7410 S 43rd St · Phoenix, AZ 85042

$185,000

4 bd · 2.0 ba · 1,510 sqft · Manufactured · 80 Days on market

Built 1972 6,565 sqft lot Est $175k · 6% over

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Why this score? — see what drove the C+ 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 +29.6/30.0
• DSCR +10.0/10.0
• 1% rule +7.0/10.0
• ARV discount +5.0/15.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0
• Rent growth +1.5/5.0
• Appreciation +0.0/10.0

Listing remarks

This 4-bedroom, 2-bath double-wide offers approximately 1,510 sq ft of flexible living space in an established Phoenix community. The functional floor plan features a spacious main living area, a private primary suite with en-suite bath, and three additional bedrooms ideal for rental potential, home office use, or multi-generational living. The kitchen provides ample space for updates and customization, while the generous lot offers room to enhance outdoor living. Conveniently located near shopping, dining, schools, and major freeways, this property presents strong upside for investors or buyers seeking value-add potential.

Key facts

• 6,565 sq ft lot
• 4 parking spots
• Built 1972

Property features AI

Finance

• Financial info: Current financing: private, non-assumable
• HOA & community: No association fees

Exterior

• Parking: 2 covered parking spaces; 2 open parking spaces; 2 carport spaces
• Utilities: City water; Public sewer
• Home design: Manufactured/mobile home; Fee simple ownership; Marked as fixer condition
• Construction: Wood siding and wood frame construction; Painted exterior; Metal roof
• Exterior features: East/West exposure; Dirt front yard; Dirt back yard

Interior

• Kitchen: Built-in electric oven
• Bedrooms: Up to 4 possible bedrooms
• Flooring: Carpet
• Bathrooms: 2 full bathrooms
• Heating & cooling: Floor furnace; Wall furnace; Window/wall cooling units
• Interior features: Eat-in kitchen; Full bath in primary bedroom
• Laundry & utility: Laundry inside with washer/dryer hookup only

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath manufactured listed at $185k.

Deal economics

• At list price, monthly cash flow is $667 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $185k).
• Recommended offer: $174k (6.0% below list) — sets the bar for market timing.
• Cap rate 10.6% 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.
• Tempe School District (4258) (urban): math 17% / reading 29% proficiency, ranked #170 of 249 in AZ (top 68%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Nevitt Elementary School (math 12% / reading 22%, grade F, #814 of 1,109 statewide, top 76%, 702 students, 72% FRL); Geneva Epps Mosley Middle School (math 6% / reading 14%, grade F, #188 of 218 statewide, top 88%, 755 students, 72% FRL) — zoned schools average 72% FRL vs 57% district-wide (15 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents falling (-4.0%/yr); 227 active listings in the ZIP; 37 comparable units currently listed for rent nearby; rentals leasing fast (median 1d 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).
• This rent runs 30% of the median local income ($89k/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 $1k of loan paydown is wiped out by about $6k 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

• It's been on market 80 days — a 6% lower offer ($174k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $15k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $56k; list at $185k implies a 230% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

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

Recommended offer $173,900 (6.0% below list)

Questions for the listing agent

1. It's been on market 80 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 1972 — 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: 1.20% ✓
• Cap rate: 10.62%
• Cash-on-cash: 15.45%
• DSCR: 1.69
• GRM: 6.9

CMA / ARV

• ARV (on-the-fly): $175,160
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4353 E Fremont St	0.16mi	3/1.0 (-1)	1,680 (+11%)	3mo	$195,500	$116	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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 3.1%
• Equity multiple: 1.11×
• Total profit: $5,917
• Equity at exit: $27,584

10-year hold

• IRR: 9.8%
• Equity multiple: 1.66×
• Total profit: $34,365
• Equity at exit: $15,995

Cash invested: $51,800 (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 85042

• Home prices YoY: -27.7%
• Rents YoY: -4.0%
• Active inventory: 227
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $2,221 high
• Mortgage (P&I): −$970
• Tax from tax record: −$40 /mo · $486/yr
• Insurance: −$77
• HOA: −$0
• Vacancy / Maint / Mgmt: −$466
• Net cashflow: $667

Break-even live

Break-even rent $1,377

Max offer price $185,000

Occupancy floor 65%

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: $46,250
• Closing costs: $5,550
• Reserves months: —
• Total cash needed: —

