5745 W Maryland Ave #52 · Glendale, AZ 85301

$42,000

2 bd · 1.0 ba · 1,270 sqft · Manufactured · 69 Days on market

Built 1983 Fair condition 2,000 sqft lot ↓ 7% 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
• Livability +3.8/5.0
• Schools +2.3/10.0
• Condition / age +2.0/5.0
• Rent growth +1.8/5.0
• Appreciation +0.0/10.0

Listing remarks

Opportunity knocks! 2 bed, 1 bath mobile home just minutes from Downtown Glendale and the vibrant Grand Avenue. Prime location near shopping, dining, and local hotspots. Home is in fair condition--perfect for investors or buyers ready to add value and make it their own. Located on leased land, offering one of the most affordable entry points in the area. Don't miss this chance--priced to move!

Key facts

• Prime location
• 2,000 sq ft lot
• 2 parking spots

Tags

• PRIME LOCATION

Property features AI

Finance

• HOA & community: Land lease community; Monthly land lease of $795; Association fees include sewer and trash

Exterior

• Parking: 2 covered parking spaces; 2 carport spaces
• Utilities: City water; Public sewer (connected); 220V in kitchen
• Home design: Manufactured/mobile home; Leasehold ownership
• Construction: Metal siding; Wood frame construction; Painted exterior; Other roof type
• Exterior features: Block and wood fencing; Dirt backyard; Synthetic grass in front yard; Community pool

Interior

• Kitchen: 220V outlet in kitchen
• Bedrooms: 2 possible bedrooms
• Flooring: Tile
• Bathrooms: 1 full bathroom
• Heating & cooling: Heat pump heating; Central air conditioning; Ceiling fans
• Interior features: Tile flooring; Inside laundry area; Washer/dryer hookups only
• Laundry & utility: Washer/dryer hookups inside

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $42k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $759 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $42k).
• Recommended offer: $39k (6.0% below list) — sets the bar for market timing.
• Cap rate 28.0% vs local median 3.5% in Glendale — 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 76/100 on livability (#12 in AZ, #3,235 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, housing A+, amenities B; Watch: health & safety D+, crime F.
• Glendale Union High School District (4285) (urban): math 23% / reading 31% proficiency, ranked #130 of 249 in AZ (top 52%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Glendale High School (math 13% / reading 22%, grade F, #245 of 381 statewide, top 65%, 1,816 students, 76% FRL).
• Market conditions: Rents soft (-3.0%/yr); 215 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals leasing fast (median 1d on market — plan ~1-2 weeks tenant-placement turnaround); 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 $290 of loan paydown is wiped out by about $1k 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 $12k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 69 days — a 6% lower offer ($39k) is reasonable based on typical stale-listing flexibility.

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 $39,480 (6.0% below list)

Questions for the listing agent

1. It's been on market 69 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 3.16% ✓
• Cap rate: 27.97%
• Cash-on-cash: 77.41%
• DSCR: 4.44
• GRM: 2.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 74.0%
• Equity multiple: 4.20×
• Total profit: $37,643
• Equity at exit: $6,262

10-year hold

• IRR: 77.0%
• Equity multiple: 7.81×
• Total profit: $80,042
• Equity at exit: $3,631

Cash invested: $11,760 (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 85301

• Home prices YoY: -10.6%
• Rents YoY: -3.0%
• Active inventory: 215
• Price-to-rent: 2.6×

Monthly cashflow live

• Estimated rent: $1,328 high
• Mortgage (P&I): −$220
• Tax est. 1.5%: −$52 /mo · $630/yr
• Insurance: −$18
• HOA: −$0
• Vacancy / Maint / Mgmt: −$279
• Net cashflow: $759

