3334 E Southern Ave Unit 30b · Phoenix, AZ 85040

$55,000

2 bd · 2.0 ba · 1,024 sqft · Manufactured · 23 Days on market

Built 1995 Fair condition 3,000 sqft lot

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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
• Rent growth +2.2/5.0
• Condition / age +2.2/5.0
• Schools +1.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This charming home is bursting with potential, perfect for first-time buyers or those seeking a project. The flexible layout offers a blank canvas for your remodeling dreams, whether you crave an open-concept kitchen, a dedicated workspace, or a tranquil master suite.

Key facts

• Open-concept kitchen
• Abundant parking
• Dedicated bathroom

Tags

• OPEN-CONCEPT KITCHEN
• PRIVATE PRIMARY SUITE
• DEDICATED BATHROOM
• ABUNDANT PARKING
• LOCAL AMENITY LOCATION

Property features AI

Finance

• HOA & community: Land lease: $835 monthly; No additional association fees

Exterior

• Parking: 1 covered parking space; 1 carport space
• Utilities: City water; Public sewer
• Home design: Manufactured/mobile home; Fee simple ownership
• Construction: Vinyl siding; Wood frame construction; Painted exterior; Composition roof; Building area source: Builder
• Exterior features: Dirt front yard; Dirt back yard; No fencing

Interior

• Kitchen: Kitchen island; Built-in electric oven; Built-in microwave; Eat-in kitchen
• Bedrooms: 2 possible bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Mini split heating; Mini split cooling; Ceiling fans; Window/wall AC unit
• Interior features: Eat-in kitchen; Kitchen island; 3/4 bath in master bedroom; Built-in electric oven; Built-in microwave

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $55k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $55k).
• Recommended offer: $54k (1.5% below list) — sets the bar for market timing.
• Cap rate 29.5% 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.
• Roosevelt Elementary District (4279) (urban): math 8% / reading 14% proficiency, ranked #234 of 249 in AZ (top 94%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Cesar E Chavez Community School (math 2% / reading 8%, grade F, #1,084 of 1,109 statewide, top 99%, 418 students, 96% FRL) — zoned schools average 96% FRL vs 36% district-wide (60 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents soft (-1.2%/yr); 134 active listings in the ZIP; 29 comparable units currently listed for rent nearby; rentals leasing fast (median 2d 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 36% of the median local income ($61k/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 $380 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 $15k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 23 days — a 2% lower offer ($54k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y 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 $30k; list at $55k implies a 83% 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 $54,175 (1.5% below list)

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
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: 3.32% ✓
• Cap rate: 29.50%
• Cash-on-cash: 82.88%
• DSCR: 4.69
• GRM: 2.5

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: 79.8%
• Equity multiple: 4.47×
• Total profit: $53,501
• Equity at exit: $8,201

10-year hold

• IRR: 82.5%
• Equity multiple: 8.35×
• Total profit: $113,230
• Equity at exit: $4,755

Cash invested: $15,400 (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 85040

• Home prices YoY: -28.4%
• Rents YoY: -1.2%
• Active inventory: 134
• Price-to-rent: 2.5×

Monthly cashflow live

• Estimated rent: $1,827 high
• Mortgage (P&I): −$288
• Tax est. 1.5%: −$69 /mo · $825/yr
• Insurance: −$23
• HOA: −$0
• Vacancy / Maint / Mgmt: −$384
• Net cashflow: $1,064

Break-even live

Break-even rent $481

Max offer price $55,000

Occupancy floor 37%

Sensitivity live

Price	-10% $1,102	-5% $1,083	+0% $1,064	+5% $1,045	+10% $1,026
Rent	-10% $919	-5% $991	+0% $1,064	+5% $1,136	+10% $1,208
Rate	-1.0pp $1,091	-0.5pp $1,078	base $1,064	+0.5pp $1,049	+1.0pp $1,035

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: $13,750
• Closing costs: $1,650
• Reserves months: —
• Total cash needed: —

