17214 N 66th Dr · Glendale, AZ 85308

$175,000

2 bd · 2.0 ba · 1,344 sqft · Manufactured public records · 1 Days on market

Built 1973 6,160 sqft lot Est $228k · 23% under $35/mo HOA · 2% of rent

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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 +26.2/30.0
• ARV discount +15.0/15.0
• DSCR +8.8/10.0
• 1% rule +6.0/10.0
• Schools +4.7/10.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• Rent growth +1.9/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Nicely maintained home in much sought after Casa Campana community. Huge, bright family room that opens to kitchen & dining room, surprisingly large master bedroom with a 9x6 vanity/dressing area, big master bath with dual sinks & generous corner garden tub, not one but TWO garages, one of which is oversized for plenty of parking and storage, workshop with electric & lighting, fully fenced backyard and a large, pleasant screened Arizona room.

Key facts

• Generous workshop
• Tandem 2 car garage
• Recent ac unit

Tags

• TANDEM 2 CAR GARAGE
• GENEROUS WORKSHOP
• HUGE ARIZONA RM
• UPDATED PLUMBING
• RECENT AC UNIT
• UPDATED ELECTRICAL PANELS

Property features AI

Finance

• HOA & community: Monthly association fee of $35 covering grounds maintenance; Association rules prohibit visible truck/trailer/RV/boat; Community pool; Community heated spa

Exterior

• Parking: 2-car garage spaces; 1 carport space; 3 covered parking spaces total; Tandem garage; RV access/parking; Garage door opener; Direct garage access; Side vehicle entry
• Utilities: City water; Public sewer (connected); 220 volt electrical in kitchen
• Home design: Manufactured/mobile home; Fee simple ownership
• Construction: Aluminum siding; Other construction materials; Foam roof; Other roof materials
• Exterior features: Screened-in patio(s); Chain link fencing; Gravel/stone front and back; City maintained road; Asphalt road surface

Interior

• Kitchen: Dishwasher; Disposal; Built-in electric oven; Kitchen island; 220 volts available in kitchen; Multiple ovens
• Bedrooms: 2 bedrooms (possible)
• Flooring: Laminate; Other flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Heat pump heating; Heat pump cooling; Central air; Ceiling fans
• Interior features: Double vanity; Breakfast bar; Kitchen island; Full bath in primary bedroom
• Laundry & utility: Laundry inside with washer/dryer hookups

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $175k.

Deal economics

• At list price, monthly cash flow is $444 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $175k).
• Cap rate 9.3% 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.
• Deer Valley Unified District (4246) (urban): math 50% / reading 55% proficiency, ranked #33 of 249 in AZ (top 13%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Arrowhead Elementary School (math 54% / reading 54%, grade C, #215 of 1,109 statewide, top 20%, 610 students, 44% FRL); Desert Sky Middle School (math 34% / reading 37%, grade F, #62 of 218 statewide, top 29%, 648 students, 47% FRL); Deer Valley High School (math 39% / reading 36%, grade F, #82 of 381 statewide, top 22%, 1,637 students, 40% FRL) — zoned schools average 44% FRL vs 21% district-wide (23 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents soft (-2.4%/yr); 303 active listings in the ZIP; 24 comparable units currently listed for rent nearby; rentals at typical pace (median 19d on market — plan ~3-4 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.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 18y ago 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.
• Current owner paid $80k; list at $175k implies a 119% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $175,000

Questions for the listing agent

1. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 1.10% ✓
• Cap rate: 9.34%
• Cash-on-cash: 10.87%
• DSCR: 1.48
• GRM: 7.6

CMA / ARV

• ARV (on-the-fly): $228,480
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
17032 N 66th Ave	0.11mi	2/2.0	1,345 (+0%)	10mo	$169,000	$126	86
17244 N 66th Ln	0.07mi	2/2.0	1,442 (+7%)	2mo	$205,000	$142	83
17255 N 66th Dr	0.09mi	2/2.0	1,344 (0%)	15mo	$165,000	$123	83
17011 N 66th Dr	0.11mi	2/2.0	1,345 (+0%)	21mo	$250,000	$186	78
17016 N 66th Ter	0.10mi	2/2.0	1,441 (+7%)	7mo	$245,000	$170	77
17220 N 66th Ln	0.05mi	2/2.0	1,466 (+9%)	15mo	$233,000	$159	70
17020 N 66th Ter	0.09mi	2/2.0	1,440 (+7%)	21mo	$194,000	$135	66
17273 N 66th Dr	0.12mi	2/2.0	1,513 (+13%)	14mo	$270,000	$178	62
17431 N 66th Ln	0.13mi	3/2.0 (+1)	1,457 (+8%)	21mo	$299,000	$205	58
16026 N 67th Dr	0.75mi	2/1.5	1,300 (-3%)	4mo	$180,000	$138	54
6927 W Judy Lynn Ln	0.70mi	2/2.0	1,258 (-6%)	4mo	$293,000	$233	53
16235 N 70th Dr	0.74mi	3/2.0 (+1)	1,345 (+0%)	16mo	$300,000	$223	47

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: -3.2%
• Equity multiple: 0.88×
• Total profit: $-5,771
• Equity at exit: $26,093

10-year hold

• IRR: 3.1%
• Equity multiple: 1.19×
• Total profit: $9,425
• Equity at exit: $15,131

Cash invested: $49,000 (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 85308

• Rents YoY: -2.4%
• Active inventory: 303
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $1,917 high
• Mortgage (P&I): −$918
• Tax from tax record: −$45 /mo · $542/yr
• Insurance: −$73
• HOA: −$35
• Vacancy / Maint / Mgmt: −$403
• Net cashflow: $444