Rent comps 37 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7027 S 43rd Way Phoenix, AZ	3.0	2.0	1203	$2,200	$1.83	24d	1	0.22mi
4424 E Baseline Rd Phoenix, AZ	1.0–3.0	1.0–2.0	930	$1,969	$2.12	1d	54	0.26mi
4520 E Baseline Rd Phoenix, AZ	1.0–3.0	1.0–2.0	757	$1,821	$2.41	1d	24	0.41mi
6630 S 42nd St Phoenix, AZ	5.0	2.0	1782	$1,999	$1.12	24d	1	0.46mi
7409 S 46th St Phoenix, AZ	3.0	2.0	1120	$1,975	$1.76	14d	1	0.48mi
3922 E Carson Rd Phoenix, AZ	3.0	2.0	1766	$2,495	$1.41	4d	1	0.48mi
6627 S 44th St Phoenix, AZ	4.0	2.0	1546	$1,500	$0.97	10d	1	0.50mi
6627 S 44th St Phoenix, AZ	4.0	2.0	1151	$1,100	$0.96	3d	1	0.50mi
6627 S 44th St Phoenix, AZ	4.0	2.0	1546	$2,145	$1.39	1d	1	0.50mi
4328 E Saint Catherine Ave Phoenix, AZ	3.0	2.0	1272	$2,000	$1.57	1d	1	0.63mi
3606 E Baseline Rd Phoenix, AZ	1.0–3.0	1.0–2.0	1065	$2,154	$2.02	1d	9	0.69mi
7729 S 37th Way Phoenix, AZ	3.0	2.5	1716	$2,111	$1.23	11d	1	0.73mi
7716 S 37th Way Phoenix, AZ	3.0	2.5	1855	$2,249	$1.21	1d	1	0.74mi
4334 E Nancy Ln Phoenix, AZ	3.0	2.5	2025	$1,100	$0.54	24d	1	0.77mi
6250 S 40th St Phoenix, AZ	1.0–3.0	1.0–2.0	1041	$2,262	$2.17	1d	16	0.84mi
5736 S Daisy Patch Pl Phoenix, AZ	3.0	2.0	1628	$2,375	$1.46	1d	1	1.01mi
4389 S Potter Dr Tempe, AZ	3.0	2.5	1396	$2,150	$1.54	1d	1	1.01mi
2231 W Fremont Dr Tempe, AZ	3.0	2.0	1204	$1,950	$1.62	16d	1	1.04mi
2231 W Fremont Dr Tempe, AZ	3.0	2.0	1204	$1,950	$1.62	14d	1	1.04mi
2231 W Fremont Dr Tempe, AZ	3.0	2.0	1204	$1,900	$1.58	10d	1	1.04mi
4163 E Pecan Rd Phoenix, AZ	3.0	2.0	1182	$1,999	$1.69	14d	1	1.04mi
2381 W Garden Dr #2357 Tempe, AZ	3.0	2.0	1442	$2,199	$1.52	17d	1	1.05mi
2381 W Garden Dr #2365 Tempe, AZ	3.0	2.0	1442	$2,300	$1.60	1d	1	1.05mi
2349 W Garden Dr Tempe, AZ	3.0	2.0	1396	$2,030	$1.45	1d	1	1.06mi
2348 W Garden Dr Tempe, AZ	3.0	2.0	1398	$1,100	$0.79	16d	1	1.07mi
5630 S Daisy Patch Pl Phoenix, AZ	3.0	2.0	1628	$2,395	$1.47	1d	1	1.08mi
4005 E La Salle St Phoenix, AZ	3.0	2.0	1149	$1,859	$1.62	19d	1	1.19mi
4611 E Desert Dr Phoenix, AZ	3.0	2.0	1818	$4,000	$2.20	1d	1	1.21mi
5408 S 44th Pl Phoenix, AZ	4.0	2.0	1518	$2,050	$1.35	1d	1	1.23mi
4106 E Chambers St Phoenix, AZ	3.0	2.5	1881	$2,350	$1.25	1d	1	1.24mi
5911 S 35th Pl Phoenix, AZ	4.0	2.5	1472	$2,100	$1.43	1d	1	1.26mi
5829 S 35th Pl Phoenix, AZ	3.0	3.0	1550	$2,350	$1.52	1d	1	1.29mi
6445 S 32nd St Phoenix, AZ	3.0	2.0	1488	$2,350	$1.58	1d	1	1.37mi
3131 E Legacy Dr #2038 Phoenix, AZ	3.0	2.0	1795	$5,550	$3.09	2d	1	1.41mi
3400 E Southern Ave Phoenix, AZ	1.0–3.0	1.0–2.0	985	$2,217	$2.25	1d	35	1.45mi
3131 E Legacy Dr Phoenix, AZ	2.0–3.0	2.0	1795	$5,550	$3.09	1d	2	1.47mi
3131 E Legacy Dr Phoenix, AZ	2.0–3.0	2.0	1730	$5,550	$3.21	2d	3	1.47mi

