5002 W Bethany Home Rd #104 · Glendale, AZ 85301

$80,000

4 bd · 2.0 ba · 1,500 sqft · Manufactured · 68 Days on market

Built 1979 Good condition ↓ 38% 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
• Condition / age +3.8/5.0
• Schools +2.3/10.0
• Rent growth +1.8/5.0
• Appreciation +0.0/10.0

Listing remarks

Beautifull Home in the Flamingo Mobile Home Community - a welcoming 4-bedroom, 2-bath residence! Step inside to find a spacious open layout featuring a bright living and dining area with stylish wood-look flooring and a clean, neutral color scheme that suits any décor. The kitchen stands out with abundant cabinet space, sleek granite countertops, a beautiful mosaic tile backsplash, recessed lighting, and stainless-steel appliances ready for your culinary adventures. Each bedroom offers generous closet space, ensuring comfort and convenience for the whole family. Additional highlights include a covered carport and access to the community pool, ideal for relaxing and cooling off during

Key facts

• Parking
• Community pool
• Built 1979

Property features AI

Finance

• HOA & community: Land lease community; Land lease payment of $800 monthly; Community pool and spa; Coin-operated laundry onsite; Biking/walking paths; Near bus stop

Exterior

• Parking: Covered parking for 1 vehicle; 1-car carport; Gated parking
• Utilities: City water; Public sewer
• Home design: Manufactured/mobile home; Leasehold ownership
• Construction: Wood siding and wood frame construction; Painted exterior
• Exterior features: Dirt front and back yard; Wrought iron and wood fencing; Metal roof

Interior

• Kitchen: Pantry; Garbage disposal; Granite counters
• Bedrooms: Up to 4 possible bedrooms
• Flooring: Vinyl flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Mini-split heating; Electric heating; Ceiling heating; Ceiling fans for cooling
• Interior features: High-speed internet; Granite counters; No interior steps; Pantry; Full bathroom in primary bedroom; Dual-pane windows; Disposal
• Laundry & utility: Indoor laundry with washer/dryer hookup only

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath manufactured listed at $80k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $838 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $80k).
• Recommended offer: $75k (6.0% below list) — sets the bar for market timing.
• Cap rate 18.9% 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: Apollo High School (math 26% / reading 30%, grade F, #136 of 381 statewide, top 36%, 2,198 students, 57% FRL).
• Market conditions: Rents soft (-3.0%/yr); 220 active listings in the ZIP; 32 comparable units currently listed for rent nearby; rentals leasing fast (median 3d 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 39% 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 $553 of loan paydown is wiped out by about $2k 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 $22k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 68 days — a 6% lower offer ($75k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts 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→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $75,200 (6.0% below list)

Questions for the listing agent

1. It's been on market 68 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1979 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 2.20% ✓
• Cap rate: 18.86%
• Cash-on-cash: 44.89%
• DSCR: 3.00
• GRM: 3.8

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: 38.5%
• Equity multiple: 2.57×
• Total profit: $35,277
• Equity at exit: $11,928

10-year hold

• IRR: 43.5%
• Equity multiple: 4.55×
• Total profit: $79,614
• Equity at exit: $6,917

Cash invested: $22,400 (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: 3.8×

Monthly cashflow live

• Estimated rent: $1,761 high
• Mortgage (P&I): −$420
• Tax est. 1.5%: −$100 /mo · $1,200/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$370
• Net cashflow: $838

Break-even live

Break-even rent $700

Max offer price $80,000

Occupancy floor 47%

Sensitivity live

Price	-10% $893	-5% $866	+0% $838	+5% $810	+10% $783
Rent	-10% $699	-5% $768	+0% $838	+5% $908	+10% $977
Rate	-1.0pp $878	-0.5pp $858	base $838	+0.5pp $817	+1.0pp $796

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: $20,000
• Closing costs: $2,400
• Reserves months: —
• Total cash needed: —

