6612 W Hatcher Rd · Glendale, AZ 85302

$185,000

2 bd · 2.0 ba · 1,368 sqft · Manufactured public records · 23 Days on market

Built 1975 5,658 sqft lot Est $183k · at est. $16/mo HOA · 1% of rent

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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 +21.6/30.0
• ARV discount +7.1/15.0
• DSCR +6.9/10.0
• 1% rule +4.4/10.0
• Livability +3.8/5.0
• Schools +3.5/10.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Very nice 2 bed 2 bath Manufactured Home with Formal Dining Room,Built in China Cabinet,Pantry, Family Room, Large covered side patio, two car covered carport. Roof was recoated two years ago.13 seer A/C installed approx four years ago. All appliances covey as does the two storage sheds. Home needs some cosmetic touch ups but nothing major to best of Seller's Knowledge. Seller can make no repairs so this is being sold ''AS-IS''. Seller's Property Disclosure will be available. Family Community, not age restricted. Community Pool.

Key facts

• Community pool
• Ample parking
• Outdoor space

Tags

• EXTENDED COVERED PATIO
• OUTDOOR SPACE
• AMPLE PARKING
• LARGE KITCHEN DINING AREA
• COMMUNITY POOL
• GREAT GLENDALE LOCATION

Property features AI

Finance

• HOA & community: Home association with $16 monthly fee (includes grounds maintenance); Community pool; Near bus stop

Exterior

• Parking: 2 covered parking spaces; 2 carport spaces
• Utilities: City water; Public sewer
• Home design: Manufactured/Mobile home; Fee simple ownership
• Construction: Aluminum siding; Steel frame construction; Built-up roof
• Exterior features: Storage; Chain-link fencing; Desert front lot

Interior

• Kitchen: Refrigerator; Dishwasher; Garbage disposal; Water purifier
• Bedrooms: 2 possible bedrooms
• Flooring: Laminate flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Natural gas heating; Central air conditioning
• Interior features: High-speed internet; No interior steps; Kitchen island; Pantry; Master bedroom with full bath
• Laundry & utility: Laundry inside the home

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $185k.

Deal economics

• At list price, monthly cash flow is $282 ($3k/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 $174k (5.9% below list).
• Recommended offer: $174k (5.9% below list) — sets the bar for 1% rule.
• Cap rate 8.1% 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: Sahuaro Ranch Elementary School (math 18% / reading 35%, grade F, #621 of 1,109 statewide, top 56%, 618 students, 64% FRL); Ironwood High School (math 33% / reading 38%, grade F, #92 of 381 statewide, top 24%, 1,922 students, 44% FRL) — zoned schools average 54% FRL vs 35% district-wide (19 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+1.7%/yr); 170 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 16d on market — plan ~3-4 weeks tenant-placement turnaround); 36,011 units permitted in Maricopa County in 2024 (12,801 in 5+ unit buildings).
• This rent runs 32% of the median local income ($65k/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 23 days — a 2% lower offer ($182k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 17y 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 $40k; list at $185k implies a 362% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 6→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $174,137 (5.9% below list)

Questions for the listing agent

1. Built in 1975 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 0.94% ✗
• Cap rate: 8.12%
• Cash-on-cash: 6.52%
• DSCR: 1.29
• GRM: 8.9

CMA / ARV

• ARV (on-the-fly): $183,312
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6626 W Carol Ave	0.06mi	2/2.0	1,344 (-2%)	11mo	$180,500	$134	85
6612 W Mission Ln	0.10mi	2/2.0	1,450 (+6%)	8mo	$160,000	$110	78
6615 W Carol Ave Ave	0.02mi	3/2.0 (+1)	1,344 (-2%)	20mo	$268,000	$199	75
6533 W Carol Ave	0.06mi	3/2.0 (+1)	1,464 (+7%)	15mo	$189,000	$129	68
6608 W Hatcher Rd	0.01mi	3/2.0 (+1)	1,458 (+7%)	22mo	$192,000	$132	65
6538 W Eva St	0.15mi	3/2.0 (+1)	1,249 (-9%)	12mo	$245,000	$196	64
6544 W Sunnyslope Ln	0.06mi	3/2.0 (+1)	1,537 (+12%)	19mo	$250,000	$163	56

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 · 1.74% rent growth · sell at horizon

5-year hold

• IRR: -7.6%
• Equity multiple: 0.72×
• Total profit: $-14,313
• Equity at exit: $27,584

