5950 W Missouri Ave #165 · Glendale, AZ 85301

$87,900

3 bd · 2.0 ba · 1,400 sqft · Manufactured · 111 Days on market

Built 1971 Est $106k · 17% under ↓ 34% 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 +3.8/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0
• Rent growth +1.8/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This home comes with 3 bds and 2 baths and is very well maintained. clean carpet and professionally cleaned recently. The community is for all ages and comes with washer and dryer with two storages in the back Close to shopping, restaurants great neighborhood

Key facts

• 6 parking spots
• Community pool
• Built 1971

Property features AI

Finance

• HOA & community: No association fees; Land lease of $800 per month; Community pool and fitness center

Exterior

• Parking: 3 covered parking spaces; 3 open parking spaces; 3 carport spaces
• Utilities: City water; Public sewer
• Home design: Manufactured/Mobile home; Leasehold ownership
• Construction: Wood siding; Wood frame; Other roof
• Exterior features: Gravel/stone front and back; No fencing; Pool (community); Fitness center (community)

Interior

• Kitchen: Refrigerator; Dishwasher; Laminate counters
• Bedrooms: Up to 3 bedrooms
• Flooring: Laminate flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air conditioning; Natural gas heating
• Interior features: Eat-in kitchen; 3/4 bath in master bedroom; Laminate counters

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $88k.

Deal economics

• At list price, monthly cash flow is $561 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $88k).
• Recommended offer: $80k (9.0% below list) — sets the bar for market timing.
• Cap rate 14.0% 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.
• 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.
• Market conditions: Rents soft (-3.0%/yr); 215 active listings in the ZIP; 40 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 33% of the median local income ($54k/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 $608 of loan paydown is wiped out by about $3k 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 $25k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 111 days — a 9% lower offer ($80k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 4y ago; this cycle's ask has dropped $12k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 5→14/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $79,989 (9.0% below list)

Questions for the listing agent

1. It's been on market 111 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1971 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 1.68% ✓
• Cap rate: 13.96%
• Cash-on-cash: 27.36%
• DSCR: 2.22
• GRM: 5.0

CMA / ARV

• ARV (on-the-fly): $106,400
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5747 W Missouri Ave #8	0.36mi	3/2.0	1,440 (+3%)	10mo	$57,000	$40	70
5747 W Missouri Ave #157	0.36mi	4/2.0 (+1)	1,405 (+0%)	13mo	$134,350	$96	67
5747 W Missouri Ave #191	0.36mi	4/2.0 (+1)	1,364 (-3%)	13mo	$120,000	$88	64
5747 W Missouri Ave #205	0.36mi	3/2.0	1,450 (+4%)	22mo	$110,000	$76	60
5747 W Missouri Ave #100	0.36mi	3/2.0	1,512 (+8%)	22mo	$110,000	$73	52

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 17.9%
• Equity multiple: 1.70×
• Total profit: $17,190
• Equity at exit: $13,106

10-year hold

• IRR: 24.2%
• Equity multiple: 2.80×
• Total profit: $44,334
• Equity at exit: $7,600

Cash invested: $24,612 (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 85301

• Home prices YoY: -10.6%
• Rents YoY: -3.0%
• Active inventory: 215
• Price-to-rent: 5.0×

Monthly cashflow live

• Estimated rent: $1,479 high
• Mortgage (P&I): −$461
• Tax est. 1.5%: −$110 /mo · $1,318/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$311
• Net cashflow: $561

