19401 N 7th St #137 · Phoenix, AZ 85024

$168,500

3 bd · 2.0 ba · 1,568 sqft · Manufactured · 40 Days on market

Built 2022 Good condition $107/sqft · 37% below area Est $268k · 37% under

---

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
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.8/10.0
• Condition / age +4.0/5.0
• Schools +3.8/10.0
• Livability +3.8/5.0
• Rent growth +2.9/5.0
• Appreciation +0.0/10.0

Listing remarks

Motivated Seller! You walk into an upgraded model with all of the charm to enjoy as your own. Starting with a warm palette as you enter this spacious split floorplan. Open Kitchen looking onto the living and dining areas, with upgraded cabinets, lighting, farmhouse sink, and more. The cabinets have slide out shelving and additional storage throughout. This smart home also includes upgraded insulation throughout to keep sound and cool temperatures just right. The primary suite is so spacious a king bed fits comfortably with nightstands on both sides. You have room to sprawl out. With dual sinks in the primary bathroom and extra cabinet space you can unwind and make your own spa retreat. With

Key facts

• Farmhouse sink
• Upgraded model
• Slide out shelving

Tags

• UPGRADED MODEL
• OPEN KITCHEN
• UPGRADED CABINETS
• FARMHOUSE SINK
• SLIDE OUT SHELVING
• ADDITIONAL STORAGE

Property features AI

Finance

• Other: Property accessed via asphalt road
• HOA & community: Land lease (monthly); Monthly land lease payment of $764; Association covers sewer, water, trash, street maintenance and other items; Community pool; Community fitness center

Exterior

• Parking: 2 covered spaces; 2 open parking spaces; 2 carport spaces
• Security: Owned security system
• Utilities: City water; Public sewer; 220V electrical in kitchen
• Home design: Manufactured/Mobile home; Leasehold ownership; Mountain view
• Construction: Wood frame and panelized construction; Painted exterior; Reflective coating roof; Other construction materials
• Exterior features: Desert front and desert back landscaping; Chain-link fencing; Private maintained road

Interior

• Kitchen: Built-in electric oven; Built-in microwave; Dishwasher; Disposal; Water purifier / reverse osmosis; 220V outlet in kitchen; Laminate countertops; Kitchen island; Pantry
• Bedrooms: Possible 3 bedrooms
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating; Central air conditioning; Ceiling fans; ENERGY STAR qualified equipment; Programmable thermostat
• Interior features: High-speed internet; Smart home features; Double vanity in bath; No interior steps; Kitchen island; Pantry; Full bath in primary bedroom; Laminate counters; Dual-pane energy-efficient windows; Remote devices and multiple entries/exits for accessibility; Kitchen with insulated pipes and accessible layout; 60-inch turning radius in bath and accessible hallways
• Laundry & utility: Indoor laundry area; Washer/dryer hookup only; Energy Star noted for laundry area

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $168k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $672 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $168k).
• Recommended offer: $163k (3.0% below list) — sets the bar for market timing.
• Cap rate 11.1% 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.
• Zoned schools: Eagle Ridge Elementary School (math 25% / reading 30%, grade F, #592 of 1,109 statewide, top 54%, 374 students, 61% FRL); Mountain Trail Middle School (math 33% / reading 41%, grade F, #57 of 218 statewide, top 27%, 680 students, 24% FRL); North Canyon High School (math 13% / reading 23%, grade F, #242 of 381 statewide, top 64%, 1,842 students, 55% FRL) — zoned schools average 47% FRL vs 29% district-wide (17 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 28% at this address vs 42% district-wide (-15 pts) — the specific schools serving this property underperform the Paradise Valley Unified District (4241) average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising (+1.4%/yr); 201 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals leasing fast (median 8d on market — plan ~1-2 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 $1k of loan paydown is wiped out by about $5k 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 + 1.4% rent growth), your $47k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 40 days — a 3% lower offer ($163k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 6→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $163,445 (3.0% below list)

Questions for the listing agent

1. It's been on market 40 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 1.38% ✓
• Cap rate: 11.08%
• Cash-on-cash: 17.10%
• DSCR: 1.76
• GRM: 6.0

CMA / ARV

• ARV (median comp): $268,340
• List price: $168,500
• Delta: -37.21%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
18401 N 5th Pl	0.58mi	3/2.0	1,546 (-1%)	6mo	$318,000	$206	65
422 E Wagoner Rd	0.58mi	3/2.0	1,649 (+5%)	4mo	$315,000	$191	61
18238 N 2nd Pl	0.71mi	3/2.0	1,535 (-2%)	4mo	$315,000	$205	60
18221 N 2nd Pl	0.72mi	3/2.0	1,600 (+2%)	8mo	$345,000	$216	57
18242 N 5th Pl N	0.60mi	2/2.0 (-1)	1,590 (+1%)	14mo	$275,000	$173	53
437 E Annette Dr	0.53mi	4/3.0 (+1)	1,417 (-10%)	1mo	$309,000	$218	50
208 E Wagoner Rd	0.68mi	3/2.0	1,681 (+7%)	13mo	$278,000	$165	45
18041 N 3rd St	0.74mi	3/2.0	1,450 (-8%)	9mo	$320,000	$221	45
18068 N 3rd Pl	0.66mi	3/2.0	1,441 (-8%)	19mo	$320,000	$222	40
18032 N 3rd Pl	0.75mi	2/2.0 (-1)	1,344 (-14%)	14mo	$300,000	$223	25