10-year hold

• IRR: 0.5%
• Equity multiple: 1.03×
• Total profit: $1,551
• 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 85302

• Rents YoY: 1.7%
• Active inventory: 170
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $1,741 high
• Mortgage (P&I): −$970
• Tax from tax record: −$31 /mo · $371/yr
• Insurance: −$77
• HOA: −$16
• Vacancy / Maint / Mgmt: −$366
• Net cashflow: $282

Break-even live

Break-even rent $1,385

Max offer price $185,000

Occupancy floor 79%

Sensitivity live

Price	-10% $386	-5% $334	+0% $282	+5% $17	+10% $-47
Rent	-10% $144	-5% $213	+0% $282	+5% $350	+10% $419
Rate	-1.0pp $375	-0.5pp $329	base $282	+0.5pp $234	+1.0pp $185

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 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9350 N 67th Ave Glendale, AZ	2.0	2.0	970	$1,429	$1.47	45d	1	0.13mi
9350 N 67th Ave Glendale, AZ	2.0	2.0	970	$1,385	$1.43	0d	1	0.13mi
9350 N 67th Ave Glendale, AZ	2.0	2.0	970	$1,385	$1.43	14d	1	0.13mi
9350 N 67th Ave Unit B2 Glendale, AZ	2.0	2.0	970	$1,250	$1.29	45d	1	0.13mi
9160 N 67th Ave Peoria, AZ	2.0	2.0	1100	$2,065	$1.88	45d	6	0.16mi
9160 N 67th Ave Unit 212 Peoria, AZ	2.0	2.0	992	$1,680	$1.69	25d	1	0.19mi
6421 W Carol Ave Glendale, AZ	3.0	2.0	1243	$1,799	$1.45	19d	1	0.25mi
9121 N 68th Ave Peoria, AZ	2.0	2.0	1126	$1,699	$1.51	45d	1	0.25mi
9459 N 64th Dr Glendale, AZ	3.0	2.0	1531	$2,581	$1.69	0d	1	0.26mi
9459 N 64th Dr Glendale, AZ	3.0	2.0	1531	$2,600	$1.70	16d	1	0.26mi
9819 N 67th Dr Peoria, AZ	3.0	2.0	1648	$2,500	$1.52	25d	1	0.28mi
6353 W Mission Ln Glendale, AZ	3.0	2.0	1780	$2,200	$1.24	45d	1	0.30mi
8938 N 64th Ln Glendale, AZ	3.0	2.0	1256	$2,095	$1.67	0d	1	0.38mi
10013 N 66th Ln Glendale, AZ	3.0	2.0	1063	$1,999	$1.88	25d	1	0.39mi
6324 W Purdue Ave Glendale, AZ	3.0	1.5	1513	$1,350	$0.89	0d	1	0.40mi
9022 N 63rd Dr Glendale, AZ	3.0	2.0	1401	$2,195	$1.57	14d	1	0.40mi
7040 W Olive Ave #12 Peoria, AZ	2.0	2.0	900	$1,445	$1.61	25d	1	0.44mi
7027 W Palo Verde Ave Peoria, AZ	3.0	2.0	1500	$1,999	$1.33	45d	1	0.48mi
7040 W Olive Ave Peoria, AZ	2.0	2.0	953	$1,465	$1.54	6d	1	0.51mi
7056 W Eva St Peoria, AZ	3.0	2.0	1257	$1,985	$1.58	0d	1	0.54mi
8772 N 67th Ave Glendale, AZ	1.0–3.0	1.0–2.0	937	$1,654	$1.77	0d	24	0.56mi
7102 W Carol Ave Peoria, AZ	3.0	2.0	1288	$1,945	$1.51	0d	1	0.57mi
7102 W Palo Verde Ave Peoria, AZ	3.0	2.0	1360	$2,000	$1.47	45d	1	0.59mi
6746 W Ruth Ave Peoria, AZ	2.0	1.5	1120	$1,950	$1.74	0d	1	0.60mi
6325 W Cheryl Dr Glendale, AZ	2.0	2.0	1092	$2,100	$1.92	25d	1	0.63mi
6015 W Olive Ave Glendale, AZ	2.0	1.0	800	$1,500	$1.88	0d	16	0.76mi
6767 W Butler Dr Glendale, AZ	1.0–2.0	1.5–2.0	787	$1,471	$1.87	0d	14	0.81mi
6002 W Townley Ave Glendale, AZ	3.0	1.5	1026	$1,549	$1.51	0d	1	0.82mi
6011 W Townley Ave Glendale, AZ	2.0	1.5	1026	$1,399	$1.36	0d	1	0.83mi
9914 N 73rd Ave Peoria, AZ	3.0	1.5	1312	$1,716	$1.31	45d	1	0.85mi
6219 W North Ln Glendale, AZ	3.0	2.0	1662	$1,939	$1.17	18d	1	0.87mi
10615 N 63rd Dr Glendale, AZ	3.0	2.5	1837	$3,245	$1.77	0d	1	0.89mi
7022 W Cesar St Peoria, AZ	3.0	2.5	1514	$1,895	$1.25	45d	1	0.91mi
6525 W Mercer Ln Glendale, AZ	3.0	2.0	1501	$1,750	$1.17	14d	1	0.92mi
9205 N 59th Ave Unit 108 Glendale, AZ	2.0	2.0	1238	$1,600	$1.29	45d	1	0.93mi
7034 W McMahon Way Peoria, AZ	3.0	2.5	1606	$1,895	$1.18	21d	1	0.95mi
8622 N 59th Ave Glendale, AZ	2.0–3.0	2.0	1232	$1,450	$1.18	0d	6	0.97mi
7007 W Mercer Ln Peoria, AZ	3.0	2.5	1432	$2,100	$1.47	0d	1	0.99mi
8546 N 59th Ave Glendale, AZ	2.0	1.0–2.0	700	$1,235	$1.76	0d	9	0.99mi
8546 N 59th Ave Glendale, AZ	2.0	1.0–2.0	700	$1,975	$2.82	21d	6	0.99mi

