$2,634
• After-tax cash flow: $8,613/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: Scottsdale Unified District (4240)
• NCES district ID: 0407570
• Math proficiency: 53% ▼ -10.00%
• Reading proficiency: 55% ▼ -8.00%
• Median HH income: $70,139
• Composite: 48.02/100
• National rank: #2196
• State rank: #30 of 249 in AZ

Livability — Scottsdale

• Score: 80/100
• State rank: #4
• US rank: #1756

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Scottsdale, AZ
• County: Maricopa County · 4,537,380 people
• City population: 290,846
• Metro: Phoenix-Mesa-Chandler, AZ
• Population (ZIP): 29,812
• Household income: $86,962
• Rent vs Own: 38.9% rent · 61.1% own
• Severe rent burden: 1086.0

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: Predominantly White (70%)
• Race & ethnicity: White 70% Hispanic / Latino 16% Two or more races 13% Black 4% Asian 3% Native American 2%
• Hispanic origin (detail): Mexican 13%
• Common ancestry: Iranian 3% Romanian 3% Italian 3%
• Foreign-born: 8% · Canada, South Korea, China
• Languages at home: 88% English-only · Spanish 8% Other Indo-European 1% Korean 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: ▼ -411.72%
• Current HPI: 412.043
• Rent YoY: ▲ 2.80%
• 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

-3.3% since first listed

7 events — show timeline

• 2026-06-12 Listed $58,000 ARMLS
• 2024-11-21 Sold (MLS) $50,000 ARMLS
• 2024-10-31 Pending — ARMLS
• 2024-10-24 Contingent — ARMLS
• 2024-10-11 Listed $55,000 ARMLS
• 2024-09-18 Listing Removed — ARMLS
• 2024-04-10 Listed $60,000 ARMLS