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 · 1.44% rent growth · sell at horizon

5-year hold

• IRR: 6.6%
• Equity multiple: 1.25×
• Total profit: $11,959
• Equity at exit: $25,124

10-year hold

• IRR: 14.6%
• Equity multiple: 2.09×
• Total profit: $51,405
• Equity at exit: $14,569

Cash invested: $47,180 (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 85024

• Home prices YoY: -21.0%
• Rents YoY: 1.4%
• Active inventory: 201
• Price-to-rent: 6.0×

Monthly cashflow live

• Estimated rent: $2,325 high
• Mortgage (P&I): −$884
• Tax est. 1.5%: −$211 /mo · $2,528/yr
• Insurance: −$70
• HOA: −$0
• Vacancy / Maint / Mgmt: −$488
• Net cashflow: $672

Break-even live

Break-even rent $1,474

Max offer price $168,500

Occupancy floor 66%

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: $42,125
• Closing costs: $5,055
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
19233 N 5th Pl Phoenix, AZ	3.0	2.5	1780	$2,710	$1.52	5d	1	0.24mi
1041 E Kristal Way Phoenix, AZ	4.0	3.0	1715	$3,200	$1.87	16d	1	0.27mi
526 E Utopia Rd Phoenix, AZ	3.0	2.5	1680	$2,125	$1.26	7d	1	0.27mi
19238 N 5th St Phoenix, AZ	3.0	2.0	1585	$2,210	$1.39	15d	1	0.31mi
19601 N 7th St Phoenix, AZ	2.0–3.0	2.0–2.5	1000	$1,695	$1.69	5d	3	0.32mi
18437 N 8th Pl Phoenix, AZ	3.0	2.0	1355	$1,980	$1.46	5d	1	0.39mi
1210 E Rosemonte Dr Phoenix, AZ	3.0	2.0	1896	$2,570	$1.36	5d	1	0.42mi
19835 N 8th Pl Phoenix, AZ	3.0	3.0	1320	$2,300	$1.74	7d	1	0.48mi
19821 N 9th Pl Phoenix, AZ	3.0	2.5	1536	$1,950	$1.27	10d	1	0.50mi
425 E Marco Polo Rd Phoenix, AZ	3.0	2.0	1168	$2,395	$2.05	2d	1	0.51mi
1014 E Marco Polo Rd Phoenix, AZ	4.0	2.5	1536	$2,145	$1.40	15d	1	0.53mi
1014 E Marco Polo Rd Phoenix, AZ	4.0	2.5	1536	$2,145	$1.40	7d	1	0.53mi
1032 E Villa Maria Dr Phoenix, AZ	2.0	2.0	1097	$1,850	$1.69	20d	1	0.60mi
1032 E Villa Maria Dr Phoenix, AZ	2.0	2.0	1097	$1,850	$1.69	7d	1	0.60mi
726 E Villa Rita Dr Phoenix, AZ	2.0	2.0	1088	$2,000	$1.84	18d	1	0.62mi
726 E Villa Rita Dr Phoenix, AZ	2.0	2.0	1088	$2,000	$1.84	10d	1	0.62mi
1420 E Topeka Dr Phoenix, AZ	3.0	2.5	1464	$2,215	$1.51	7d	1	0.67mi
1136 E Villa Rita Dr Phoenix, AZ	2.0	2.0	1141	$1,950	$1.71	24d	1	0.71mi
1115 E Pontiac Dr Phoenix, AZ	4.0	2.0	1521	$2,995	$1.97	20d	1	0.73mi
20238 N 9th St Phoenix, AZ	3.0	2.0	1618	$2,800	$1.73	7d	1	0.74mi
1440 E Renee Dr Phoenix, AZ	3.0	2.0	1632	$2,200	$1.35	24d	1	0.75mi
1126 E Charleston Ave Phoenix, AZ	3.0	2.0	1214	$2,450	$2.02	3d	1	0.75mi
20435 N 7th St Phoenix, AZ	1.0–3.0	1.0–2.0	957	$2,139	$2.24	1d	20	0.78mi
1506 E Wescott Dr Phoenix, AZ	3.0	2.0	1136	$2,045	$1.80	5d	1	0.79mi
1510 E Taro Ln Phoenix, AZ	3.0	2.0	1136	$2,149	$1.89	24d	1	0.79mi
18633 N 15th St Phoenix, AZ	3.0	2.0	1240	$2,249	$1.81	7d	1	0.81mi
18624 N 2nd Ave Phoenix, AZ	4.0	2.0	1813	$2,600	$1.43	24d	1	0.82mi
815 E Grovers Ave Phoenix, AZ	1.0–2.0	1.0–2.5	1469	$2,800	$1.91	5d	2	0.88mi
17625 N 7th St Phoenix, AZ	1.0–3.0	1.0–2.0	925	$1,739	$1.88	3d	7	0.93mi
1337 E Charleston Ave Phoenix, AZ	3.0	2.5	1860	$2,600	$1.40	18d	1	0.95mi
17617 N 9th St Phoenix, AZ	1.0–3.0	1.0–2.0	956	$2,017	$2.11	1d	35	0.95mi
1216 E Angela Dr Phoenix, AZ	3.0	2.5	1887	$2,300	$1.22	24d	1	1.05mi
524 W Rosemonte Dr Phoenix, AZ	3.0	2.0	1515	$2,500	$1.65	24d	1	1.08mi
1717 E Union Hills Dr #1052 Phoenix, AZ	2.0	2.0	1160	$4,000	$3.45	43d	1	1.13mi
18207 N 5th Ave Phoenix, AZ	3.0	2.0	1651	$2,300	$1.39	7d	1	1.14mi
1343 E Angela Dr Phoenix, AZ	3.0	2.5	1852	$2,400	$1.30	18d	1	1.14mi
17416 N 13th St Phoenix, AZ	3.0	2.0	1852	$2,295	$1.24	21d	1	1.15mi
17249 N 7th St Phoenix, AZ	1.0–3.0	1.0–2.0	956	$1,933	$2.02	1d	37	1.17mi
1702 E Michelle Dr Phoenix, AZ	2.0	2.0	1300	$2,200	$1.69	5d	1	1.17mi
19417 N 7th Dr Phoenix, AZ	3.0	2.0	1641	$2,200	$1.34	24d	1	1.18mi