Break-even live

Break-even rent $367

Max offer price $42,000

Occupancy floor 38%

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: $10,500
• Closing costs: $1,260
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6231 N 59th Ave Unit 51 Glendale, AZ	2.0	2.0	1152	$1,200	$1.04	1d	1	0.12mi
5947 W Rose Ln Unit 5947-21 Glendale, AZ	2.0	1.0	900	$1,170	$1.30	1d	1	0.28mi
6077 N 60th Ave Glendale, AZ	2.0–3.0	2.0	940	$1,499	$1.59	24d	2	0.44mi
5819 N 59th Dr Glendale, AZ	3.0	3.0	1500	$2,100	$1.40	2d	1	0.53mi
5755 N 59th Ave Glendale, AZ	2.0	2.0	878	$1,593	$1.81	24d	1	0.60mi
5755 N 59th Ave Glendale, AZ	2.0	2.0	878	$1,393	$1.59	1d	1	0.60mi
5750 N 59th Ave Unit 2 Glendale, AZ	2.0	2.0	900	$1,242	$1.38	1d	1	0.61mi
6240 N 63rd Ave Glendale, AZ	1.0–2.0	1.0–2.0	758	$1,263	$1.67	1d	10	0.71mi
5740 N 59th Ave Unit 2 Glendale, AZ	2.0	2.0	926	$1,320	$1.43	1d	1	0.73mi
6301 N 64th Dr Glendale, AZ	1.0–3.0	1.0–2.0	796	$1,157	$1.45	1d	3	0.80mi
6603 N 65th Ave Glendale, AZ	1.0–4.0	1.0–2.0	1150	$1,190	$1.04	1d	30	0.88mi
5908 W Myrtle Ave Unit 5908 Glendale, AZ	3.0	2.0	1053	$1,375	$1.31	1d	1	0.88mi
5044 W Maryland Ave Glendale, AZ	3.0	1.0	1065	$1,295	$1.22	3d	1	0.92mi
6819 N 64th Ave Glendale, AZ	3.0	2.0	1568	$1,500	$0.96	20d	1	0.93mi
5047 W Tuckey Ln Glendale, AZ	3.0	2.0	1396	$1,765	$1.26	1d	1	0.93mi
5046 W Tuckey Ln Glendale, AZ	3.0	2.0	1321	$1,400	$1.06	16d	1	0.94mi
6575 W Ocotillo Rd Glendale, AZ	2.0	1.0	916	$1,100	$1.20	1d	1	0.99mi
6541 N 67th Ave #125 Glendale, AZ	2.0	2.0	1020	$1,195	$1.17	1d	1	1.01mi
6541 N 67th Ave Glendale, AZ	2.0	2.0	1020	$1,195	$1.17	22d	1	1.01mi
5012 W McLellan Rd Glendale, AZ	3.0	2.0	1058	$1,595	$1.51	18d	1	1.01mi
5024 W Krall St Glendale, AZ	3.0	2.0	1196	$1,749	$1.46	1d	1	1.02mi
7211 N 54th Ave Apt 4 Glendale, AZ	2.0	2.0	1000	$1,450	$1.45	1d	1	1.02mi
6541 W Keim Dr Glendale, AZ	2.0	1.0	896	$1,499	$1.67	10d	1	1.04mi
6024 W Oregon Ave Unit C Glendale, AZ	2.0	1.5	950	$1,249	$1.31	1d	1	1.05mi
6231 N 67th Ave Glendale, AZ	1.0–2.0	1.0–2.0	802	$1,248	$1.56	1d	4	1.05mi
5547 W Gardenia Ave Glendale, AZ	3.0	1.0	1084	$1,329	$1.23	22d	1	1.05mi
5136 W Glenn Dr Glendale, AZ	2.0–3.0	1.5	1090	$1,475	$1.35	1d	5	1.05mi
6012 W Oregon Ave Glendale, AZ	2.0–3.0	1.5	975	$1,249	$1.28	1d	2	1.06mi
5601 W Missouri Ave Glendale, AZ	3.0	2.0	1012	$1,500	$1.48	1d	1	1.07mi
6527 N 67th Ave Glendale, AZ	2.0	2.0	1020	$1,195	$1.17	1d	2	1.09mi
7519 N 59th Ln Glendale, AZ	3.0	2.0	1856	$2,099	$1.13	24d	1	1.17mi
6548 N 67th Ave Glendale, AZ	1.0–3.0	1.0–2.0	965	$1,453	$1.50	1d	83	1.17mi
6551 N 49th Ave Glendale, AZ	2.0–3.0	2.0	1165	$1,875	$1.61	1d	6	1.18mi
6801 W Ocotillo Rd Glendale, AZ	1.0–2.0	1.0–2.0	782	$1,299	$1.66	1d	13	1.20mi
6444 N 67th Ave Glendale, AZ	1.0–2.0	1.0–2.0	732	$1,348	$1.84	1d	47	1.23mi
6060 W Colter St Glendale, AZ	3.0	2.0	1706	$1,650	$0.97	2d	1	1.24mi
4919 W Glenn Dr Glendale, AZ	2.0	1.0	936	$995	$1.06	1d	1	1.24mi
5631 W Colter St Glendale, AZ	1.0–3.0	1.0–2.0	885	$1,324	$1.50	1d	5	1.25mi
5830 N 67th Ave Glendale, AZ	1.0–2.0	1.0–2.0	802	$1,299	$1.62	1d	1	1.28mi
5045 N 58th Ave Glendale, AZ	1.0–2.0	1.0–2.0	821	$1,399	$1.70	1d	1	1.28mi

