300 W Lower Buckeye Rd #26 · Avondale, AZ 85323

$75,000

2 bd · 2.0 ba · 1,024 sqft · Manufactured · 266 Days on market

Built 1987 Est $133k · 44% under ↓ 12% 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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.6/5.0
• Schools +2.8/10.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

This charming 2-bedroom mobile home is ready to welcome you! It greets you with a 1-car carport. This home also features wood-look flooring, vaulted ceilings, and a spacious great room for comfortable living. The quaint kitchen is equipped with stainless steel appliances, white cabinetry, and ample counter space. The main bedroom offers a private retreat with its own closet and ensuite bathroom. Start your mornings on the cozy patio, perfect for coffee or relaxation. Located in a community with a park, playground, BBQ areas, and a refreshing pool, and just minutes from parks, dining, and more. This gem is the one for you!

Key facts

• Wood-look flooring
• 1-car carport
• Ample counter space

Tags

• 1-CAR CARPORT
• WOOD-LOOK FLOORING
• SPACIOUS GREAT ROOM
• STAINLESS STEEL APPLIANCES
• AMPLE COUNTER SPACE
• PRIVATE RETREAT

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $75k.

Deal economics

• At list price, monthly cash flow is $670 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $75k).
• Recommended offer: $66k (12.0% below list) — sets the bar for market timing.
• Cap rate 17.0% vs local median 3.4% in Avondale — 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 72/100 on livability (#29 in AZ) — a middle-class / working-renter tenant base. Strengths: housing A+, commute A; Watch: health & safety C-, crime D+, amenities F.
• Agua Fria Union High School District (4289) (suburban): math 24% / reading 37% proficiency, ranked #99 of 249 in AZ (top 40%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Agua Fria High School (math 15% / reading 26%, grade F, #222 of 381 statewide, top 59%, 1,652 students, 62% FRL).
• Market conditions: Rents flat; 305 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals leasing fast (median 2d 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 $519 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 + 0.3% rent growth), your $21k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 266 days — a 12% lower offer ($66k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y ago; this cycle's ask has dropped $10k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $66,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 266 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 D 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: 2.01% ✓
• Cap rate: 17.01%
• Cash-on-cash: 38.28%
• DSCR: 2.70
• GRM: 4.2

CMA / ARV

• ARV (on-the-fly): $133,120
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
300 W Lower Buckeye Rd #26	0.00mi	2/2.0	1,024 (0%)	2mo	$75,000	$73	99
300 W Lower Buckeye Rd #81	0.00mi	2/2.0	896 (-12%)	19mo	$61,000	$68	63
1112 S Central Ave	0.21mi	3/2.0 (+1)	1,120 (+9%)	11mo	$275,000	$246	60
209 W Del Rio Ln	0.05mi	3/2.0 (+1)	924 (-10%)	20mo	$120,000	$130	60

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 · 0.34% rent growth · sell at horizon

5-year hold

• IRR: 31.3%
• Equity multiple: 2.27×
• Total profit: $26,615
• Equity at exit: $11,183

10-year hold

• IRR: 37.0%
• Equity multiple: 4.00×
• Total profit: $62,952
• Equity at exit: $6,485

Cash invested: $21,000 (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 85323

• Home prices YoY: -27.1%
• Rents YoY: 0.3%
• Active inventory: 305
• Price-to-rent: 4.2×

Monthly cashflow live

• Estimated rent: $1,504 high
• Mortgage (P&I): −$393
• Tax est. 1.5%: −$94 /mo · $1,125/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$316
• Net cashflow: $670

