5601 W Missouri Ave #161 · Glendale, AZ 85301

$94,999

3 bd · 2.0 ba · 1,078 sqft · Manufactured · 71 Days on market

Built 1996 Average condition

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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
• Condition / age +2.8/5.0
• Rent growth +1.8/5.0
• Schools +1.1/10.0
• Appreciation +0.0/10.0

Listing remarks

Don't miss this Beautiful home has been updated with Roof and Stucco! 3 Car Covered Carport and Huge Patio with a Shed! Ready to move into a great community with a pool, basketball court, playground, laundry, etc. Close to Westgate and Drive In Theatre.

Key facts

• Stucco
• Shed
• Huge patio

Tags

• STUCCO
• CAR COVERED CARPORT
• HUGE PATIO
• SHED
• COMMUNITY WITH A POOL
• BASKETBALL COURT

Property features AI

Finance

• Other: Community features include pool and paths; Directions: From I-10 go north to Missouri Ave, east to 56th Ave, then to Belaire; all the way to back row to East #161.
• HOA & community: Monthly land lease of $895; Land lease includes grounds maintenance; Community pool; Playground; Biking/walking path

Exterior

• Parking: 3 covered parking spaces; 3 carport spaces
• Utilities: City water; Public sewer
• Home design: Manufactured/Mobile home; Leasehold ownership
• Construction: Stucco and wood frame construction; Foam roof
• Exterior features: Shed(s); No fencing; Storage

Interior

• Kitchen: Laminate counters; Refrigerator; Dishwasher; Built-in gas oven
• Bedrooms: Up to 3 bedrooms
• Flooring: Laminate; Tile; Wood
• Bathrooms: 2 full bathrooms
• Heating & cooling: Heat pump heating; Heat pump cooling; Central air
• Interior features: High-speed internet; Vaulted ceilings; Full bathroom in master bedroom; Storage
• Laundry & utility: Washer/dryer hookup only; Community laundry and coin-operated laundry available

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $95k. Condition is rated average.

Deal economics

• At list price, monthly cash flow is $517 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $95k).
• Recommended offer: $89k (6.0% below list) — sets the bar for market timing.
• Cap rate 12.8% 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.
• Phoenix Union High School District (4286) (urban): math 10% / reading 15% proficiency, ranked #224 of 249 in AZ (top 90%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: James W. Rice Elementary School (math 8% / reading 14%, grade F, #980 of 1,109 statewide, top 89%, 739 students, 68% FRL); Maryvale High School (math 8% / reading 14%, grade F, #292 of 381 statewide, top 77%, 2,795 students, 88% FRL).
• Market conditions: Rents soft (-3.0%/yr); 220 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals leasing fast (median 0d 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 ($54k/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 $657 of loan paydown is wiped out by about $3k 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 $27k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 71 days — a 6% lower offer ($89k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 6→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $89,299 (6.0% below list)

Questions for the listing agent

1. It's been on market 71 days. Have you received any prior offers? Is the seller open to a 6% 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. 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?
5. 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.
6. 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.
7. 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: 1.56% ✓
• Cap rate: 12.82%
• Cash-on-cash: 23.32%
• DSCR: 2.04
• GRM: 5.3

CMA / ARV

• ARV (on-the-fly): $62,524
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5601 W Missouri Ave #254	0.08mi	2/2.0 (-1)	1,056 (-2%)	4mo	$45,000	$43	85
5601 W Missouri Ave #242	0.10mi	3/2.0	1,012 (-6%)	11mo	$78,000	$77	76
5601 W Missouri Ave #309	0.13mi	3/2.0	1,024 (-5%)	18mo	$59,900	$58	71
5601 W Missouri Ave #197	0.08mi	3/2.0	980 (-9%)	19mo	$35,000	$36	65
5747 W Missouri Ave #122	0.25mi	2/2.0 (-1)	1,000 (-7%)	9mo	$43,900	$44	64
5747 W Missouri Ave #171	0.30mi	2/2.0 (-1)	1,150 (+7%)	15mo	$99,700	$87	57
5201 W Camelback Rd Unit A187	0.62mi	2/2.0 (-1)	960 (-11%)	4mo	$25,000	$26	44
5950 W Missouri Ave #68	0.58mi	3/2.0	1,000 (-7%)	23mo	$115,000	$115	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: 12.9%
• Equity multiple: 1.50×
• Total profit: $13,203
• Equity at exit: $14,165

10-year hold

• IRR: 19.4%
• Equity multiple: 2.40×
• Total profit: $37,165
• Equity at exit: $8,214

