2131 E Union Hills Dr Unit M6 · Phoenix, AZ 85024

$119,000

2 bd · 2.0 ba · 990 sqft · Manufactured · 30 Days on market

Built 2016 Good condition 4,356 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 +28.7/30.0
• DSCR +10.0/10.0
• 1% rule +8.0/10.0
• ARV discount +7.5/15.0
• Schools +3.8/10.0
• Livability +3.8/5.0
• Condition / age +3.8/5.0
• Rent growth +2.9/5.0
• Appreciation +0.0/10.0

Listing remarks

Seize the chance to own this charming 2-bedroom mobile home in Buffalo Ridge-Melody Ridge MH Park! You're greeted by an inviting front porch perfect for enjoying morning coffee. Inside, the appealing open layout features vaulted ceilings, a soothing palette, blinds, and wood-look flooring. The kitchen opens to great room area and includes an eat in kitchen, recessed lighting, built-in appliances, and a peninsula with a breakfast bar. Large bedrooms. Meticulously maintained. Turn key! . The Community offers a refreshing pool, playground, dog park, basketball court and well-maintained common areas. Don't miss out on this fantastic opportunity!

Key facts

• Built-in appliances
• Front porch
• Eat in kitchen

Tags

• FRONT PORCH
• OPEN LAYOUT
• EAT IN KITCHEN
• RECESSED LIGHTING
• BUILT-IN APPLIANCES
• BREAKFAST BAR

Property features AI

Finance

• Other: Lot approximately 4,356 sqft
• HOA & community: Land lease community; Land lease fee $790 monthly; No additional association fees

Exterior

• Parking: 2 covered parking spaces; 2 carport spaces
• Utilities: City water; Public sewer
• Home design: Manufactured / mobile home; Leasehold ownership
• Construction: Vertical siding; Wood frame construction; Painted exterior; Composition roof
• Exterior features: Gravel/stone front; Mountain views; Private maintained road; Community pool; Playground; Biking/walking path

Interior

• Kitchen: Built-in microwave; Dishwasher; Garbage disposal; Laminate counters
• Bedrooms: 2 possible bedrooms
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Has heating; Ceiling fan(s); Has cooling
• Interior features: High-speed internet; Master bedroom on main level; Eat-in kitchen; Breakfast bar; No interior steps (single-level entry); Vaulted ceilings; 3/4 bath in master bedroom; Laminate countertops; Lever door handles; Bath lever faucets
• Laundry & utility: Indoor laundry; Washer/dryer hookup only

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $119k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $397 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $119k).
• Recommended offer: $117k (1.5% below list) — sets the bar for market timing.
• Cap rate 10.3% 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.
• Paradise Valley Unified District (4241) (urban): math 39% / reading 46% proficiency, ranked #56 of 249 in AZ (top 22%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Echo Mountain Primary School (math 22% / reading 22%, grade F, #687 of 1,109 statewide, top 65%, 530 students, 74% FRL); Vista Verde Middle School (math 13% / reading 26%, grade F, #134 of 218 statewide, top 63%, 544 students, 71% FRL); North Canyon High School (math 13% / reading 23%, grade F, #242 of 381 statewide, top 64%, 1,842 students, 55% FRL) — zoned schools average 66% FRL vs 29% district-wide (37 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 20% at this address vs 42% district-wide (-23 pts) — the specific schools serving this property underperform the Paradise Valley Unified District (4241) average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising (+1.4%/yr); 201 active listings in the ZIP; 33 comparable units currently listed for rent nearby; rentals at typical pace (median 17d 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).
• This rent is only 17% of the median local income ($107k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $823 of loan paydown is wiped out by about $4k 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 + 1.4% rent growth), your $33k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 30 days — a 2% lower offer ($117k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $117,215 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 1.30% ✓
• Cap rate: 10.30%
• Cash-on-cash: 14.30%
• DSCR: 1.64
• GRM: 6.4

CMA / ARV

• ARV (on-the-fly): $50,490
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2140 E Michigan Ave #35	0.21mi	3/2.0 (+1)	990 (0%)	1mo	$98,000	$99	84
18026 N Cave Creek Rd #125	0.31mi	2/1.0	960 (-3%)	1mo	$35,000	$36	76
18026 N Cave Creek Rd #16	0.32mi	2/1.0	952 (-4%)	3mo	$49,000	$51	72
2233 E Behrend Dr #152	0.68mi	2/2.0	980 (-1%)	3mo	$42,500	$43	64
1939 E Libby St	0.53mi	2/2.0	980 (-1%)	13mo	$175,000	$179	63
2233 E Behrend Dr #81	0.68mi	2/2.0	1,040 (+5%)	2mo	$52,000	$50	58
2701 E Utopia Rd #66	0.60mi	2/2.0	1,024 (+3%)	10mo	$50,000	$49	58
2701 E Utopia Rd #8	0.60mi	3/2.0 (+1)	984 (-1%)	14mo	$72,000	$73	54
1926 E Grovers Ave	0.57mi	2/2.0	924 (-7%)	11mo	$260,000	$281	53
2233 E Behrend Dr #92	0.68mi	2/2.0	1,056 (+7%)	5mo	$20,000	$19	53
2233 E Behrend Dr #93	0.69mi	2/2.0	1,056 (+7%)	6mo	$47,000	$45	52
17827 N 19th St	0.54mi	3/2.0 (+1)	1,096 (+11%)	12mo	$130,000	$119	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 · 1.44% rent growth · sell at horizon

