1621 E Villa Rita Dr · Phoenix, AZ 85022

$116,900

2 bd · 2.0 ba · 1,344 sqft · Manufactured · 29 Days on market

Built 1982 Excellent condition Est $114k · at est. ↓ 16% since listing

---

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 +6.5/15.0
• Condition / age +4.8/5.0
• Schools +3.8/10.0
• Livability +3.8/5.0
• Rent growth +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Location, Location Location! Retire in style with this remodeled 2 Bedroom & 2 Bath Mobile home located in 55+ senior community, Sunrise Heights Mobile Home Park. This home sits on one of the best lots in the park with great views out the back balcony! When you open the front door you enter a great room with a Vaulted ceiling. This home welcomes you home with a big fireplace entertainment center in the living room along with a dining area in-kitchen. The Kitchen has been remodeled with white cabinets and marble counter tops and tiled back splash, along with updated appliances. The Master Bedroom is very roomy at the back of the house with a remodeled Bathroom and a view of the Arizona Sunrises and Sunsets! This house is amazing to view and a MUST SEE!

Key facts

• Fully remodeled
• Stunning views
• New roof

Tags

• FULLY REMODELED
• STUNNING VIEWS
• NEW ROOF
• NEW HVAC SYSTEM
• HEATED POOL
• EASY ACCESS TO HIKING

Property features AI

Finance

• Other: Community laundry (coin-op)
• HOA & community: Land lease (monthly); Monthly land lease payment of $1,127; Association covers grounds maintenance and street maintenance; Community pool and heated spa; Pickleball and tennis courts; Fitness center and community media room; Biking/walking path; Near bus stop

Exterior

• Parking: 3 covered parking spaces; 3 carport spaces
• Utilities: City water; Public sewer
• Home design: Manufactured/mobile home; Leasehold ownership; Panoramic, city and mountain views; Asphalt road access
• Construction: Aluminum siding; Steel frame construction; Painted exterior; Metal and rolled/hot mop roof
• Exterior features: Balcony; Desert landscaping in back; Gravel/stone front; Synthetic grass front; City-maintained road

Interior

• Kitchen: Refrigerator; Dishwasher; Garbage disposal; Built-in electric oven; Built-in microwave; Kitchen island / eat-in layout
• Bedrooms: 2 bedrooms
• Flooring: Laminate flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating; Central air conditioning
• Interior features: High-speed internet; Eat-in kitchen; Vaulted ceilings; Kitchen island; Master bedroom with 3/4 bath; Dual-pane ENERGY STAR windows with vinyl frames; Living room fireplace
• Laundry & utility: Community laundry / coin-op laundry available

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $117k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $701 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $117k).
• Recommended offer: $115k (1.5% below list) — sets the bar for market timing.
• Cap rate 13.5% vs local median 3.3% in Phoenix — 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 75/100 on livability (#16 in AZ, #3,924 nationally) — a middle-class / working-renter tenant base. Strengths: amenities A+, commute A+, housing A+; Watch: health & safety C-, crime F.
• Paradise Valley Unified District (4241) (urban): math 39% / reading 46% proficiency, ranked #56 of 249 in AZ (top 22%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents soft (-1.2%/yr); 285 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals leasing fast (median 9d on market — plan ~1-2 weeks tenant-placement turnaround); 36,011 units permitted in Maricopa County in 2024 (12,801 in 5+ unit buildings).
• This rent runs 33% of the median local income ($70k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $808 of loan paydown is wiped out by about $4k 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 + 0.0% rent growth), your $33k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 29 days — a 2% lower offer ($115k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 3y 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→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $115,146 (1.5% 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. Crime grade is F 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?
3. 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.
4. 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.
5. 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: 1.63% ✓
• Cap rate: 13.49%
• Cash-on-cash: 25.69%
• DSCR: 2.14
• GRM: 5.1