Break-even live

Break-even rent $769

Max offer price $87,900

Occupancy floor 57%

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: $21,975
• Closing costs: $2,637
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5740 N 59th Ave Unit 2 Glendale, AZ	2.0	2.0	926	$1,320	$1.43	1d	1	0.13mi
5750 N 59th Ave Unit 2 Glendale, AZ	2.0	2.0	900	$1,242	$1.38	1d	1	0.21mi
6024 W Oregon Ave Unit C Glendale, AZ	2.0	1.5	950	$1,249	$1.31	1d	1	0.24mi
6012 W Oregon Ave Glendale, AZ	2.0–3.0	1.5	975	$1,299	$1.33	1d	2	0.25mi
5819 N 59th Dr Glendale, AZ	3.0	3.0	1500	$2,100	$1.40	3d	1	0.28mi
5755 N 59th Ave Glendale, AZ	2.0	2.0	878	$1,593	$1.81	24d	1	0.38mi
5755 N 59th Ave Glendale, AZ	2.0	2.0	878	$1,393	$1.59	1d	1	0.38mi
6077 N 60th Ave Glendale, AZ	2.0–3.0	2.0	940	$1,798	$1.91	24d	2	0.43mi
6060 W Colter St Glendale, AZ	3.0	2.0	1706	$1,650	$0.97	3d	1	0.43mi
5601 W Missouri Ave Glendale, AZ	3.0	2.0	1012	$1,500	$1.48	1d	1	0.60mi
5947 W Rose Ln Unit 5947-21 Glendale, AZ	2.0	1.0	900	$1,170	$1.30	1d	1	0.61mi
5045 N 58th Ave Glendale, AZ	1.0–2.0	1.0–2.0	821	$1,399	$1.70	1d	1	0.63mi
5631 W Colter St Glendale, AZ	1.0–3.0	1.0–2.0	885	$1,599	$1.81	1d	5	0.66mi
6231 N 59th Ave Unit 51 Glendale, AZ	2.0	2.0	1152	$1,200	$1.04	1d	1	0.70mi
5039 N 57th Ave Glendale, AZ	1.0–2.0	1.0–2.0	800	$2,403	$3.00	1d	15	0.73mi
6240 N 63rd Ave Glendale, AZ	1.0–2.0	1.0–2.0	758	$1,263	$1.67	1d	10	0.78mi
6301 N 64th Dr Glendale, AZ	1.0–3.0	1.0–2.0	796	$1,499	$1.88	1d	3	0.81mi
6541 W Keim Dr Glendale, AZ	2.0	1.0	896	$1,499	$1.67	10d	1	0.83mi
5830 N 67th Ave Glendale, AZ	1.0–2.0	1.0–2.0	802	$1,299	$1.62	1d	1	0.92mi
6755 W Montebello Ave Glendale, AZ	3.0	2.0	1476	$1,795	$1.22	17d	1	0.97mi
6231 N 67th Ave Glendale, AZ	1.0–2.0	1.0–2.0	802	$1,248	$1.56	1d	4	0.99mi
5736 N 68th Dr Glendale, AZ	2.0	1.0	1020	$1,399	$1.37	1d	1	1.05mi
5857 W Coolidge St Phoenix, AZ	4.0	2.0	1692	$1,695	$1.00	1d	1	1.08mi
6603 N 65th Ave Glendale, AZ	1.0–4.0	1.0–2.0	1150	$1,635	$1.42	1d	30	1.13mi
6541 N 67th Ave Glendale, AZ	2.0	2.0	1020	$1,195	$1.17	22d	1	1.16mi
6541 N 67th Ave #125 Glendale, AZ	2.0	2.0	1020	$1,195	$1.17	1d	1	1.16mi
6575 W Ocotillo Rd Glendale, AZ	2.0	1.0	916	$1,100	$1.20	1d	1	1.21mi
6527 N 67th Ave Glendale, AZ	2.0	2.0	1020	$1,195	$1.17	1d	2	1.21mi
6444 N 67th Ave Glendale, AZ	1.0–2.0	1.0–2.0	732	$1,348	$1.84	1d	47	1.22mi
4545 N 67th Ave Phoenix, AZ	3.0	2.0	1339	$2,300	$1.72	10d	2	1.23mi
6548 N 67th Ave Glendale, AZ	1.0–3.0	1.0–2.0	965	$1,683	$1.74	1d	83	1.25mi
6801 W Ocotillo Rd Glendale, AZ	1.0–2.0	1.0–2.0	782	$1,299	$1.66	1d	13	1.36mi
6819 N 64th Ave Glendale, AZ	3.0	2.0	1568	$1,500	$0.96	20d	1	1.36mi
6526 N 69th Dr Glendale, AZ	3.0	2.0	1595	$2,145	$1.34	24d	1	1.42mi
7233 W San Miguel Ave Glendale, AZ	3.0	2.0	1294	$1,768	$1.37	1d	1	1.46mi
6802 N 67th Ave Glendale, AZ	2.0–3.0	2.0	957	$1,825	$1.91	1d	21	1.47mi
4337 N 53rd Ln Phoenix, AZ	2.0	2.0	936	$1,450	$1.55	15d	1	1.47mi
4337 N 53rd Ln Unit B1 Phoenix, AZ	2.0	2.0	936	$1,310	$1.40	1d	1	1.47mi
7137 W Colter St Glendale, AZ	3.0	2.0	1470	$1,899	$1.29	1d	1	1.48mi
5044 W Maryland Ave Glendale, AZ	3.0	1.0	1065	$1,295	$1.22	3d	1	1.48mi