5-year hold

• IRR: 2.9%
• Equity multiple: 1.11×
• Total profit: $3,646
• Equity at exit: $17,743

10-year hold

• IRR: 10.9%
• Equity multiple: 1.79×
• Total profit: $26,348
• Equity at exit: $10,289

Cash invested: $33,320 (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 85024

• Home prices YoY: -21.0%
• Rents YoY: 1.4%
• Active inventory: 201
• Price-to-rent: 6.4×

Monthly cashflow live

• Estimated rent: $1,544 high
• Mortgage (P&I): −$624
• Tax est. 1.5%: −$149 /mo · $1,785/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$324
• Net cashflow: $397

Break-even live

Break-even rent $1,041

Max offer price $119,000

Occupancy floor 69%

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: $29,750
• Closing costs: $3,570
• Reserves months: —
• Total cash needed: —

Rent comps 33 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
18416 N Cave Creek Rd Unit 6 Phoenix, AZ	1.0	1.0	748	$1,250	$1.67	7d	1	0.16mi
18660 N Cave Creek Rd Phoenix, AZ	1.0–3.0	1.0–2.0	961	$1,622	$1.69	2d	11	0.20mi
18416 N Cave Creek Rd Phoenix, AZ	2.0	1.0–2.0	786	$3,000	$3.81	4d	9	0.23mi
18202 N Cave Creek Rd Phoenix, AZ	1.0–3.0	1.0–2.0	722	$1,148	$1.59	4d	7	0.31mi
2077 E Charleston Ave Phoenix, AZ	2.0	1.0	720	$1,295	$1.80	24d	1	0.42mi
2067 E Charleston Ave Phoenix, AZ	2.0	2.0	840	$1,395	$1.66	24d	1	0.42mi
2554 E Villa Rita Dr Phoenix, AZ	2.0	1.0	1118	$2,750	$2.46	24d	1	0.59mi
17602 N Cave Creek Rd Phoenix, AZ	2.0	1.0–2.0	650	$1,625	$2.50	2d	13	0.61mi
19635 N Cave Creek Rd Phoenix, AZ	3.0	1.0–2.0	999	$1,643	$1.64	1d	22	0.83mi
1814 E Bell Rd Phoenix, AZ	1.0–2.0	1.0–2.0	1003	$1,637	$1.63	1d	12	0.91mi
20050 N Cave Creek Rd Phoenix, AZ	1.0–2.0	1.0–2.0	909	$1,770	$1.95	1d	10	0.92mi
2500 E Marco Polo Rd Phoenix, AZ	2.0	1.0–2.0	918	$2,390	$2.60	2d	16	0.94mi
2220 E Beardsley Rd Phoenix, AZ	4.0	1.0–2.0	855	$1,694	$1.98	2d	62	1.06mi
1750 E Bell Rd Phoenix, AZ	1.0–2.0	1.0	700	$1,349	$1.93	24d	1	1.08mi
16801 N 26th St Apt 17 Phoenix, AZ	2.0	1.0	800	$1,195	$1.49	24d	1	1.23mi
16627 N 25th St Unit 23 Phoenix, AZ	2.0	1.0	765	$1,145	$1.50	24d	1	1.24mi
1450 E Bell Rd Phoenix, AZ	1.0–3.0	1.0–2.0	957	$1,555	$1.62	2d	93	1.25mi
16621 N 25th St Phoenix, AZ	1.0	1.0	570	$899	$1.58	7d	1	1.27mi
3301 E Wescott Dr Phoenix, AZ	3.0	2.0	1101	$1,995	$1.81	24d	1	1.37mi
2424 E Grandview Rd Phoenix, AZ	2.0	1.0	700	$1,159	$1.66	24d	1	1.37mi
2424 E Grandview Rd Phoenix, AZ	2.0	1.0	700	$942	$1.35	21d	1	1.37mi
2424 E Grandview Rd Phoenix, AZ	2.0	1.0	575	$942	$1.64	4d	6	1.37mi
2424 E Grandview Rd Apt 310 Phoenix, AZ	2.0	1.0	700	$942	$1.35	24d	1	1.37mi
2424 E Grandview Rd Unit 112 Phoenix, AZ	1.0	1.0	550	$856	$1.56	24d	1	1.37mi
2424 E Grandview Rd Unit 107 Phoenix, AZ	2.0	1.0	700	$829	$1.18	24d	1	1.37mi
2424 E Grandview Rd Unit 312 Phoenix, AZ	1.0	1.0	550	$856	$1.56	21d	1	1.37mi
16816 N 29th St Apt 202 Phoenix, AZ	2.0	2.0	800	$1,100	$1.38	7d	1	1.37mi
1130 E Grovers Ave Phoenix, AZ	2.0	2.0	934	$1,336	$1.43	2d	12	1.38mi
1032 E Villa Maria Dr Phoenix, AZ	2.0	2.0	1097	$1,850	$1.69	20d	1	1.38mi
1032 E Villa Maria Dr Phoenix, AZ	2.0	2.0	1097	$1,850	$1.69	7d	1	1.38mi
16815 N 29th St Apt 146 Phoenix, AZ	2.0	1.0	850	$999	$1.18	24d	1	1.40mi
16815 N 29th St Phoenix, AZ	2.0	1.0	850	$1,199	$1.41	24d	1	1.43mi
16815 N 29th St Phoenix, AZ	2.0	1.0	850	$1,050	$1.23	16d	3	1.43mi