CMA / ARV

• ARV (on-the-fly): $114,240
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
17853 N 16th Way	0.09mi	2/2.0	1,350 (+0%)	2mo	$115,000	$85	94
1638 E John Cabot Rd	0.06mi	2/2.0	1,344 (0%)	6mo	$85,000	$63	92
18018 N 17th Way	0.12mi	3/2.0 (+1)	1,300 (-3%)	6mo	$114,000	$88	79
17844 N 17th Pl	0.13mi	2/2.0	1,456 (+8%)	3mo	$96,000	$66	77
1538 E Hartford Ave	0.51mi	2/2.0	1,354 (+1%)	5mo	$170,000	$126	71
17615 N 15th Pl	0.31mi	3/2.0 (+1)	1,450 (+8%)	1mo	$156,000	$108	66
1955 E Grovers Ave #18	0.46mi	3/2.0 (+1)	1,344 (0%)	9mo	$69,900	$52	66
1820 E Grovers Ave	0.32mi	3/2.0 (+1)	1,440 (+7%)	3mo	$284,000	$197	66
18223 N 21st Pl #52	0.63mi	3/2.0 (+1)	1,344 (0%)	1mo	$93,000	$69	65
17411 N 15th Pl	0.44mi	3/2.0 (+1)	1,249 (-7%)	3mo	$174,000	$139	60
1802 E Campo Bello Dr #29	0.42mi	3/2.0 (+1)	1,232 (-8%)	4mo	$80,000	$65	58
2140 E Michigan Ave #5	0.68mi	3/2.0 (+1)	1,456 (+8%)	9mo	$111,200	$76	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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 15.9%
• Equity multiple: 1.61×
• Total profit: $20,117
• Equity at exit: $17,430

10-year hold

• IRR: 22.2%
• Equity multiple: 2.63×
• Total profit: $53,472
• Equity at exit: $10,107

Cash invested: $32,732 (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 85022

• Rents YoY: -1.2%
• Active inventory: 285
• Price-to-rent: 5.1×

Monthly cashflow live

• Estimated rent: $1,910 high
• Mortgage (P&I): −$613
• Tax est. 1.5%: −$146 /mo · $1,754/yr
• Insurance: −$49
• HOA: −$0
• Vacancy / Maint / Mgmt: −$401
• Net cashflow: $701

Break-even live

Break-even rent $1,023

Max offer price $116,900

Occupancy floor 58%

Sensitivity live

Price	-10% $781	-5% $741	+0% $701	+5% $660	+10% $620
Rent	-10% $550	-5% $625	+0% $701	+5% $776	+10% $852
Rate	-1.0pp $760	-0.5pp $730	base $701	+0.5pp $670	+1.0pp $640