Listing history 31 events

1. 2026-06-18
   days on market $87,900 Active 111 DOM
2. 2026-06-17
   days on market $87,900 Active 110 DOM
3. 2026-06-16
   days on market $87,900 Active 109 DOM
4. 2026-06-15
   days on market $87,900 Active 108 DOM
5. 2026-06-13
   days on market $87,900 Active 106 DOM
6. 2026-06-13
   days on market $87,900 Active 105 DOM
7. 2026-06-09
   days on market $87,900 Active 102 DOM
8. 2026-06-08
   days on market $87,900 Active 101 DOM
9. 2026-06-07
   days on market $87,900 Active 100 DOM
10. 2026-06-04
    days on market $87,900 Active 97 DOM
11. 2026-06-03
    days on market $87,900 Active 96 DOM
12. 2026-06-02
    days on market $87,900 Active 95 DOM
13. 2026-06-01
    days on market $87,900 Active 94 DOM
14. 2026-05-31
    days on market $87,900 Active 93 DOM
15. 2026-04-23
    price $88,500
16. 2026-04-02
    price $89,000
17. 2026-02-27
    listed $99,990 Active
18. 2025-08-29
    historical
19. 2025-06-19
    price $109,995
20. 2025-05-09
    price $113,499
21. 2025-04-24
    price $118,499
22. 2025-04-11
    price $119,499
23. 2025-03-21
    price $119,895
24. 2025-02-28
    listed $119,995 Active
25. 2023-02-09
    soldstatus $119,999 Closed 260-char remark

    Show marketing remark (260 chars)

    This home comes with 3 bds and 2 baths and is very well maintained. clean carpet and professionally cleaned recently. The community is for all ages and comes with washer and dryer with two storages in the back Close to shopping, restaurants great neighborhood

26. 2023-01-11
    status Pending 260-char remark

    Show marketing remark (260 chars)

    This home comes with 3 bds and 2 baths and is very well maintained. clean carpet and professionally cleaned recently. The community is for all ages and comes with washer and dryer with two storages in the back Close to shopping, restaurants great neighborhood

27. 2022-12-27
    listed $119,999 Active 260-char remark

    Show marketing remark (260 chars)

    This home comes with 3 bds and 2 baths and is very well maintained. clean carpet and professionally cleaned recently. The community is for all ages and comes with washer and dryer with two storages in the back Close to shopping, restaurants great neighborhood

28. 2022-12-12
    historical
29. 2022-12-02
    price $119,999
30. 2022-12-02
    price $124,999
31. 2022-11-12
    listed $134,999 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 5 d/yr ≥112°F today · 14 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,753
• − Mortgage interest: −$4,924
• − Property taxes: −$1,318
• − Insurance: −$440
• − Repairs & maintenance: −$1,420
• − Management: −$1,420
• − Depreciation: −$2,557
• Taxable income: $5,673
• Est. tax owed @ 24.0%: −$1,362
• After-tax cash flow: $5,373/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: 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 — 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): 68,178
• Household income: $53,827
• Rent vs Own: 60.0% rent · 40.0% own
• Severe rent burden: 3741.0

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: Majority Hispanic (63%)
• Race & ethnicity: Hispanic / Latino 63% Two or more races 37% White 22% Black 8% Asian 2% Native American 2%
• Hispanic origin (detail): Mexican 57% Cuban 1%
• Common ancestry: Slovak 1% Italian 1%
• Foreign-born: 26% · Canada, Vietnam, Philippines
• Languages at home: 46% English-only · Spanish 48% Arabic 1% Other Indo-European 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: ▼ -50.49%
• Current HPI: 427.3069
• Rent YoY: ▼ -2.98%
• 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

-34.4% since first listed

17 events — show timeline

• 2026-04-23 Price Changed $88,500 ARMLS
• 2026-04-02 Price Changed $89,000 ARMLS
• 2026-02-27 Listed $99,990 ARMLS
• 2025-08-29 Listing Removed — ARMLS
• 2025-06-19 Price Changed $109,995 ARMLS
• 2025-05-09 Price Changed $113,499 ARMLS
• 2025-04-24 Price Changed $118,499 ARMLS
• 2025-04-11 Price Changed $119,499 ARMLS
• 2025-03-21 Price Changed $119,895 ARMLS
• 2025-02-28 Listed $119,995 ARMLS
• 2023-02-09 Sold (MLS) $119,999 ARMLS
• 2023-01-11 Pending — ARMLS
• 2022-12-27 Listed $119,999 ARMLS
• 2022-12-12 Listing Removed — ARMLS
• 2022-12-02 Price Changed $119,999 ARMLS
• 2022-12-02 Price Changed $124,999 ARMLS
• 2022-11-12 Listed $134,999 ARMLS