Listing history 15 events

1. 2026-06-18
   days on market $119,000 Active 30 DOM
2. 2026-06-17
   days on market $119,000 Active 29 DOM
3. 2026-06-16
   days on market $119,000 Active 28 DOM
4. 2026-06-15
   days on market $119,000 Active 27 DOM
5. 2026-06-13
   days on market $119,000 Active 25 DOM
6. 2026-06-13
   days on market $119,000 Active 24 DOM
7. 2026-06-09
   days on market $119,000 Active 21 DOM
8. 2026-06-08
   days on market $119,000 Active 20 DOM
9. 2026-06-07
   days on market $119,000 Active 19 DOM
10. 2026-06-04
    days on market $119,000 Active 16 DOM
11. 2026-06-03
    days on market $119,000 Active 15 DOM
12. 2026-06-02
    days on market $119,000 Active 14 DOM
13. 2026-06-01
    days on market $119,000 Active 13 DOM
14. 2026-05-31
    days on market $119,000 Active 12 DOM
15. 2026-05-19
    listed $119,000 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 4/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥110°F today · 18 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,524
• − Mortgage interest: −$6,666
• − Property taxes: −$1,785
• − Insurance: −$595
• − Repairs & maintenance: −$1,482
• − Management: −$1,482
• − Depreciation: −$3,462
• Taxable income: $3,052
• Est. tax owed @ 24.0%: −$733
• After-tax cash flow: $4,033/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 · 21 photos

Good 75/100 Cosmetic rehab

This charming 2-bedroom mobile home in Buffalo Ridge-Melody Ridge MH Park is in good condition with a good condition score of 75. It features an open layout, wood-look flooring, and a community pool. The home is move-in ready and has a good ROI potential.

Value-add opportunities

• Both Paint exterior — Enhances curb appeal and value
• Both Replace blinds — Improves natural light and aesthetics
• Both Upgrade flooring — Enhances overall look and value
• Both Upgrade appliances — Improves functionality and value

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior — Enhances curb appeal and value ↑
• Both Replace blinds — Improves natural light and aesthetics ↑
• Both Upgrade flooring — Enhances overall look and value ↑
• Both Upgrade appliances — Improves functionality and value ↑

ⓘ 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: Paradise Valley Unified District (4241)
• NCES district ID: 0405930
• Math proficiency: 39% ▼ -11.00%
• Reading proficiency: 46% ▼ -7.00%
• Median HH income: $64,106
• Composite: 37.89/100
• National rank: #4316
• State rank: #56 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): 26,199
• Household income: $106,724
• Rent vs Own: 34.1% rent · 65.9% own
• Severe rent burden: 547.0

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 (71%)
• Race & ethnicity: White 71% Hispanic / Latino 16% Two or more races 12% Asian 6% Black 2%
• Hispanic origin (detail): Mexican 13% Puerto Rican 1%
• Common ancestry: Romanian 3% Italian 3% Portuguese 3%
• Foreign-born: 12% · Canada, China, South Korea
• Languages at home: 78% English-only · Spanish 10% Other Indo-European 4% Russian/Polish/Slavic 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: ▼ -82.95%
• Current HPI: 312.7238
• Rent YoY: ▲ 1.44%
• 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

1 event — show timeline

• 2026-05-19 Listed $119,000 ARMLS