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: $29,225
• Closing costs: $3,507
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1702 E Michelle Dr Phoenix, AZ	2.0	2.0	1300	$2,200	$1.69	6d	1	0.06mi
1717 E Union Hills Dr #1052 Phoenix, AZ	2.0	2.0	1160	$4,000	$3.45	44d	1	0.25mi
1717 E Union Hills Dr Phoenix, AZ	2.0–3.0	2.0	1245	$1,775	$1.43	23d	4	0.31mi
1717 E Union Hills Dr Phoenix, AZ	2.0–3.0	2.0	1169	$1,675	$1.43	4d	3	0.31mi
17606 N 17th Pl Phoenix, AZ	2.0–3.0	2.5	1472	$1,999	$1.36	13d	3	0.38mi
17606 N 17th Pl Phoenix, AZ	2.0–3.0	2.0–2.5	1463	$1,999	$1.37	0d	2	0.38mi
1337 E Charleston Ave Phoenix, AZ	3.0	2.5	1860	$2,600	$1.40	19d	1	0.39mi
17435 N 16th Pl Phoenix, AZ	3.0	2.5	1614	$2,280	$1.41	21d	1	0.39mi
18633 N 15th St Phoenix, AZ	3.0	2.0	1240	$2,249	$1.81	8d	1	0.40mi
1440 E Renee Dr Phoenix, AZ	3.0	2.0	1632	$2,200	$1.35	25d	1	0.42mi
1814 E Bell Rd Phoenix, AZ	1.0–2.0	1.0–2.0	987	$1,663	$1.68	0d	11	0.53mi
1343 E Angela Dr Phoenix, AZ	3.0	2.5	1852	$2,400	$1.30	19d	1	0.54mi
1506 E Wescott Dr Phoenix, AZ	3.0	2.0	1136	$2,045	$1.80	6d	1	0.55mi
1136 E Villa Rita Dr Phoenix, AZ	2.0	2.0	1141	$1,950	$1.71	25d	1	0.59mi
1126 E Charleston Ave Phoenix, AZ	3.0	2.0	1214	$2,450	$2.02	4d	1	0.59mi
1450 E Bell Rd Phoenix, AZ	1.0–3.0	1.0–2.0	957	$1,558	$1.63	0d	93	0.60mi
1510 E Taro Ln Phoenix, AZ	3.0	2.0	1136	$2,149	$1.89	25d	1	0.61mi
1130 E Grovers Ave Phoenix, AZ	2.0	2.0	934	$1,336	$1.43	3d	12	0.64mi
1420 E Topeka Dr Phoenix, AZ	3.0	2.5	1464	$2,215	$1.51	8d	1	0.64mi
17416 N 13th St Phoenix, AZ	3.0	2.0	1852	$2,295	$1.24	23d	1	0.65mi
1032 E Villa Maria Dr Phoenix, AZ	2.0	2.0	1097	$1,850	$1.69	8d	1	0.68mi
1032 E Villa Maria Dr Phoenix, AZ	2.0	2.0	1097	$1,850	$1.69	21d	1	0.68mi
1702 E Bell Rd #180 Phoenix, AZ	3.0	2.5	1358	$2,000	$1.47	25d	1	0.70mi
2221 E Union Hills Dr #158 Phoenix, AZ	3.0	2.0	1332	$2,100	$1.58	19d	1	0.73mi
17617 N 9th St Phoenix, AZ	1.0–3.0	1.0–2.0	956	$1,513	$1.58	0d	36	0.76mi
1920 E Bell Rd Phoenix, AZ	2.0–3.0	2.0–2.5	1391	$1,800	$1.29	8d	4	0.78mi
1920 E Bell Rd Phoenix, AZ	2.0–3.0	2.0–2.5	1391	$1,795	$1.29	3d	3	0.78mi
1920 E Bell Rd Phoenix, AZ	2.0–3.0	2.0–2.5	1391	$1,695	$1.22	15d	5	0.78mi
2311 E Union Hills Dr Phoenix, AZ	1.0–2.0	1.0–2.0	835	$1,681	$2.01	0d	11	0.80mi
18611 N 22nd St Phoenix, AZ	3.0	3.0	1851	$2,200	$1.19	13d	1	0.84mi
18611 N 22nd St #72 Phoenix, AZ	3.0	2.5	1851	$2,200	$1.19	16d	1	0.84mi
18437 N 8th Pl Phoenix, AZ	3.0	2.0	1355	$1,980	$1.46	6d	1	0.87mi
1100 E Bell Rd Phoenix, AZ	1.0–3.0	1.0–2.0	987	$1,824	$1.85	0d	23	0.87mi
815 E Grovers Ave Phoenix, AZ	1.0–2.0	1.0–2.5	1469	$2,800	$1.91	6d	2	0.89mi
17017 N 12th St Phoenix, AZ	1.0–2.0	1.0–2.0	1008	$2,500	$2.48	0d	10	0.90mi
18416 N Cave Creek Rd Phoenix, AZ	2.0	1.0–2.0	786	$3,000	$3.81	5d	9	0.91mi
18416 N Cave Creek Rd Phoenix, AZ	2.0	1.0–2.0	786	$3,000	$3.81	0d	8	0.91mi
16825 N 14th St Phoenix, AZ	2.0–4.0	2.5–3.0	1465	$1,675	$1.14	4d	2	0.92mi
16825 N 14th St Phoenix, AZ	2.0–4.0	2.5–3.0	1465	$1,675	$1.14	25d	2	0.92mi
16875 N 12th St Unit 17 Phoenix, AZ	3.0	2.5	1323	$2,200	$1.66	25d	1	0.93mi