Break-even live

Break-even rent $1,355

Max offer price $175,000

Occupancy floor 72%

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Rent comps 24 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
17500 N 67th Ave Glendale, AZ	1.0–3.0	1.0–2.0	1095	$1,785	$1.63	2d	17	0.15mi
16487 N 67th Dr Peoria, AZ	3.0	2.5	1633	$1,949	$1.19	22d	1	0.55mi
7043 W Phelps Rd Peoria, AZ	3.0	2.0	1358	$2,200	$1.62	20d	1	0.67mi
16446 N 62nd Ave Glendale, AZ	3.0	2.0	1314	$1,820	$1.39	20d	1	0.69mi
7100 W Grandview Rd Peoria, AZ	1.0–3.0	1.0–2.0	1096	$1,758	$1.60	44d	16	0.72mi
6364 W Villa Rita Dr Glendale, AZ	3.0	2.0	1844	$2,495	$1.35	2d	1	0.74mi
16002 N 66th Dr Glendale, AZ	2.0	1.0	896	$1,295	$1.45	15d	1	0.78mi
7129 W Kings Ave Peoria, AZ	3.0	2.0	1873	$1,950	$1.04	44d	1	0.79mi
7008 W Wanda Lynn Ln Peoria, AZ	3.0	2.0	1500	$1,695	$1.13	15d	1	0.93mi
5841 W Angela Dr Glendale, AZ	3.0	2.0	1668	$2,750	$1.65	24d	1	0.96mi
7024 W Morrow Dr Glendale, AZ	3.0	2.0	1820	$2,300	$1.26	18d	1	0.97mi
7203 W McRae Way Glendale, AZ	3.0	2.0	1677	$2,495	$1.49	44d	1	1.04mi
6110 W Tierra Buena Ln Glendale, AZ	3.0	2.0	1500	$1,945	$1.30	4d	1	1.08mi
16601 N 75th Ave Peoria, AZ	1.0–3.0	1.0–2.0	1042	$1,854	$1.78	2d	24	1.11mi
7243 W Morrow Dr Glendale, AZ	3.0	2.0	1818	$3,100	$1.71	24d	1	1.18mi
5625 W Campo Bello Dr Glendale, AZ	3.0	2.0	1765	$1,895	$1.07	24d	1	1.22mi
6794 W Del Mar Ln Peoria, AZ	3.0	2.0	1615	$2,100	$1.30	24d	1	1.25mi
15971 N 74th Ln Peoria, AZ	3.0	2.5	1808	$2,300	$1.27	13d	1	1.29mi
7677 W Paradise Ln Peoria, AZ	1.0–2.0	1.0–2.0	1044	$2,499	$2.39	3d	13	1.35mi
6604 W Jamaica Dr Glendale, AZ	2.0	3.0	1024	$1,499	$1.46	44d	1	1.37mi
7701 W Saint John Rd Glendale, AZ	1.0–3.0	1.0–2.0	1047	$1,515	$1.45	1d	9	1.42mi
18871 N 75th Dr Glendale, AZ	3.0	2.0	1283	$2,025	$1.58	15d	1	1.44mi
5959 W Greenway Rd Glendale, AZ	1.0–2.0	1.0–2.0	735	$1,357	$1.85	2d	10	1.47mi
7518 W Wescott Dr Glendale, AZ	3.0	2.0	1670	$2,200	$1.32	12d	1	1.48mi

HOA detail

• Monthly dues: $35 · $420/yr
• Likely covers: electric

Listing history 2 events

1. 2026-06-18
   remarks 679-char remark
2. 2026-06-18
   listed $175,000 Active 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast AZ · Resets to sale price

• Current annual tax: $542 · $45/mo
• Projected year-2 tax: $1,155 · $96/mo
• Expected delta: +$613/yr (+$51/mo · 113.2%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

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 · 19 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,005
• − Mortgage interest: −$9,803
• − Property taxes: −$542
• − Insurance: −$875
• − Repairs & maintenance: −$1,840
• − Management: −$1,840
• − HOA: −$420
• − Depreciation: −$5,091
• Taxable income: $2,594
• Est. tax owed @ 24.0%: −$623
• After-tax cash flow: $4,702/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.

Schools (NCES district)

• District: Deer Valley Unified District (4246)
• NCES district ID: 0407750
• Math proficiency: 50% ▼ -9.00%
• Reading proficiency: 55% ▼ -6.00%
• Median HH income: $72,516
• Composite: 47.0/100
• National rank: #2346
• State rank: #33 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): 65,095
• Household income: $95,247
• Rent vs Own: 29.2% rent · 70.8% own
• Severe rent burden: 1896.0

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 (70%)
• Race & ethnicity: White 70% Hispanic / Latino 14% Two or more races 12% Asian 5% Black 2% Native American 1%
• Hispanic origin (detail): Mexican 11%
• Common ancestry: Romanian 3% Lithuanian 3% Portuguese 2%
• Foreign-born: 11% · Canada, China, South Korea
• Languages at home: 84% English-only · Spanish 6% Other Indo-European 3% Russian/Polish/Slavic 2%

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: ▼ -259.70%
• Current HPI: 296.0366
• Rent YoY: ▼ -2.39%
• 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

+307.0% since first listed

7 events — show timeline

• 2026-06-17 Listed $175,000 ARMLS
• 2008-10-10 Sold (Public Records) $80,000 Public Records
• 2008-10-10 Sold (MLS) $80,000 ARMLS
• 2008-09-07 Listing Removed — ARMLS
• 2008-03-05 Listed $82,000 ARMLS
• 1992-02-26 Sold (Public Records) $50,000 Public Records
• 1990-12-18 Sold (Public Records) $43,000 Public Records

Property tax history

-0.2%/yr

Latest (2025): $542 · +0.3% YoY. Source: county tax records.