Rent comps 29 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3400 E Southern Ave Phoenix, AZ	1.0–3.0	1.0–2.0	985	$1,824	$1.85	2d	35	0.08mi
5885 S 32nd St Phoenix, AZ	1.0–3.0	1.0–2.0	1156	$1,972	$1.71	2d	11	0.20mi
5611 S 32nd St Phoenix, AZ	1.0–3.0	1.0–2.0	976	$1,746	$1.79	2d	13	0.23mi
6445 S 32nd St Phoenix, AZ	3.0	2.0	1488	$2,350	$1.58	2d	1	0.43mi
2940 E Atlanta Ave Phoenix, AZ	2.0	1.0	725	$1,095	$1.51	20d	1	0.70mi
6250 S 40th St Phoenix, AZ	1.0–3.0	1.0–2.0	1041	$1,940	$1.86	2d	16	0.73mi
4005 E La Salle St Phoenix, AZ	3.0	2.0	1149	$1,859	$1.62	20d	1	0.85mi
2822 E Mobile Ln Apt 2 Phoenix, AZ	2.0	1.0	800	$1,700	$2.12	11d	1	0.88mi
5820 S 26th Pl Phoenix, AZ	3.0	2.0	1341	$2,050	$1.53	2d	1	0.97mi
3434 E Baseline Rd Phoenix, AZ	1.0–2.0	1.0–2.0	740	$1,500	$2.03	15d	2	0.98mi
3434 E Baseline Rd Phoenix, AZ	1.0–2.0	1.0–2.0	740	$1,500	$2.03	2d	2	0.98mi
6219 S 25th Pl Phoenix, AZ	1.0	1.0	850	$1,600	$1.88	3d	1	1.01mi
3606 E Baseline Rd Phoenix, AZ	1.0–3.0	1.0–2.0	1065	$1,870	$1.76	2d	9	1.02mi
3802 E Baseline Rd Phoenix, AZ	1.0–3.0	1.0–2.0	833	$1,424	$1.71	2d	24	1.03mi
4163 E Pecan Rd Phoenix, AZ	3.0	2.0	1182	$1,999	$1.69	15d	1	1.04mi
3511 E Baseline Rd Phoenix, AZ	2.0	1.5–2.0	858	$1,700	$1.98	3d	3	1.15mi
3511 E Baseline Rd Phoenix, AZ	2.0	1.5–2.0	858	$1,688	$1.97	2d	3	1.15mi
4312 E Burgess Ln Phoenix, AZ	3.0	2.0	1025	$1,675	$1.63	2d	1	1.16mi
3900 E Baseline Rd #118 Phoenix, AZ	2.0	2.0	1218	$1,999	$1.64	2d	1	1.16mi
3511 E Baseline Rd #1104 Phoenix, AZ	2.0	2.0	827	$2,175	$2.63	25d	1	1.21mi
4328 E Saint Catherine Ave Phoenix, AZ	3.0	2.0	1272	$2,000	$1.57	2d	1	1.25mi
2330 E Huntington Dr Unit 103 Phoenix, AZ	2.0	1.0	1224	$1,589	$1.30	11d	1	1.31mi
2330 E Huntington Dr Phoenix, AZ	2.0	1.0	884	$1,589	$1.80	2d	1	1.31mi
6421 S 23rd St Unit B Phoenix, AZ	2.0	1.0	860	$1,495	$1.74	2d	1	1.34mi
2235 E Nancy Ln Phoenix, AZ	3.0	1.0	960	$1,655	$1.72	11d	1	1.39mi
7027 S 43rd Way Phoenix, AZ	3.0	2.0	1203	$2,200	$1.83	24d	1	1.42mi
2457 E Pueblo Ave Unit 1 Phoenix, AZ	2.0	1.0	764	$1,200	$1.57	2d	1	1.45mi
2210 E Alta Vista Rd Phoenix, AZ	3.0	2.0	1007	$1,700	$1.69	17d	1	1.47mi
2210 E Alta Vista Rd Phoenix, AZ	3.0	2.0	1007	$1,700	$1.69	11d	1	1.47mi