Listing history 26 events

1. 2026-06-21
   pricedays on market $116,900 Active 29 DOM
2. 2026-06-18
   days on market $121,990 Active 26 DOM
3. 2026-06-17
   days on market $121,990 Active 25 DOM
4. 2026-06-16
   days on market $121,990 Active 24 DOM
5. 2026-06-15
   days on market $121,990 Active 23 DOM
6. 2026-06-13
   days on market $121,990 Active 21 DOM
7. 2026-06-13
   days on market $121,990 Active 20 DOM
8. 2026-06-09
   days on market $121,990 Active 17 DOM
9. 2026-06-08
   days on market $121,990 Active 16 DOM
10. 2026-06-07
    days on market $121,990 Active 15 DOM
11. 2026-06-04
    days on market $121,990 Active 12 DOM
12. 2026-06-03
    days on market $121,990 Active 11 DOM
13. 2026-06-02
    days on market $121,990 Active 10 DOM
14. 2026-06-01
    days on market $121,990 Active 9 DOM
15. 2026-05-31
    days on market $121,990 Active 8 DOM
16. 2026-05-23
    listed $121,990 Active
17. 2023-06-09
    soldstatus $115,000 Closed 766-char remark

    Show marketing remark (766 chars)

    Location, Location Location! Retire in style with this remodeled 2 Bedroom & 2 Bath Mobile home located in 55+ senior community, Sunrise Heights Mobile Home Park. This home sits on one of the best lots in the park with great views out the back balcony! When you open the front door you enter a great room with a Vaulted ceiling. This home welcomes you home with a big fireplace entertainment center in the living room along with a dining area in-kitchen. The Kitchen has been remodeled with white cabinets and marble counter tops and tiled back splash, along with updated appliances. The Master Bedroom is very roomy at the back of the house with a remodeled Bathroom and a view of the Arizona Sunrises and Sunsets! This house is amazing to view and a MUST SEE!

18. 2023-05-14
    status Pending 766-char remark

    Show marketing remark (766 chars)

    Location, Location Location! Retire in style with this remodeled 2 Bedroom & 2 Bath Mobile home located in 55+ senior community, Sunrise Heights Mobile Home Park. This home sits on one of the best lots in the park with great views out the back balcony! When you open the front door you enter a great room with a Vaulted ceiling. This home welcomes you home with a big fireplace entertainment center in the living room along with a dining area in-kitchen. The Kitchen has been remodeled with white cabinets and marble counter tops and tiled back splash, along with updated appliances. The Master Bedroom is very roomy at the back of the house with a remodeled Bathroom and a view of the Arizona Sunrises and Sunsets! This house is amazing to view and a MUST SEE!

19. 2023-05-09
    price $125,000 766-char remark

    Show marketing remark (766 chars)

    Location, Location Location! Retire in style with this remodeled 2 Bedroom & 2 Bath Mobile home located in 55+ senior community, Sunrise Heights Mobile Home Park. This home sits on one of the best lots in the park with great views out the back balcony! When you open the front door you enter a great room with a Vaulted ceiling. This home welcomes you home with a big fireplace entertainment center in the living room along with a dining area in-kitchen. The Kitchen has been remodeled with white cabinets and marble counter tops and tiled back splash, along with updated appliances. The Master Bedroom is very roomy at the back of the house with a remodeled Bathroom and a view of the Arizona Sunrises and Sunsets! This house is amazing to view and a MUST SEE!

20. 2023-04-28
    price $129,000 766-char remark

    Show marketing remark (766 chars)

    Location, Location Location! Retire in style with this remodeled 2 Bedroom & 2 Bath Mobile home located in 55+ senior community, Sunrise Heights Mobile Home Park. This home sits on one of the best lots in the park with great views out the back balcony! When you open the front door you enter a great room with a Vaulted ceiling. This home welcomes you home with a big fireplace entertainment center in the living room along with a dining area in-kitchen. The Kitchen has been remodeled with white cabinets and marble counter tops and tiled back splash, along with updated appliances. The Master Bedroom is very roomy at the back of the house with a remodeled Bathroom and a view of the Arizona Sunrises and Sunsets! This house is amazing to view and a MUST SEE!