Listing history 16 events

1. 2026-06-18
   days on market $42,000 Active 69 DOM
2. 2026-06-17
   days on market $42,000 Active 68 DOM
3. 2026-06-16
   days on market $42,000 Active 67 DOM
4. 2026-06-15
   days on market $42,000 Active 66 DOM
5. 2026-06-13
   days on market $42,000 Active 64 DOM
6. 2026-06-13
   days on market $42,000 Active 63 DOM
7. 2026-06-09
   days on market $42,000 Active 60 DOM
8. 2026-06-08
   days on market $42,000 Active 59 DOM
9. 2026-06-07
   days on market $42,000 Active 58 DOM
10. 2026-06-04
    days on market $42,000 Active 55 DOM
11. 2026-06-03
    days on market $42,000 Active 54 DOM
12. 2026-06-02
    days on market $42,000 Active 53 DOM
13. 2026-06-01
    days on market $42,000 Active 52 DOM
14. 2026-05-31
    days on market $42,000 Active 51 DOM
15. 2026-05-21
    price $42,000
16. 2026-04-10
    listed $45,000 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 (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 6 d/yr ≥112°F today · 17 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,933
• − Mortgage interest: −$2,353
• − Property taxes: −$630
• − Insurance: −$210
• − Repairs & maintenance: −$1,275
• − Management: −$1,275
• − Depreciation: −$1,222
• Taxable income: $8,969
• Est. tax owed @ 24.0%: −$2,153
• After-tax cash flow: $6,951/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 · 12 photos

Fair 40/100 Moderate rehab

This mobile home requires moderate repairs, particularly in the kitchen, to improve its condition and value. Upgrades to the kitchen and exterior landscaping would significantly enhance its appeal and marketability.

Repairs flagged

• Major kitchen cabinets — Severe wear and peeling paint
• Major kitchen backsplash — Severe wear and peeling paint

Value-add opportunities

• Both Paint interior walls — Enhances curb appeal and interior aesthetics
• Both Replace kitchen cabinets — Improves functionality and aesthetics
• Both Replace kitchen backsplash — Improves functionality and aesthetics
• Both Landscaping upgrade — Enhances curb appeal and property value

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · Severe wear and peeling paint	Major	$15,000–50,000
kitchen backsplash · Severe wear and peeling paint	Major	$15,000–50,000
Total estimated repair cost · 2 items		$30,000–100,000

Value-add ROI direction

• Both Paint interior walls — Enhances curb appeal and interior aesthetics ↑
• Both Replace kitchen cabinets — Improves functionality and aesthetics ↑
• Both Replace kitchen backsplash — Improves functionality and aesthetics ↑
• Both Landscaping upgrade — Enhances curb appeal and property value ↑

ⓘ 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: Glendale Union High School District (4285)
• NCES district ID: 0403450
• Math proficiency: 23% ▼ -38.00%
• Reading proficiency: 31% ▼ -19.00%
• Median HH income: $40,846
• Composite: 22.81/100
• National rank: #8020
• State rank: #130 of 249 in AZ

Livability — Glendale

• Score: 76/100
• State rank: #12
• US rank: #3235

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Glendale, AZ
• County: Maricopa County · 4,537,380 people
• City population: 294,586
• Metro: Phoenix-Mesa-Chandler, AZ
• Population (ZIP): 68,178
• Household income: $53,827
• Rent vs Own: 60.0% rent · 40.0% own
• Severe rent burden: 3741.0

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: Majority Hispanic (63%)
• Race & ethnicity: Hispanic / Latino 63% Two or more races 37% White 22% Black 8% Asian 2% Native American 2%
• Hispanic origin (detail): Mexican 57% Cuban 1%
• Common ancestry: Slovak 1% Italian 1%
• Foreign-born: 26% · Canada, Vietnam, Philippines
• Languages at home: 46% English-only · Spanish 48% Arabic 1% Other Indo-European 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: ▼ -50.49%
• Current HPI: 427.3069
• Rent YoY: ▼ -2.98%
• 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

-6.7% since first listed

2 events — show timeline

• 2026-05-21 Price Changed $42,000 ARMLS
• 2026-04-10 Listed $45,000 ARMLS