Listing history 15 events

1. 2026-06-21
   days on market $55,000 Active 23 DOM
2. 2026-06-18
   days on market $55,000 Active 20 DOM
3. 2026-06-17
   days on market $55,000 Active 19 DOM
4. 2026-06-16
   days on market $55,000 Active 18 DOM
5. 2026-06-15
   days on market $55,000 Active 17 DOM
6. 2026-06-13
   days on market $55,000 Active 15 DOM
7. 2026-06-13
   days on market $55,000 Active 14 DOM
8. 2026-06-09
   days on market $55,000 Active 11 DOM
9. 2026-06-08
   days on market $55,000 Active 10 DOM
10. 2026-06-07
    days on market $55,000 Active 9 DOM
11. 2026-06-04
    days on market $55,000 Active 6 DOM
12. 2026-06-03
    days on market $55,000 Active 5 DOM
13. 2026-06-02
    days on market $55,000 Active 4 DOM
14. 2026-06-01
    days on market $55,000 Active 3 DOM
15. 2026-05-31
    days on market $55,000 Active 2 DOM

ⓘ 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 2/10 Low
• 🌡 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: $21,930
• − Mortgage interest: −$3,081
• − Property taxes: −$825
• − Insurance: −$275
• − Repairs & maintenance: −$1,754
• − Management: −$1,754
• − Depreciation: −$1,600
• Taxable income: $12,640
• Est. tax owed @ 24.0%: −$3,034
• After-tax cash flow: $9,730/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

Fair 45/100 Moderate rehab

This manufactured home requires significant repairs and maintenance, particularly to the roof and exterior siding, to improve its condition and value.

Repairs flagged

• Major roof — Signs of significant wear and potential leaks.
• Major exterior siding — Visible wear and possible damage.

Value-add opportunities

• Both roof replacement — A new roof would significantly increase the home's value and appeal to potential buyers or renters.
• Both exterior siding repair — Repairing the siding would improve the home's curb appeal and increase its value.
• Both painting — Fresh paint would improve the home's appearance and make it more attractive to potential buyers or renters.

Renovation cost estimate screening

Repair item	Severity	Est. cost
roof · Signs of significant wear and potential leaks.	Major	$15,000–50,000
exterior siding · Visible wear and possible damage.	Major	$15,000–50,000
Total estimated repair cost · 2 items		$30,000–100,000

Value-add ROI direction

• Both roof replacement — A new roof would significantly increase the home's value and appeal to potential buyers or renters. ↑
• Both exterior siding repair — Repairing the siding would improve the home's curb appeal and increase its value. ↑
• Both painting — Fresh paint would improve the home's appearance and make it more attractive to potential buyers or renters. ↑

ⓘ 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: Roosevelt Elementary District (4279)
• NCES district ID: 0407080
• Math proficiency: 8% ▼ -13.00%
• Reading proficiency: 14% ▼ -8.00%
• Median HH income: $42,813
• Composite: 9.74/100
• National rank: #9829
• State rank: #234 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): 34,117
• Household income: $60,727
• Rent vs Own: 52.1% rent · 47.9% own
• Severe rent burden: 1460.0

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 0.55)
• Race & ethnicity: Hispanic / Latino 64% Two or more races 28% Black 16% White 13% Native American 4% Asian 3%
• Hispanic origin (detail): Mexican 58% Puerto Rican 1%
• Common ancestry: Romanian 1% Italian 1% Lithuanian 1%
• Foreign-born: 23% · Canada, South Korea
• Languages at home: 51% English-only · Spanish 45% Other Indo-European 1% Tagalog/Filipino 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: ▼ -158.81%
• Current HPI: 401.3438
• Rent YoY: ▼ -1.21%
• 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

+10.0% since first listed

6 events — show timeline

• 2026-05-29 Listed $55,000 ARMLS
• 2024-05-17 Sold (MLS) $30,000 ARMLS
• 2024-05-03 Pending — ARMLS
• 2024-04-11 Price Changed $45,000 ARMLS
• 2024-03-17 Price Changed $47,000 ARMLS
• 2024-02-17 Listed $50,000 ARMLS