21. 2023-04-19
    status Active 766-char remark

    Show marketing remark (766 chars)

    Location, Location Location! Retire in style with this remodeled 2 Bedroom & 2 Bath Mobile home located in 55+ senior community, Sunrise Heights Mobile Home Park. This home sits on one of the best lots in the park with great views out the back balcony! When you open the front door you enter a great room with a Vaulted ceiling. This home welcomes you home with a big fireplace entertainment center in the living room along with a dining area in-kitchen. The Kitchen has been remodeled with white cabinets and marble counter tops and tiled back splash, along with updated appliances. The Master Bedroom is very roomy at the back of the house with a remodeled Bathroom and a view of the Arizona Sunrises and Sunsets! This house is amazing to view and a MUST SEE!

22. 2023-04-01
    status Pending 766-char remark

    Show marketing remark (766 chars)

    Location, Location Location! Retire in style with this remodeled 2 Bedroom & 2 Bath Mobile home located in 55+ senior community, Sunrise Heights Mobile Home Park. This home sits on one of the best lots in the park with great views out the back balcony! When you open the front door you enter a great room with a Vaulted ceiling. This home welcomes you home with a big fireplace entertainment center in the living room along with a dining area in-kitchen. The Kitchen has been remodeled with white cabinets and marble counter tops and tiled back splash, along with updated appliances. The Master Bedroom is very roomy at the back of the house with a remodeled Bathroom and a view of the Arizona Sunrises and Sunsets! This house is amazing to view and a MUST SEE!

23. 2023-03-21
    price $130,000 766-char remark

    Show marketing remark (766 chars)

    Location, Location Location! Retire in style with this remodeled 2 Bedroom & 2 Bath Mobile home located in 55+ senior community, Sunrise Heights Mobile Home Park. This home sits on one of the best lots in the park with great views out the back balcony! When you open the front door you enter a great room with a Vaulted ceiling. This home welcomes you home with a big fireplace entertainment center in the living room along with a dining area in-kitchen. The Kitchen has been remodeled with white cabinets and marble counter tops and tiled back splash, along with updated appliances. The Master Bedroom is very roomy at the back of the house with a remodeled Bathroom and a view of the Arizona Sunrises and Sunsets! This house is amazing to view and a MUST SEE!

24. 2023-03-12
    price $135,000 766-char remark

    Show marketing remark (766 chars)

    Location, Location Location! Retire in style with this remodeled 2 Bedroom & 2 Bath Mobile home located in 55+ senior community, Sunrise Heights Mobile Home Park. This home sits on one of the best lots in the park with great views out the back balcony! When you open the front door you enter a great room with a Vaulted ceiling. This home welcomes you home with a big fireplace entertainment center in the living room along with a dining area in-kitchen. The Kitchen has been remodeled with white cabinets and marble counter tops and tiled back splash, along with updated appliances. The Master Bedroom is very roomy at the back of the house with a remodeled Bathroom and a view of the Arizona Sunrises and Sunsets! This house is amazing to view and a MUST SEE!

25. 2023-02-06
    price $140,000 766-char remark

    Show marketing remark (766 chars)

    Location, Location Location! Retire in style with this remodeled 2 Bedroom & 2 Bath Mobile home located in 55+ senior community, Sunrise Heights Mobile Home Park. This home sits on one of the best lots in the park with great views out the back balcony! When you open the front door you enter a great room with a Vaulted ceiling. This home welcomes you home with a big fireplace entertainment center in the living room along with a dining area in-kitchen. The Kitchen has been remodeled with white cabinets and marble counter tops and tiled back splash, along with updated appliances. The Master Bedroom is very roomy at the back of the house with a remodeled Bathroom and a view of the Arizona Sunrises and Sunsets! This house is amazing to view and a MUST SEE!

