15801 N 67th Ave · Glendale, AZ 85306

$165,000

2 bd · 1.0 ba · 720 sqft · Manufactured public records · 6 Days on market

Built 1970 0.33 ac lot Est $259k · 36% under

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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).

• ARV discount +15.0/15.0
• Cash flow +14.8/30.0
• DSCR +4.5/10.0
• 1% rule +4.1/10.0
• Livability +3.8/5.0
• Schools +3.5/10.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Incredible opportunity to secure 1/3 acre property on a corner lot with N/S exposure in the heart of Glendale at 67th Ave. just north of Greenway with NO HOA! Property features include nearly 14,500 sq ft lot on owned land with a 2 car carport, RV gate with lots of room for extra parking, & a 700 sq ft mobile home that offers 2 beds & 1 bath. Inside includes vinyl wood-look flooring in family room that leads into kitchen that offers butchers block counters, white cabinetry, & tile backsplash. Refrigerator, washer, and dryer all included! Out back, you'll have a covered patio perfect for relaxation, a workshop waiting for your projects, a pergola perfect for gatherings, with

Key facts

• Extra parking
• Rv gate
• Owned land

Tags

• CORNER LOT
• NO HOA
• OWNED LAND
• RV GATE
• EXTRA PARKING
• VINYL WOOD LOOK FLOORING

Property features AI

Finance

• Financial info: Non-assumable financing
• HOA & community: No association fees

Exterior

• Parking: 2 covered parking spaces; RV access and RV gate; 2 carport spaces
• Utilities: City water; Public sewer and septic connected
• Home design: Manufactured/mobile home; Fee simple ownership
• Construction: Vinyl siding and painted exterior; Metal roof; Building area reported by owner
• Exterior features: Storage; Shed(s); Gazebo; Chain-link and wood fencing; Sprinklers front and rear with automatic timer; Desert front and back landscaping; Gravel/stone front and back; City-maintained road

Interior

• Kitchen: Non-laminate counters; Refrigerator
• Bedrooms: Space for 2 possible bedrooms
• Flooring: Carpet; Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Electric heating; Central air; Ceiling fans; Evaporative cooling; Programmable thermostat
• Interior features: High-speed internet; No interior steps; Bath lever faucets
• Laundry & utility: Laundry inside

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $165k.

Deal economics

• At list price, monthly cash flow is $45 ($544/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $150k (9.0% below list).
• Recommended offer: $150k (9.0% below list) — sets the bar for 1% rule.
• Cap rate 6.6% 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.
• Peoria Unified School District (4237) (suburban): math 36% / reading 42% proficiency, ranked #64 of 249 in AZ (top 26%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Foothills Elementary School (math 30% / reading 34%, grade F, #505 of 1,109 statewide, top 47%, 604 students, 58% FRL); Cactus High School (math 27% / reading 31%, grade F, #130 of 381 statewide, top 34%, 1,144 students, 44% FRL) — zoned schools average 51% FRL vs 35% district-wide (16 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+1.9%/yr); 92 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals leasing fast (median 4d 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).

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 6 days on market — expect competitive offers; lowballing is unlikely to land.

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 $150,080 (9.0% below list)

Questions for the listing agent

1. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 0.91% ✗
• Cap rate: 6.62%
• Cash-on-cash: 1.18%
• DSCR: 1.05
• GRM: 9.2

CMA / ARV

• ARV (on-the-fly): $259,200
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7002 W Karen Lee Ln	0.45mi	2/1.0	673 (-6%)	17mo	$242,000	$360	54

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 · 1.86% rent growth · sell at horizon

5-year hold

• IRR: -15.7%
• Equity multiple: 0.45×
• Total profit: $-25,528
• Equity at exit: $24,602

10-year hold

• IRR: -9.3%
• Equity multiple: 0.45×
• Total profit: $-25,244
• Equity at exit: $14,266

Cash invested: $46,200 (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 85306

• Rents YoY: 1.9%
• Active inventory: 92
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $1,501 high
• Mortgage (P&I): −$865
• Tax est. 1.5%: −$206 /mo · $2,475/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$315
• Net cashflow: $45

Break-even live

Break-even rent $1,443

Max offer price $165,000

Occupancy floor 92%

Sensitivity live

Price	-10% $159	-5% $102	+0% $45	+5% $-12	+10% $-69
Rent	-10% $-73	-5% $-14	+0% $45	+5% $105	+10% $164
Rate	-1.0pp $128	-0.5pp $87	base $45	+0.5pp $3	+1.0pp $-41

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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6451 W Bell Rd Glendale, AZ	2.0	1.0–2.0	630	$1,285	$2.04	3d	107	0.67mi
5959 W Greenway Rd Glendale, AZ	1.0–2.0	1.0–2.0	735	$1,357	$1.85	0d	9	0.89mi
15050 N 59th Ave Glendale, AZ	1.0–2.0	1.0–2.0	775	$1,499	$1.93	3d	7	0.97mi
16601 N 75th Ave Peoria, AZ	1.0–3.0	1.0–2.0	1042	$1,896	$1.82	0d	17	1.03mi
15010 N 59th Ave Glendale, AZ	1.0–2.0	1.0–2.0	637	$1,445	$2.27	4d	13	1.05mi
15301 N 57th Ave Glendale, AZ	1.0–3.0	1.0–2.0	1008	$1,966	$1.95	0d	17	1.39mi

Listing history 1 events

1. 2026-05-21
   listed $165,000 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 · 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: $18,010
• − Mortgage interest: −$9,243
• − Property taxes: −$2,475
• − Insurance: −$825
• − Repairs & maintenance: −$1,441
• − Management: −$1,441
• − Depreciation: −$4,800
• Taxable loss: −$2,215
• Est. tax savings @ 24.0%: +$531
• After-tax cash flow: $1,076/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: Peoria Unified School District (4237)
• NCES district ID: 0406250
• Math proficiency: 36% ▼ -14.00%
• Reading proficiency: 42% ▼ -8.00%
• Median HH income: $60,171
• Composite: 34.62/100
• National rank: #5152
• State rank: #64 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): 24,911
• Household income: $84,779
• Rent vs Own: 35.2% rent · 64.8% own
• Severe rent burden: 981.0

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 (68%)
• Race & ethnicity: White 68% Hispanic / Latino 21% Two or more races 13% Black 3% Asian 2% Native American 2%
• Hispanic origin (detail): Mexican 15%
• Common ancestry: Romanian 4% Lithuanian 3% Slovak 3%
• Foreign-born: 10% · Canada, South Korea, China
• Languages at home: 85% English-only · Spanish 9% Other Indo-European 2% Arabic 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: ▼ -198.37%
• Current HPI: 336.9411
• Rent YoY: ▲ 1.86%
• 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

2 events — show timeline

• 2026-05-27 Pending — ARMLS
• 2026-05-21 Listed $165,000 ARMLS

Property tax history

-5.1%/yr

Latest (2025): $287 · +2.3% YoY. Source: county tax records.