HOA detail

• Monthly dues: $16 · $192/yr
• Likely covers: pool

Listing history 15 events

1. 2026-06-21
   days on market $185,000 Active 23 DOM
2. 2026-06-18
   days on market $185,000 Active 20 DOM
3. 2026-06-17
   days on market $185,000 Active 19 DOM
4. 2026-06-16
   days on market $185,000 Active 18 DOM
5. 2026-06-15
   days on market $185,000 Active 17 DOM
6. 2026-06-13
   days on market $185,000 Active 15 DOM
7. 2026-06-13
   days on market $185,000 Active 14 DOM
8. 2026-06-09
   days on market $185,000 Active 11 DOM
9. 2026-06-08
   days on market $185,000 Active 10 DOM
10. 2026-06-07
    days on market $185,000 Active 9 DOM
11. 2026-06-04
    days on market $185,000 Active 6 DOM
12. 2026-06-03
    days on market $185,000 Active 5 DOM
13. 2026-06-02
    days on market $185,000 Active 4 DOM
14. 2026-06-01
    days on market $185,000 Active 3 DOM
15. 2026-05-31
    days on market $185,000 Active 2 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast AZ · Resets to sale price

• Current annual tax: $371 · $31/mo
• Projected year-2 tax: $1,221 · $102/mo
• Expected delta: +$850/yr (+$71/mo · 229.5%)

ⓘ 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 1/10 Low
• 🌡 Heat 9/10 Extreme 6 d/yr ≥112°F today · 16 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: $20,896
• − Mortgage interest: −$10,363
• − Property taxes: −$371
• − Insurance: −$925
• − Repairs & maintenance: −$1,672
• − Management: −$1,672
• − HOA: −$192
• − Depreciation: −$5,382
• Taxable income: $321
• Est. tax owed @ 24.0%: −$77
• After-tax cash flow: $3,302/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): 40,612
• Household income: $65,132
• Rent vs Own: 47.2% rent · 52.8% own
• Severe rent burden: 2090.0

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 0.67)
• Race & ethnicity: White 45% Hispanic / Latino 35% Two or more races 19% Black 9% Asian 5% Native American 2%
• Hispanic origin (detail): Mexican 26% Cuban 2%
• Common ancestry: Lithuanian 2% Portuguese 2% Romanian 1%
• Foreign-born: 15% · Canada, Vietnam, China
• Languages at home: 71% English-only · Spanish 20% Arabic 2% Vietnamese 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: ▼ -342.03%
• Current HPI: 335.9575
• Rent YoY: ▲ 1.74%
• 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

+224.6% since first listed

4 events — show timeline

• 2026-05-29 Listed $185,000 ARMLS
• 2009-11-20 Sold (MLS) $40,000 ARMLS
• 2009-11-02 Listing Removed — ARMLS
• 2009-09-09 Listed $57,000 ARMLS

Property tax history

-0.8%/yr

Latest (2025): $371 · +2.3% YoY. Source: county tax records.