Break-even live

Break-even rent $656

Max offer price $75,000

Occupancy floor 50%

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
812 S Greenleaf Ln Avondale, AZ	3.0	1.0	800	$1,399	$1.75	1d	1	0.29mi
231 S 1st St Unit 1 Avondale, AZ	2.0	1.0	1050	$1,600	$1.52	1d	1	0.78mi
102 S 4th Ave Avondale, AZ	1.0–3.0	1.0–2.0	853	$1,550	$1.82	1d	26	0.80mi
207 S 3rd St Unit 11 Avondale, AZ	2.0	1.0	950	$1,000	$1.05	1d	1	0.88mi
12 E Hill Dr Avondale, AZ	3.0	1.0	1319	$1,600	$1.21	1d	1	1.02mi
312 E Kinderman Dr Unit 1 Avondale, AZ	2.0	1.0	717	$1,375	$1.92	19d	1	1.14mi
12721 W Buckeye Rd Avondale, AZ	2.0–3.0	2.0	983	$1,497	$1.52	1d	6	1.28mi
103 E Brinker Dr Avondale, AZ	3.0	1.0	900	$1,150	$1.28	1d	3	1.29mi
620 N Litchfield Rd Goodyear, AZ	1.0–3.0	1.0–2.0	802	$1,532	$1.91	1d	14	1.33mi
522 N 4th St Unit A Avondale, AZ	2.0	1.0	858	$1,150	$1.34	1d	1	1.34mi
526 N 4th St Unit B Avondale, AZ	2.0	1.0	858	$1,150	$1.34	1d	1	1.36mi
302 E Lawrence Blvd #109 Avondale, AZ	3.0	2.5	1340	$2,100	$1.57	1d	1	1.40mi

Listing history 2 events

1. 2026-06-04
   remarks 629-char remark
2. 2026-06-04
   listed $75,000 Pending 266 DOM

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

Taxation est. · year 1

• Rental income: $18,049
• − Mortgage interest: −$4,201
• − Property taxes: −$1,125
• − Insurance: −$375
• − Repairs & maintenance: −$1,444
• − Management: −$1,444
• − Depreciation: −$2,182
• Taxable income: $7,278
• Est. tax owed @ 24.0%: −$1,747
• After-tax cash flow: $6,292/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: Agua Fria Union High School District (4289)
• NCES district ID: 0400450
• Math proficiency: 24% ▼ -32.00%
• Reading proficiency: 37% ▼ -12.00%
• Median HH income: $64,107
• Composite: 27.92/100
• National rank: #6865
• State rank: #99 of 249 in AZ

Livability — Avondale

• Score: 72/100
• State rank: #29
• US rank: #6100

Category grades

Amenities F Commute A Cost of living B- Crime D+ Employment B- Housing A+ Health & safety C- User ratings D

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Avondale, AZ
• County: Maricopa County · 4,537,380 people
• City population: 86,122
• Metro: Phoenix-Mesa-Chandler, AZ
• Population (ZIP): 47,043
• Household income: $83,120
• Rent vs Own: 40.6% rent · 59.4% own
• Severe rent burden: 1506.0

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 0.58)
• Race & ethnicity: Hispanic / Latino 60% Two or more races 26% White 22% Black 13% Asian 2% Native American 2%
• Hispanic origin (detail): Mexican 52% Puerto Rican 1%
• Common ancestry: Italian 2% Portuguese 1% Ukrainian 1%
• Foreign-born: 19% · Canada, Vietnam
• Languages at home: 53% English-only · Spanish 42% Arabic 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: ▼ -118.44%
• Current HPI: 319.3653
• Rent YoY: ▲ 0.34%
• 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

-11.8% since first listed

13 events — show timeline

• 2026-06-03 Pending — ARMLS
• 2026-04-30 Sold (MLS) — ARMLS
• 2025-09-06 Pending — ARMLS
• 2025-08-11 Price Changed $75,000 ARMLS
• 2025-08-11 Price Changed $750,000 ARMLS
• 2025-05-15 Relisted — ARMLS
• 2025-05-13 Listing Removed — ARMLS
• 2025-04-12 Price Changed $85,000 ARMLS
• 2025-03-23 Price Changed $80,000 ARMLS
• 2025-03-13 Price Changed $85,000 ARMLS
• 2025-02-17 Price Changed $90,000 ARMLS
• 2024-12-17 Price Changed $95,000 ARMLS
• 2024-12-12 Listed $85,000 ARMLS