Listing history 16 events

1. 2026-06-18
   price $168,500 Active 40 DOM
2. 2026-06-18
   days on market $169,000 Active 40 DOM
3. 2026-06-17
   days on market $169,000 Active 39 DOM
4. 2026-06-16
   days on market $169,000 Active 38 DOM
5. 2026-06-15
   days on market $169,000 Active 37 DOM
6. 2026-06-13
   days on market $169,000 Active 35 DOM
7. 2026-06-13
   days on market $169,000 Active 34 DOM
8. 2026-06-09
   days on market $169,000 Active 31 DOM
9. 2026-06-08
   days on market $169,000 Active 30 DOM
10. 2026-06-07
    days on market $169,000 Active 29 DOM
11. 2026-06-04
    days on market $169,000 Active 26 DOM
12. 2026-06-03
    days on market $169,000 Active 25 DOM
13. 2026-06-02
    days on market $169,000 Active 24 DOM
14. 2026-06-01
    days on market $169,000 Active 23 DOM
15. 2026-05-31
    days on market $169,000 Active 22 DOM
16. 2026-05-09
    listed $169,000 Active 1007-char remark

ⓘ 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 6 d/yr ≥111°F today · 16 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: $27,901
• − Mortgage interest: −$9,439
• − Property taxes: −$2,528
• − Insurance: −$842
• − Repairs & maintenance: −$2,232
• − Management: −$2,232
• − Depreciation: −$4,902
• Taxable income: $5,726
• Est. tax owed @ 24.0%: −$1,374
• After-tax cash flow: $6,694/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 · 21 photos

Good 80/100 Cosmetic rehab

This home is in excellent condition with a good condition score of 80. It is move-in ready with no visible repairs or maintenance needed. The highest-ROI updates would be painting the exterior siding and landscaping improvements to enhance curb appeal and value.

Value-add opportunities

• Both Painting exterior siding — Enhances curb appeal and value.
• Both Landscaping improvements — Enhances curb appeal and value.
• Both Reorganizing interior furniture — Maximizes space and aesthetics.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior siding — Enhances curb appeal and value. ↑
• Both Landscaping improvements — Enhances curb appeal and value. ↑
• Both Reorganizing interior furniture — Maximizes space and aesthetics. ↑

ⓘ 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): 26,199
• Household income: $106,724
• Rent vs Own: 34.1% rent · 65.9% own
• Severe rent burden: 547.0

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 (71%)
• Race & ethnicity: White 71% Hispanic / Latino 16% Two or more races 12% Asian 6% Black 2%
• Hispanic origin (detail): Mexican 13% Puerto Rican 1%
• Common ancestry: Romanian 3% Italian 3% Portuguese 3%
• Foreign-born: 12% · Canada, China, South Korea
• Languages at home: 78% English-only · Spanish 10% Other Indo-European 4% 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: ▼ -82.95%
• Current HPI: 312.7238
• Rent YoY: ▲ 1.44%
• 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

1 event — show timeline

• 2026-05-09 Listed $169,000 ARMLS