3150 W Glendale Ave #68 · Phoenix, AZ 85051

$45,000

2 bd · 1.0 ba · 840 sqft · Manufactured · 64 Days on market

Built 1978 Fair condition 728 sqft lot ↓ 10% 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.8/5.0
• Schools +2.3/10.0
• Condition / age +2.2/5.0
• Rent growth +1.7/5.0
• Appreciation +0.0/10.0

Listing remarks

Charming 2 B/R 1 Bath Tub and Shower with Sprayer. Spacious Master Bedroom with plenty of Closet Space. Dinning in Kitchen Area. Beautiful Cabinetry, Refrigerator will convey. Built in Shelf in Dinning Area. Beautiful and Spacious Living Room with Beautiful Picture Windows. Security Camara inside and Front Area. Has Ramp with rails and Front Doorsteps. Security Metal Front Door. Fencing all around, Gravel Landscape. Washer and Dryer will convey. This Beautiful Mobile Home Shows Pride of Ownership, Waiting for The Perfect Future Owners. Price to Sell! Better Hurry it won't Last!

Key facts

• Fencing all around
• Tub and shower
• Built in shelf

Tags

• TUB AND SHOWER
• BUILT IN SHELF
• SECURITY CAMERA
• SECURITY METAL FRONT DOOR
• FENCING ALL AROUND

Property features AI

Finance

• HOA & community: Land lease: $850 monthly; Community pool; No association fees

Exterior

• Parking: 1 covered parking space; 1 carport space
• Utilities: City water; Public sewer
• Home design: Manufactured/Mobile home; Leasehold property
• Construction: Steel frame construction; Painted exterior; Composition roof
• Exterior features: Gravel/stone front and back; Asphalt road access

Interior

• Kitchen: Eat-in kitchen
• Bedrooms: 2 possible bedrooms
• Flooring: Laminate flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Heat pump heating; Central air conditioning
• Interior features: Eat-in kitchen

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $45k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $603 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $45k).
• Recommended offer: $42k (6.0% below list) — sets the bar for market timing.
• Cap rate 22.4% 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.
• Glendale Union High School District (4285) (urban): math 23% / reading 31% proficiency, ranked #130 of 249 in AZ (top 52%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Glendale High School (math 13% / reading 22%, grade F, #245 of 381 statewide, top 65%, 1,816 students, 76% FRL).
• Market conditions: Rents falling (-3.0%/yr); 117 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals leasing fast (median 1d on market — plan ~1-2 weeks tenant-placement turnaround); 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 $311 of loan paydown is wiped out by about $1k 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 $13k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 64 days — a 6% lower offer ($42k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $42,300 (6.0% below list)

Questions for the listing agent

1. It's been on market 64 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1978 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 2.57% ✓
• Cap rate: 22.37%
• Cash-on-cash: 57.41%
• DSCR: 3.55
• GRM: 3.2

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: 52.5%
• Equity multiple: 3.20×
• Total profit: $27,731
• Equity at exit: $6,710

10-year hold

• IRR: 56.6%
• Equity multiple: 5.81×
• Total profit: $60,557
• Equity at exit: $3,891

Cash invested: $12,600 (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 85051

• Home prices YoY: -22.4%
• Rents YoY: -3.0%
• Active inventory: 117
• Price-to-rent: 3.2×

Monthly cashflow live

• Estimated rent: $1,157 high
• Mortgage (P&I): −$236
• Tax est. 1.5%: −$56 /mo · $675/yr
• Insurance: −$19
• HOA: −$0
• Vacancy / Maint / Mgmt: −$243
• Net cashflow: $603