26. 2023-01-07
    listed $145,000 Active 766-char remark

    Show marketing remark (766 chars)

    Location, Location Location! Retire in style with this remodeled 2 Bedroom & 2 Bath Mobile home located in 55+ senior community, Sunrise Heights Mobile Home Park. This home sits on one of the best lots in the park with great views out the back balcony! When you open the front door you enter a great room with a Vaulted ceiling. This home welcomes you home with a big fireplace entertainment center in the living room along with a dining area in-kitchen. The Kitchen has been remodeled with white cabinets and marble counter tops and tiled back splash, along with updated appliances. The Master Bedroom is very roomy at the back of the house with a remodeled Bathroom and a view of the Arizona Sunrises and Sunsets! This house is amazing to view and a MUST SEE!

ⓘ 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 (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥110°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: $22,915
• − Mortgage interest: −$6,548
• − Property taxes: −$1,754
• − Insurance: −$584
• − Repairs & maintenance: −$1,833
• − Management: −$1,833
• − Depreciation: −$3,401
• Taxable income: $6,961
• Est. tax owed @ 24.0%: −$1,671
• After-tax cash flow: $6,737/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.

Condition & rehab AI · 6 photos

Excellent 95/100 None rehab

This fully remodeled mobile home in a 55+ community is in excellent condition with a fresh paint job, new windows, and a new HVAC system. It offers a great location with easy access to amenities and outdoor activities.

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics.
• Both Landscaping improvements — Enhanced landscaping can improve curb appeal and attract more potential buyers/renters.
• Both Adding smart home features — Smart home features can increase convenience and appeal to tech-savvy buyers/renters.
• Resale Upgrading the kitchen appliances — Upgrading to more modern or energy-efficient appliances can increase the home's value.
• Rental Adding a smart thermostat — A smart thermostat can help reduce energy costs and attract eco-conscious renters.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics. ↑
• Both Landscaping improvements — Enhanced landscaping can improve curb appeal and attract more potential buyers/renters. ↑
• Both Adding smart home features — Smart home features can increase convenience and appeal to tech-savvy buyers/renters. ↑
• Resale Upgrading the kitchen appliances — Upgrading to more modern or energy-efficient appliances can increase the home's value. ↑
• Rental Adding a smart thermostat — A smart thermostat can help reduce energy costs and attract eco-conscious renters. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Paradise Valley Unified District (4241)
• NCES district ID: 0405930
• Math proficiency: 39% ▼ -11.00%
• Reading proficiency: 46% ▼ -7.00%
• Median HH income: $64,106
• Composite: 37.89/100
• National rank: #4316
• State rank: #56 of 249 in AZ

Livability — Phoenix

• Score: 75/100
• State rank: #16
• US rank: #3924

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Phoenix, AZ
• County: Maricopa County · 4,537,380 people
• City population: 1,500,198
• Metro: Phoenix-Mesa-Chandler, AZ
• Population (ZIP): 53,811
• Household income: $69,927
• Rent vs Own: 47.7% rent · 52.3% own
• Severe rent burden: 2976.0

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 0.59)
• Race & ethnicity: White 59% Hispanic / Latino 22% Two or more races 11% Black 10% Asian 3% Native American 3%
• Hispanic origin (detail): Mexican 18%
• Common ancestry: Romanian 3% Lithuanian 2% Italian 1%
• Foreign-born: 14% · Canada, China, Vietnam
• Languages at home: 79% English-only · Spanish 13% Other Indo-European 2% Russian/Polish/Slavic 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: ▼ -329.75%
• Current HPI: 313.5085
• Rent YoY: ▼ -1.21%
• 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

-15.9% since first listed

11 events — show timeline

• 2026-05-23 Listed $121,990 ARMLS
• 2023-06-09 Sold (MLS) $115,000 ARMLS
• 2023-05-14 Pending — ARMLS
• 2023-05-09 Price Changed $125,000 ARMLS
• 2023-04-28 Price Changed $129,000 ARMLS
• 2023-04-19 Relisted — ARMLS
• 2023-04-01 Pending — ARMLS
• 2023-03-21 Price Changed $130,000 ARMLS
• 2023-03-12 Price Changed $135,000 ARMLS
• 2023-02-06 Price Changed $140,000 ARMLS
• 2023-01-07 Listed $145,000 ARMLS