Cash invested: $26,600 (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: 220
• Price-to-rent: 5.3×

Monthly cashflow live

• Estimated rent: $1,485 high
• Mortgage (P&I): −$498
• Tax est. 1.5%: −$119 /mo · $1,425/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$312
• Net cashflow: $517

Break-even live

Break-even rent $831

Max offer price $94,999

Occupancy floor 60%

Sensitivity live

Price	-10% $583	-5% $550	+0% $517	+5% $484	+10% $451
Rent	-10% $400	-5% $458	+0% $517	+5% $576	+10% $634
Rate	-1.0pp $565	-0.5pp $541	base $517	+0.5pp $492	+1.0pp $467

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: $23,750
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5601 W Missouri Ave Glendale, AZ	3.0	2.0	1012	$1,500	$1.48	0d	1	0.02mi
5631 W Colter St Glendale, AZ	1.0–3.0	1.0–2.0	885	$1,599	$1.81	0d	5	0.22mi
5190 N 55th Ave Glendale, AZ	1.0–2.0	1.0–2.0	708	$1,560	$2.20	0d	15	0.23mi
5039 N 57th Ave Glendale, AZ	1.0–2.0	1.0–2.0	800	$2,403	$3.00	0d	14	0.29mi
5045 N 58th Ave Glendale, AZ	1.0–2.0	1.0–2.0	821	$1,399	$1.70	0d	1	0.30mi
5755 N 59th Ave Glendale, AZ	2.0	2.0	878	$1,593	$1.81	25d	1	0.47mi
5755 N 59th Ave Glendale, AZ	2.0	2.0	878	$1,393	$1.59	0d	1	0.47mi
6024 W Oregon Ave Unit C Glendale, AZ	2.0	1.5	950	$1,249	$1.31	0d	1	0.59mi
6012 W Oregon Ave Glendale, AZ	2.0	1.5	950	$1,249	$1.31	0d	1	0.61mi
5750 N 59th Ave Unit 2 Glendale, AZ	2.0	2.0	900	$1,242	$1.38	0d	1	0.68mi
5740 N 59th Ave Unit 2 Glendale, AZ	2.0	2.0	926	$1,320	$1.43	0d	1	0.70mi
5819 N 59th Dr Glendale, AZ	3.0	3.0	1500	$2,100	$1.40	4d	1	0.71mi
6033 W Bethany Home Rd Glendale, AZ	1.0–2.0	1.0	700	$1,208	$1.73	6d	1	0.82mi
6077 N 60th Ave Glendale, AZ	2.0–3.0	2.0	940	$1,798	$1.91	26d	2	0.88mi
6141 N 59th Ave Glendale, AZ	1.0–2.0	1.0–2.0	796	$1,300	$1.63	0d	1	0.90mi
6231 N 59th Ave Unit 51 Glendale, AZ	2.0	2.0	1152	$1,200	$1.04	0d	1	0.99mi
4429 N 53rd Ln Unit 3 Phoenix, AZ	2.0	1.5	900	$1,150	$1.28	0d	1	0.99mi
4429 N 53rd Ln Unit 4 Phoenix, AZ	2.0	1.0	900	$1,150	$1.28	0d	1	0.99mi
4424 N 53rd Ln Phoenix, AZ	3.0	2.0	1300	$1,650	$1.27	0d	1	1.00mi
5947 W Rose Ln Unit 5947-17 Glendale, AZ	2.0	1.0	750	$1,275	$1.70	18d	1	1.00mi
5947 W Rose Ln Unit 5947-21 Glendale, AZ	2.0	1.0	900	$1,170	$1.30	3d	1	1.00mi
5926 W Rose Ln Unit A Glendale, AZ	2.0	1.0	750	$1,435	$1.91	3d	1	1.01mi
4418 N 53rd Ln Apt 3 Phoenix, AZ	2.0	2.0	1012	$1,000	$0.99	0d	1	1.01mi
4337 N 53rd Ln Phoenix, AZ	2.0	2.0	936	$1,450	$1.55	16d	1	1.03mi
4337 N 53rd Ln Phoenix, AZ	2.0	2.0	936	$1,468	$1.57	0d	1	1.03mi
4337 N 53rd Ln Unit B1 Phoenix, AZ	2.0	2.0	936	$1,310	$1.40	0d	1	1.03mi
6240 N 63rd Ave Glendale, AZ	1.0–2.0	1.0–2.0	758	$1,978	$2.61	0d	7	1.32mi
5044 W Maryland Ave Glendale, AZ	3.0	1.0	1065	$1,295	$1.22	4d	1	1.33mi
6251 N 48th Ave Apt 4 Glendale, AZ	2.0	1.0	850	$925	$1.09	5d	1	1.35mi
6320 N 63rd Ave Glendale, AZ	2.0	1.0	750	$1,249	$1.67	0d	1	1.36mi
6301 N 64th Dr Glendale, AZ	2.0	1.0	853	$915	$1.07	23d	1	1.37mi
6301 N 64th Dr Glendale, AZ	1.0–3.0	1.0–2.0	796	$1,499	$1.88	0d	3	1.37mi
6541 W Keim Dr Glendale, AZ	2.0	1.0	896	$1,499	$1.67	11d	1	1.41mi
5047 W Tuckey Ln Glendale, AZ	3.0	2.0	1396	$1,765	$1.26	0d	1	1.44mi
4545 N 67th Ave Phoenix, AZ	3.0	2.0	1339	$2,300	$1.72	11d	2	1.45mi
5046 W Tuckey Ln Glendale, AZ	3.0	2.0	1321	$1,400	$1.06	18d	1	1.45mi
4436 N 47th Ave Phoenix, AZ	3.0	2.0	1296	$1,510	$1.17	20d	1	1.46mi
5012 W McLellan Rd Glendale, AZ	3.0	2.0	1058	$1,595	$1.51	19d	1	1.46mi
5421 W Indian School Rd Phoenix, AZ	2.0–3.0	2.0	1014	$1,724	$1.70	0d	24	1.46mi
6346 N 47th Ave Glendale, AZ	3.0	2.0	1150	$1,495	$1.30	0d	1	1.47mi

