5201 W Camelback Rd Unit H241 · Phoenix, AZ 85031

$41,000

2 bd · 1.0 ba · 672 sqft · Manufactured · 20 Days on market

Built 2023 Good 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
• Condition / age +4.0/5.0
• Livability +3.8/5.0
• Rent growth +3.3/5.0
• Schools +1.1/10.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this lovely, barely lived-in 2023 manufactured home in a 55+ adult community offers modern comfort and convenience. This move-in-ready home comes furnished, making it the perfect seasonal retreat or full-time residence. Enjoy an open and inviting floor plan with contemporary finishes, abundant natural light, and a well-appointed kitchen with a gas stove. The home also features ramp access for added accessibility and ease of entry. Don't miss this opportunity to own a like-new home that's ready for you to enjoy from day one!

Key facts

• Move-in ready
• Open floor plan
• Gas stove

Tags

• OPEN FLOOR PLAN
• WELL-APPOINTED KITCHEN
• GAS STOVE
• MOVE-IN READY

Property features AI

Finance

• HOA & community: Land lease (monthly $955); Association maintains grounds and streets; Community pool; Pickleball courts; Gated community; Heated community spa; Community media room; Coin-operated laundry; Fitness center

Exterior

• Parking: 2 covered parking spaces; 2 carport spaces
• Utilities: City water; Public sewer
• Home design: Manufactured/mobile home; Leasehold ownership
• Construction: Vinyl siding; Panelized construction; Composition roof; Building area per builder
• Exterior features: Gravel/stone front yard; Gravel/stone back yard; No fencing indicated

Interior

• Kitchen: Laminate counters; Refrigerator; Dishwasher
• Bedrooms: 2 possible bedrooms
• Flooring: Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Electric heating; Central air conditioning
• Interior features: Furnished (see remarks); No interior steps; Laminate counters; Dual-pane windows; Accessible approach with ramp
• Laundry & utility: Indoor laundry with washer/dryer hookup only

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $41k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $794 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $41k).
• Recommended offer: $40k (1.5% below list) — sets the bar for market timing.
• Cap rate 29.5% 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.
• 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.
• Market conditions: Rents rising (+3.1%/yr); 70 active listings in the ZIP; 19 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 $283 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 + 3.1% rent growth), your $11k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 20 days — a 2% lower offer ($40k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 4→12/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $40,385 (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: 3.33% ✓
• Cap rate: 29.53%
• Cash-on-cash: 83.01%
• DSCR: 4.69
• GRM: 2.5

CMA / ARV

• ARV (on-the-fly): $20,160
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5201 W Camelback Rd Unit F127	0.12mi	2/1.5	660 (-2%)	22mo	$20,000	$30	71
5201 W Camelback Rd Unit A-168	0.10mi	2/1.0	720 (+7%)	20mo	$25,000	$35	67
5201 W Camelback Rd Unit F122	0.12mi	2/1.0	720 (+7%)	22mo	$8,000	$11	64
5201 W Camelback Rd Unit C110	0.12mi	2/1.0	756 (+12%)	14mo	$14,900	$20	62

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 · 3.09% rent growth · sell at horizon

5-year hold

• IRR: 83.4%
• Equity multiple: 4.84×
• Total profit: $44,077
• Equity at exit: $6,113

10-year hold

• IRR: 86.7%
• Equity multiple: 10.07×
• Total profit: $104,098
• Equity at exit: $3,545

Cash invested: $11,480 (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 85031

• Home prices YoY: -23.5%
• Rents YoY: 3.1%
• Active inventory: 70
• Price-to-rent: 2.5×

Monthly cashflow live

• Estimated rent: $1,364 high
• Mortgage (P&I): −$215
• Tax est. 1.5%: −$51 /mo · $615/yr
• Insurance: −$17
• HOA: −$0
• Vacancy / Maint / Mgmt: −$286
• Net cashflow: $794

