5601 W Missouri Ave #157 · Glendale, AZ 85301

$79,000

3 bd · 2.0 ba · 1,012 sqft · Manufactured · 138 Days on market

Built 2021 ↓ 7% 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 +2.5/5.0
• Rent growth +1.8/5.0
• Schools +1.1/10.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to Belaire Manor #157. Tucked away on a quiet street, this home comes well equipped with stainless steel kitchen appliances, a built-in TV area, tile backsplash, beautiful linoleum floors, a washer and dryer in unit, walk in closet in the master bedroom, and much more. Homeowners are eligible to enjoy all community amenities: huge grass field, pool, basketball court, playground, clubhouse, and RV/boat storage. All age community, must pass a background check and be approved with park. Land lease $895/month. Serial #: BUC011515AZ. Size 16x66. Make: Clayton. Year: 2021. Dealer: Investment Builders Financial LLC License #8571

Key facts

• Built-in tv area
• Pool
• Walk in closet

Tags

• BUILT-IN TV AREA
• TILE BACKSPLASH
• WASHER AND DRYER IN UNIT
• WALK IN CLOSET
• HUGE GRASS FIELD
• POOL

Property features AI

Finance

• HOA & community: Land lease of $895 per month; Association fees include other items (see remarks)

Exterior

• Parking: 2 covered parking spaces; 2 carport spaces
• Utilities: City water; Public sewer
• Home design: Manufactured/mobile home; Leasehold property
• Construction: Steel-frame and wood-frame construction; Painted exterior; Composition roof
• Exterior features: Gravel/stone front; Chain-link fencing; Community pool; Community playground

Interior

• Kitchen: Refrigerator; Dishwasher; Garbage disposal; Kitchen island
• Bedrooms: Up to 3 possible bedrooms
• Flooring: Vinyl flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating; Central air; Ceiling fans
• Interior features: High-speed internet; Eat-in kitchen; Breakfast bar; No interior steps; Vaulted ceilings; Kitchen island; Full bath in primary bedroom; Dual-pane windows
• Laundry & utility: Indoor laundry with washer/dryer hookups

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $79k.

Deal economics

• At list price, monthly cash flow is $626 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $79k).
• Recommended offer: $70k (12.0% below list) — sets the bar for market timing.
• Cap rate 15.8% 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: 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 $546 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 ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 138 days — a 12% lower offer ($70k) 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 $69,520 (12.0% below list)

Questions for the listing agent

1. It's been on market 138 days. Have you received any prior offers? Is the seller open to a 12% 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: 1.88% ✓
• Cap rate: 15.80%
• Cash-on-cash: 33.97%
• DSCR: 2.51
• GRM: 4.4

CMA / ARV

• ARV (on-the-fly): $44,528
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5601 W Missouri Ave #242	0.10mi	3/2.0	1,012 (0%)	11mo	$78,000	$77	87
5601 W Missouri Ave #254	0.08mi	2/2.0 (-1)	1,056 (+4%)	4mo	$45,000	$43	81
5601 W Missouri Ave #309	0.13mi	3/2.0	1,024 (+1%)	18mo	$59,900	$58	77
5601 W Missouri Ave #197	0.08mi	3/2.0	980 (-3%)	19mo	$35,000	$36	75
5747 W Missouri Ave #122	0.25mi	2/2.0 (-1)	1,000 (-1%)	9mo	$43,900	$44	74
5201 W Camelback Rd Unit A187	0.62mi	2/2.0 (-1)	960 (-5%)	4mo	$25,000	$26	54
5950 W Missouri Ave #68	0.58mi	3/2.0	1,000 (-1%)	23mo	$115,000	$115	52
5747 W Missouri Ave #171	0.30mi	2/2.0 (-1)	1,150 (+14%)	15mo	$99,700	$87	45
5201 W Camelback Rd Unit AP243	0.65mi	2/2.0 (-1)	910 (-10%)	8mo	$36,300	$40	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: 25.9%
• Equity multiple: 2.03×
• Total profit: $22,756
• Equity at exit: $11,779

10-year hold

• IRR: 31.7%
• Equity multiple: 3.46×
• Total profit: $54,458
• Equity at exit: $6,830

Cash invested: $22,120 (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: 4.4×

Monthly cashflow live

• Estimated rent: $1,484 high
• Mortgage (P&I): −$414
• Tax est. 1.5%: −$99 /mo · $1,185/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$312
• Net cashflow: $626

Break-even live

Break-even rent $691

Max offer price $79,000

Occupancy floor 53%

Sensitivity live

Price	-10% $681	-5% $654	+0% $626	+5% $599	+10% $572
Rent	-10% $509	-5% $568	+0% $626	+5% $685	+10% $743
Rate	-1.0pp $666	-0.5pp $646	base $626	+0.5pp $606	+1.0pp $585

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: $19,750
• Closing costs: $2,370
• 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	25d	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	2d	1	1.00mi
5926 W Rose Ln Unit A Glendale, AZ	2.0	1.0	750	$1,435	$1.91	2d	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	1.0–3.0	1.0–2.0	796	$1,499	$1.88	0d	3	1.37mi
6301 N 64th Dr Glendale, AZ	2.0	1.0	853	$915	$1.07	23d	1	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	19d	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 8 events

1. 2026-06-07
   days on market $79,000 Active 138 DOM
2. 2026-06-04
   days on market $79,000 Active 135 DOM
3. 2026-06-03
   days on market $79,000 Active 134 DOM
4. 2026-06-02
   days on market $79,000 Active 133 DOM
5. 2026-06-01
   days on market $79,000 Active 132 DOM
6. 2026-05-31
   days on market $79,000 Active 131 DOM
7. 2026-03-31
   price $79,000
8. 2026-01-20
   listed $85,000 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 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: $17,805
• − Mortgage interest: −$4,425
• − Property taxes: −$1,185
• − Insurance: −$395
• − Repairs & maintenance: −$1,424
• − Management: −$1,424
• − Depreciation: −$2,298
• Taxable income: $6,653
• Est. tax owed @ 24.0%: −$1,597
• After-tax cash flow: $5,918/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: 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

-7.1% since first listed

2 events — show timeline

• 2026-03-31 Price Changed $79,000 ARMLS
• 2026-01-20 Listed $85,000 ARMLS