Listing history 16 events

1. 2026-06-21
   days on market $94,999 Active 71 DOM
2. 2026-06-18
   days on market $94,999 Active 68 DOM
3. 2026-06-17
   days on market $94,999 Active 67 DOM
4. 2026-06-16
   days on market $94,999 Active 66 DOM
5. 2026-06-15
   days on market $94,999 Active 65 DOM
6. 2026-06-13
   days on market $94,999 Active 63 DOM
7. 2026-06-13
   pricedays on market $94,999 Active 62 DOM
8. 2026-06-09
   days on market $99,999 Active 59 DOM
9. 2026-06-08
   days on market $99,999 Active 58 DOM
10. 2026-06-07
    days on market $99,999 Active 57 DOM
11. 2026-06-04
    days on market $99,999 Active 54 DOM
12. 2026-06-03
    days on market $99,999 Active 53 DOM
13. 2026-06-02
    days on market $99,999 Active 52 DOM
14. 2026-06-01
    days on market $99,999 Active 51 DOM
15. 2026-05-31
    days on market $99,999 Active 50 DOM
16. 2026-04-09
    listed $99,999 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 · 15 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: $17,826
• − Mortgage interest: −$5,321
• − Property taxes: −$1,425
• − Insurance: −$475
• − Repairs & maintenance: −$1,426
• − Management: −$1,426
• − Depreciation: −$2,764
• Taxable income: $4,989
• Est. tax owed @ 24.0%: −$1,197
• After-tax cash flow: $5,007/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

Average 55/100 Moderate rehab

The home is in average condition with moderate rehab needed. It has a good location with a pool and community amenities.

Repairs flagged

• Minor Paint — Yellow walls in living area
• Minor Bathroom walls — Red walls in one bathroom

Value-add opportunities

• Both Paint interior walls — Fresh paint can improve the overall appearance and value
• Both Replace worn-out flooring in living area — New flooring can enhance the living space and increase value
• Both Replace worn-out flooring in bathrooms — New flooring can enhance the bathrooms and increase value

Renovation cost estimate screening

Repair item	Severity	Est. cost
Paint · Yellow walls in living area	Minor	$500–3,000
Bathroom walls · Red walls in one bathroom	Minor	$500–3,000
Total estimated repair cost · 2 items		$1,000–6,000

Value-add ROI direction

• Both Paint interior walls — Fresh paint can improve the overall appearance and value ↑
• Both Replace worn-out flooring in living area — New flooring can enhance the living space and increase value ↑
• Both Replace worn-out flooring in bathrooms — New flooring can enhance the bathrooms and increase 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: Phoenix Union High School District (4286)
• NCES district ID: 0406330
• Math proficiency: 10% ▼ -27.00%
• Reading proficiency: 15% ▼ -18.00%
• Median HH income: $39,055
• Composite: 10.63/100
• National rank: #9773
• State rank: #224 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

1 event — show timeline

• 2026-04-09 Listed $99,999 ARMLS