Listing history 21 events

1. 2026-06-18
   days on market $185,000 Active 80 DOM
2. 2026-06-17
   days on market $185,000 Active 79 DOM
3. 2026-06-16
   days on market $185,000 Active 78 DOM
4. 2026-06-15
   days on market $185,000 Active 77 DOM
5. 2026-06-13
   days on market $185,000 Active 75 DOM
6. 2026-06-13
   days on market $185,000 Active 74 DOM
7. 2026-06-09
   days on market $185,000 Active 71 DOM
8. 2026-06-08
   days on market $185,000 Active 70 DOM
9. 2026-06-07
   days on market $185,000 Active 69 DOM
10. 2026-06-04
    days on market $185,000 Active 66 DOM
11. 2026-06-03
    days on market $185,000 Active 65 DOM
12. 2026-06-02
    days on market $185,000 Active 64 DOM
13. 2026-06-01
    days on market $185,000 Active 63 DOM
14. 2026-05-31
    days on market $185,000 Active 62 DOM
15. 2026-04-30
    price $185,000
16. 2026-04-14
    status Active
17. 2026-04-04
    status Pending
18. 2026-03-19
    listed $200,000 Active
19. 2001-04-23
    soldstatus $56,000
20. 1995-11-03
    soldstatus $45,000
21. 1983-07-18
    soldstatus $44,000

ⓘ 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: $486 · $40/mo
• Projected year-2 tax: $1,221 · $102/mo
• Expected delta: +$735/yr (+$61/mo · 151.5%)

ⓘ 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 5/10 Major
• 🌡 Heat 9/10 Extreme 7 d/yr ≥111°F today · 19 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,655
• − Mortgage interest: −$10,363
• − Property taxes: −$486
• − Insurance: −$925
• − Repairs & maintenance: −$2,132
• − Management: −$2,132
• − Depreciation: −$5,382
• Taxable income: $5,235
• Est. tax owed @ 24.0%: −$1,256
• After-tax cash flow: $6,749/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: Tempe School District (4258)
• NCES district ID: 0408310
• Math proficiency: 17% ▼ -19.00%
• Reading proficiency: 29% ▼ -10.00%
• Median HH income: $43,112
• Composite: 19.7/100
• National rank: #8721
• State rank: #170 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): 45,903
• Household income: $88,717
• Rent vs Own: 32.4% rent · 67.6% own
• Severe rent burden: 1624.0

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: Diverse neighborhood (Simpson 0.66)
• Race & ethnicity: Hispanic / Latino 50% Two or more races 29% White 25% Black 14% Asian 4% Native American 2% Pacific Islander 1%
• Hispanic origin (detail): Mexican 45%
• Common ancestry: Romanian 1% Lithuanian 1% Italian 1%
• Foreign-born: 17% · Canada, China, Vietnam
• Languages at home: 65% English-only · Spanish 29% Other Asian/Pacific 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: ▼ -122.03%
• Current HPI: 318.0601
• Rent YoY: ▼ -4.00%
• 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

+320.5% since first listed

7 events — show timeline

• 2026-04-30 Price Changed $185,000 ARMLS
• 2026-04-14 Relisted — ARMLS
• 2026-04-04 Pending — ARMLS
• 2026-03-19 Listed $200,000 ARMLS
• 2001-04-23 Sold (Public Records) $56,000 Public Records
• 1995-11-03 Sold (Public Records) $45,000 Public Records
• 1983-07-18 Sold (Public Records) $44,000 Public Records

Property tax history

+3.6%/yr

Latest (2025): $486 · +24.1% YoY. Source: county tax records.