Break-even live

Break-even rent $359

Max offer price $41,000

Occupancy floor 37%

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: $10,250
• Closing costs: $1,230
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5201 W Camelback Rd Lot FC200 Phoenix, AZ	2.0	1.0	672	$1,400	$2.08	1d	1	0.03mi
5038 N 55th Ave Glendale, AZ	1.0	1.0	404	$1,200	$2.97	1d	22	0.49mi
5190 N 55th Ave Glendale, AZ	1.0–2.0	1.0–2.0	708	$1,560	$2.20	1d	15	0.53mi
5039 N 57th Ave Glendale, AZ	1.0–2.0	1.0–2.0	800	$2,403	$3.00	1d	15	0.60mi
4337 N 53rd Ln Phoenix, AZ	1.0	1.0	675	$1,135	$1.68	1d	1	0.61mi
4337 N 53rd Ln Unit A1 Phoenix, AZ	1.0	1.0	675	$1,185	$1.76	1d	1	0.62mi
5631 W Colter St Glendale, AZ	1.0–3.0	1.0–2.0	885	$1,324	$1.50	1d	5	0.65mi
5045 N 58th Ave Glendale, AZ	1.0–2.0	1.0–2.0	821	$1,399	$1.70	1d	1	0.73mi
3810 N Maryvale Pkwy Phoenix, AZ	1.0–2.0	1.0–2.0	804	$1,100	$1.37	1d	2	1.09mi
5755 N 59th Ave Glendale, AZ	1.0	1.0	632	$1,167	$1.85	17d	1	1.15mi
4441 W Bethany Home Rd Glendale, AZ	1.0	1.0	550	$1,190	$2.16	1d	21	1.36mi
4413 W Bethany Home Rd Glendale, AZ	1.0	1.0	600	$1,150	$1.92	1d	1	1.39mi
5750 N 59th Ave Unit 1A Glendale, AZ	1.0	1.0	500	$854	$1.71	1d	1	1.39mi
5750 N 59th Ave Unit 1B Glendale, AZ	1.0	1.0	650	$984	$1.51	1d	1	1.39mi
4030 N 44th Ave Phoenix, AZ	1.0	1.0	525	$1,195	$2.28	1d	16	1.40mi
5740 N 59th Ave Unit 1A Glendale, AZ	1.0	1.0	545	$876	$1.61	1d	1	1.40mi
5740 N 59th Ave Unit 1B Glendale, AZ	1.0	1.0	676	$886	$1.31	1d	1	1.40mi
4404 W Bethany Home Rd Glendale, AZ	1.0–2.0	1.0	665	$1,370	$2.06	1d	4	1.48mi
6105 N 59th Ave Glendale, AZ	1.0	1.0	475	$899	$1.89	1d	1	1.50mi

Listing history 14 events

1. 2026-06-18
   days on market $41,000 Active 20 DOM
2. 2026-06-17
   days on market $41,000 Active 19 DOM
3. 2026-06-16
   days on market $41,000 Active 18 DOM
4. 2026-06-15
   days on market $41,000 Active 17 DOM
5. 2026-06-13
   days on market $41,000 Active 15 DOM
6. 2026-06-13
   days on market $41,000 Active 14 DOM
7. 2026-06-09
   days on market $41,000 Active 11 DOM
8. 2026-06-08
   days on market $41,000 Active 10 DOM
9. 2026-06-07
   days on market $41,000 Active 9 DOM
10. 2026-06-04
    days on market $41,000 Active 6 DOM
11. 2026-06-03
    days on market $41,000 Active 5 DOM
12. 2026-06-02
    days on market $41,000 Active 4 DOM
13. 2026-06-01
    days on market $41,000 Active 3 DOM
14. 2026-05-31
    days on market $41,000 Active 2 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 (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 4 d/yr ≥112°F today · 12 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: $16,366
• − Mortgage interest: −$2,297
• − Property taxes: −$615
• − Insurance: −$205
• − Repairs & maintenance: −$1,309
• − Management: −$1,309
• − Depreciation: −$1,193
• Taxable income: $9,438
• Est. tax owed @ 24.0%: −$2,265
• After-tax cash flow: $7,264/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

Good 80/100 None rehab

This move-in-ready manufactured home in a 55+ community offers modern comfort and is in excellent condition with no visible repairs needed. It's ready for immediate occupancy and can be further enhanced with minor updates to boost its resale and rental value.

Value-add opportunities

• Both Painting exterior and interior walls — Enhances curb appeal and interior aesthetics
• Both Landscaping improvements — Enhances curb appeal and adds value
• Both Add a small outdoor seating area — Improves outdoor living space and adds value

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior and interior walls — Enhances curb appeal and interior aesthetics ↑
• Both Landscaping improvements — Enhances curb appeal and adds value ↑
• Both Add a small outdoor seating area — Improves outdoor living space and adds 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 — 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): 31,191
• Household income: $70,412
• Rent vs Own: 33.9% rent · 66.1% own
• Severe rent burden: 822.0

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 Hispanic (79%)
• Race & ethnicity: Hispanic / Latino 79% Two or more races 19% White 13% Black 5% Native American 1%
• Hispanic origin (detail): Mexican 74%
• Foreign-born: 30% · Canada, United Kingdom
• Languages at home: 37% English-only · Spanish 60%

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: ▼ -139.76%
• Current HPI: 456.0053
• Rent YoY: ▲ 3.09%
• 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

• 2026-05-29 Listed $41,000 ARMLS