Break-even live

Break-even rent $394

Max offer price $45,000

Occupancy floor 43%

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: $11,250
• Closing costs: $1,350
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6711 N 35th Ave Phoenix, AZ	2.0	1.0	824	$1,300	$1.58	23d	1	0.43mi
7101 N 36th Ave #128 Phoenix, AZ	2.0	1.5	960	$1,095	$1.14	2d	1	0.51mi
7101 N 36th Ave Phoenix, AZ	2.0–3.0	1.5–2.0	992	$995	$1.00	3d	2	0.51mi
7101 N 36th Ave Phoenix, AZ	2.0–3.0	1.5–2.0	992	$995	$1.00	1d	2	0.51mi
7232 N 27th Ave Unit 139a Phoenix, AZ	2.0	1.0	825	$1,095	$1.33	17d	1	0.55mi
6816 N 35th Ave Unit F Phoenix, AZ	2.0	2.0	998	$1,499	$1.50	24d	1	0.56mi
7232 N 27th Ave Apt 222 Phoenix, AZ	1.0	1.0	675	$895	$1.33	17d	1	0.57mi
7150 N 27th Ave Phoenix, AZ	1.0	1.0	550	$750	$1.36	1d	1	0.57mi
7232 N 27th Ave Phoenix, AZ	1.0	1.0	675	$1,095	$1.62	17d	1	0.58mi
7232 N 27th Ave Phoenix, AZ	1.0–2.0	1.0	750	$1,200	$1.60	1d	5	0.58mi
7328 N 27th Ave Apt 240 Phoenix, AZ	1.0	1.0	529	$1,100	$2.08	21d	1	0.59mi
7328 N 27th Ave Unit 134 W/D Phoenix, AZ	2.0	1.0	800	$1,200	$1.50	1d	1	0.60mi
7328 N 27th Ave Unit 233 W/D Phoenix, AZ	1.0	1.0	529	$1,100	$2.08	1d	1	0.61mi
7328 N 27th Ave Apt 232 Phoenix, AZ	1.0	1.0	529	$1,100	$2.08	19d	1	0.61mi
7328 N 27th Ave Apt 227 Phoenix, AZ	2.0	1.0	800	$1,200	$1.50	17d	1	0.62mi
7328 N 27th Ave Unit 217 W/D Phoenix, AZ	1.0	1.0	529	$800	$1.51	1d	1	0.65mi
6819 N 27th Ave Phoenix, AZ	1.0	1.0	600	$974	$1.62	1d	5	0.65mi
6805 N 27th Ave Unit 206 Phoenix, AZ	2.0	1.0	640	$1,143	$1.79	1d	1	0.67mi
6805 N 27th Ave Unit 321 Phoenix, AZ	2.0	1.0	640	$995	$1.55	1d	1	0.67mi
6627 N 27th Ave Phoenix, AZ	2.0	1.5	968	$1,495	$1.54	1d	1	0.72mi
2608 W Ocotillo Rd Unit A Phoenix, AZ	2.0	1.0	850	$1,600	$1.88	1d	1	0.76mi
2609 W Ocotillo Rd #4 Phoenix, AZ	2.0	1.5	968	$1,299	$1.34	2d	1	0.80mi
6230 N 33rd Ave #102 Phoenix, AZ	2.0	2.0	975	$1,495	$1.53	13d	1	0.80mi
2645 W Morten Ave Unit 2 Phoenix, AZ	1.0	1.0	531	$899	$1.69	1d	1	0.82mi
6801 N 25th Dr Phoenix, AZ	1.0–2.0	1.0	750	$1,199	$1.60	1d	1	0.83mi
6721 N 25th Dr Phoenix, AZ	2.0	1.0	750	$950	$1.27	1d	1	0.85mi
2512 W Ocotillo Rd Phoenix, AZ	2.0	1.0	750	$899	$1.20	4d	1	0.86mi
2520 W McLellan Blvd Phoenix, AZ	2.0–3.0	1.0	800	$849	$1.06	1d	6	0.86mi
2502 W Ocotillo Rd Phoenix, AZ	1.0–2.0	1.0	650	$1,499	$2.31	1d	2	0.87mi
3031 W Northern Ave Phoenix, AZ	2.0	1.0–2.0	828	$1,612	$1.95	1d	4	0.87mi
2609 W Morten Ave #1 Phoenix, AZ	1.0	1.0	850	$950	$1.12	4d	1	0.87mi
2501 W Ocotillo Rd Phoenix, AZ	1.0–2.0	1.0	740	$845	$1.14	1d	4	0.90mi
2540 W Maryland Ave Phoenix, AZ	1.0–2.0	1.0	725	$1,449	$2.00	1d	2	0.93mi
3302 W Northern Ave Unit 2 Phoenix, AZ	3.0	1.0	914	$1,195	$1.31	1d	1	0.95mi
3301 W Loma Ln Unit 4 Phoenix, AZ	2.0	1.0	810	$1,345	$1.66	1d	1	0.97mi
6241 N 27th Ave Apt 318 Phoenix, AZ	1.0	1.0	656	$899	$1.37	1d	1	0.97mi
3315 W Loma Ln Unit 4 Phoenix, AZ	2.0	1.0	800	$895	$1.12	1d	1	0.98mi
3321 W Loma Ln Phoenix, AZ	2.0	1.0	800	$1,095	$1.37	1d	1	0.99mi
6241 N 27th Ave Unit 228 Phoenix, AZ	2.0	2.0	856	$1,199	$1.40	1d	1	1.00mi
6241 N 27th Ave Unit 327 Phoenix, AZ	2.0	2.0	856	$1,199	$1.40	17d	1	1.00mi