Rent comps 32 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5720 N 48th Ln Glendale, AZ	3.0	2.0	1986	$1,815	$0.91	2d	1	0.38mi
5044 W Maryland Ave Glendale, AZ	3.0	1.0	1065	$1,295	$1.22	4d	1	0.45mi
6346 N 47th Ave Glendale, AZ	3.0	2.0	1150	$1,495	$1.30	0d	1	0.46mi
6551 N 49th Ave Glendale, AZ	2.0–3.0	2.0	1165	$2,150	$1.84	0d	6	0.53mi
5012 W McLellan Rd Glendale, AZ	3.0	2.0	1058	$1,595	$1.51	19d	1	0.55mi
5047 W Tuckey Ln Glendale, AZ	3.0	2.0	1396	$1,765	$1.26	0d	1	0.59mi
5046 W Tuckey Ln Glendale, AZ	3.0	2.0	1321	$1,400	$1.06	18d	1	0.60mi
5037 W Krall St Glendale, AZ	4.0	2.0	1449	$2,026	$1.40	5d	1	0.64mi
4608 W Maryland Ave Glendale, AZ	3.0	2.0	1215	$1,598	$1.31	3d	3	0.66mi
4608 W Maryland Ave Glendale, AZ	2.0–3.0	2.0–2.5	1145	$1,700	$1.48	0d	5	0.66mi
4608 W Maryland Ave Glendale, AZ	2.0–3.0	2.0	1141	$1,700	$1.49	2d	4	0.66mi
5024 W Krall St Glendale, AZ	3.0	2.0	1196	$1,749	$1.46	0d	1	0.66mi
4562 W Maryland Ave Glendale, AZ	3.0	2.0	1230	$1,798	$1.46	21d	1	0.71mi
5710 N 43rd Dr Glendale, AZ	3.0	2.5	1296	$1,900	$1.47	0d	1	0.90mi
4303 W Solano Dr N Glendale, AZ	4.0	2.5	1700	$1,795	$1.06	2d	1	0.91mi
4251 W Keim Dr Phoenix, AZ	3.0	2.0	1522	$1,750	$1.15	0d	1	0.93mi
5136 W Glenn Dr Glendale, AZ	2.0–3.0	1.5	1090	$1,795	$1.65	0d	5	1.08mi
4102 W Rose Ln Phoenix, AZ	3.0	2.0	1889	$2,200	$1.16	0d	1	1.15mi
6734 N 43rd Ave Glendale, AZ	4.0	2.0	1576	$2,700	$1.71	4d	1	1.16mi
4776 W Via Cynthia Glendale, AZ	3.0	2.0	1484	$2,000	$1.35	2d	1	1.21mi
5819 N 59th Dr Glendale, AZ	3.0	3.0	1500	$2,100	$1.40	4d	1	1.21mi
5631 W Colter St Glendale, AZ	1.0–3.0	1.0–2.0	885	$1,599	$1.81	0d	5	1.21mi
4021 W Berridge Ln Phoenix, AZ	3.0	2.0	1522	$1,545	$1.02	0d	1	1.23mi
4021 W Berridge Ln Phoenix, AZ	3.0	2.0	1522	$1,545	$1.02	2d	1	1.23mi
4443 W Palmaire Ave Glendale, AZ	2.0–3.0	2.0	987	$1,695	$1.72	0d	1	1.26mi
4439 W Palmaire Ave Unit 236 Glendale, AZ	3.0	2.0	1101	$1,695	$1.54	25d	1	1.26mi
4032 W Stella Ln Phoenix, AZ	4.0	2.0	1526	$2,200	$1.44	0d	1	1.26mi
4714 N 49th Dr Phoenix, AZ	4.0	2.0	1697	$2,030	$1.20	2d	1	1.31mi
4132 W Colter St Phoenix, AZ	3.0	2.0	1332	$1,795	$1.35	0d	1	1.32mi
4717 N 47th Dr Phoenix, AZ	4.0	2.0	1573	$1,695	$1.08	19d	1	1.33mi
4127 W Solar Dr Phoenix, AZ	3.0	2.0	1097	$1,749	$1.59	0d	1	1.47mi
4507 W Gardenia Ave Glendale, AZ	4.0	2.0	2106	$1,500	$0.71	0d	1	1.50mi

Listing history 25 events

1. 2026-06-21
   days on market $80,000 Active 68 DOM
2. 2026-06-18
   days on market $80,000 Active 65 DOM
3. 2026-06-17
   days on market $80,000 Active 64 DOM
4. 2026-06-16
   days on market $80,000 Active 63 DOM
5. 2026-06-15
   days on market $80,000 Active 62 DOM
6. 2026-06-13
   days on market $80,000 Active 60 DOM
7. 2026-06-13
   days on market $80,000 Active 59 DOM
8. 2026-06-09
   days on market $80,000 Active 56 DOM
9. 2026-06-08
   days on market $80,000 Active 55 DOM
10. 2026-06-07
    days on market $80,000 Active 54 DOM
11. 2026-06-04
    days on market $80,000 Active 51 DOM
12. 2026-06-03
    days on market $80,000 Active 50 DOM
13. 2026-06-02
    days on market $80,000 Active 49 DOM
14. 2026-06-01
    days on market $80,000 Active 48 DOM
15. 2026-05-31
    days on market $80,000 Active 47 DOM
16. 2026-04-14
    listed $80,000 Active
17. 2026-04-07
    historical
18. 2025-12-23
    price $89,999
19. 2025-10-08
    listed $98,000 Active
20. 2025-08-29
    historical
21. 2025-07-09
    price $98,999
22. 2025-06-06
    price $104,000
23. 2025-05-24
    price $105,000
24. 2025-04-23
    price $109,000
25. 2025-04-14
    listed $130,000 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 7 d/yr ≥112°F today · 18 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: $21,127
• − Mortgage interest: −$4,481
• − Property taxes: −$1,200
• − Insurance: −$400
• − Repairs & maintenance: −$1,690
• − Management: −$1,690
• − Depreciation: −$2,327
• Taxable income: $9,338
• Est. tax owed @ 24.0%: −$2,241
• After-tax cash flow: $7,815/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 · 13 photos

Good 75/100 Cosmetic rehab

This manufactured home is in good condition with a good condition score of 75. It has a good kitchen, good exterior, and good flooring. The home is move-in ready with minor cosmetic updates needed to enhance its curb appeal and value.

Value-add opportunities

• Both paint exterior — enhances curb appeal and resale value
• Both landscape around carport — improves curb appeal and rental value

Renovation cost estimate screening

Value-add ROI direction

• Both paint exterior — enhances curb appeal and resale value ↑
• Both landscape around carport — improves curb appeal and rental 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

-38.5% since first listed

10 events — show timeline

• 2026-04-14 Listed $80,000 ARMLS
• 2026-04-07 Listing Removed — ARMLS
• 2025-12-23 Price Changed $89,999 ARMLS
• 2025-10-08 Listed $98,000 ARMLS
• 2025-08-29 Listing Removed — ARMLS
• 2025-07-09 Price Changed $98,999 ARMLS
• 2025-06-06 Price Changed $104,000 ARMLS
• 2025-05-24 Price Changed $105,000 ARMLS
• 2025-04-23 Price Changed $109,000 ARMLS
• 2025-04-14 Listed $130,000 ARMLS