Listing history 15 events

1. 2026-06-18
   days on market $45,000 Active 64 DOM
2. 2026-06-17
   days on market $45,000 Active 63 DOM
3. 2026-06-16
   days on market $45,000 Active 62 DOM
4. 2026-06-15
   days on market $45,000 Active 61 DOM
5. 2026-06-13
   days on market $45,000 Active 59 DOM
6. 2026-06-09
   days on market $45,000 Active 55 DOM
7. 2026-06-08
   days on market $45,000 Active 54 DOM
8. 2026-06-07
   days on market $45,000 Active 53 DOM
9. 2026-06-04
   days on market $45,000 Active 50 DOM
10. 2026-06-03
    days on market $45,000 Active 49 DOM
11. 2026-06-02
    days on market $45,000 Active 48 DOM
12. 2026-06-01
    days on market $45,000 Active 47 DOM
13. 2026-05-31
    days on market $45,000 Active 46 DOM
14. 2026-05-12
    price $45,000
15. 2026-04-14
    listed $50,000 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 · 17 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: $13,881
• − Mortgage interest: −$2,521
• − Property taxes: −$675
• − Insurance: −$225
• − Repairs & maintenance: −$1,110
• − Management: −$1,110
• − Depreciation: −$1,309
• Taxable income: $6,930
• Est. tax owed @ 24.0%: −$1,663
• After-tax cash flow: $5,571/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 · 12 photos

Fair 45/100 Moderate rehab

This manufactured home requires moderate repairs and maintenance to improve its condition and value. Repainting the exterior and replacing worn flooring and wallpaper would significantly enhance its curb appeal and interior aesthetics.

Repairs flagged

• Major Exterior siding — Peeling paint and exposed insulation
• Major Kitchen flooring — Worn vinyl flooring
• Major Living area flooring — Worn carpet
• Major Bathroom wallpaper — Worn wallpaper

Value-add opportunities

• Both Paint exterior siding — Enhances curb appeal and value
• Both Replace kitchen flooring — Improves functionality and aesthetics
• Both Replace living area carpet — Improves comfort and aesthetics
• Both Replace bathroom wallpaper — Enhances aesthetics and value

Renovation cost estimate screening

Repair item	Severity	Est. cost
Exterior siding · Peeling paint and exposed insulation	Major	$15,000–50,000
Kitchen flooring · Worn vinyl flooring	Major	$15,000–50,000
Living area flooring · Worn carpet	Major	$15,000–50,000
Bathroom wallpaper · Worn wallpaper	Major	$15,000–50,000
Total estimated repair cost · 4 items		$60,000–200,000

Value-add ROI direction

• Both Paint exterior siding — Enhances curb appeal and value ↑
• Both Replace kitchen flooring — Improves functionality and aesthetics ↑
• Both Replace living area carpet — Improves comfort and aesthetics ↑
• Both Replace bathroom wallpaper — Enhances aesthetics 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: Glendale Union High School District (4285)
• NCES district ID: 0403450
• Math proficiency: 23% ▼ -38.00%
• Reading proficiency: 31% ▼ -19.00%
• Median HH income: $40,846
• Composite: 22.81/100
• National rank: #8020
• State rank: #130 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): 45,768
• Household income: $69,189
• Rent vs Own: 44.8% rent · 55.2% own
• Severe rent burden: 1546.0

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: Hispanic / Latino 48% White 30% Two or more races 26% Black 8% Asian 5% Native American 4%
• Hispanic origin (detail): Mexican 42%
• Common ancestry: Italian 2% Lithuanian 1% Slovak 1%
• Foreign-born: 20% · Canada, Vietnam, Philippines
• Languages at home: 57% English-only · Spanish 33% Other Asian/Pacific 3% Arabic 3%

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: ▼ -113.72%
• Current HPI: 393.886
• Rent YoY: ▼ -3.04%
• 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

2 events — show timeline

• 2026-05-12 Price Changed $45,000 ARMLS
• 2026-04-14 Listed $50,000 ARMLS