6538 W Hatcher Rd · Glendale, AZ 85302

$199,900

4 bd · 2.0 ba · 1,782 sqft · Manufactured public records · 93 Days on market

Built 1975 8,311 sqft lot $112/sqft · 30% above area Est $154k · 30% over $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 +25.9/30.0
• DSCR +8.7/10.0
• 1% rule +5.7/10.0
• Livability +3.8/5.0
• Schools +3.5/10.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great for a family home, or a rental for your portfolio. Spacious 4-bed, 2-bath manufactured home in the desirable Royal Shadows community in Glendale, AZ! Situated at the end of a quiet cul-de-sac, this property offers exceptional privacy along with abundant parking and plenty of space for an RV. Inside, you'll find an inviting open-concept kitchen featuring beautiful quartz countertops and plenty of room for cooking, gathering, and entertaining. The home offers generously sized bedrooms throughout, providing comfort and flexibility for family, guests, or a home office. Two bonus rooms, perfect for a game room, office, hobby space, or additional living areas to suit your needs. This home is a fantastic opportunity. Come see all the space and potential this property has to offer TODAY!

Key facts

• Quartz countertops
• Quiet cul-de-sac
• Open-concept kitchen

Tags

• ROYAL SHADOWS COMMUNITY
• QUIET CUL-DE-SAC
• ABUNDANT PARKING
• SPACE FOR AN RV
• OPEN-CONCEPT KITCHEN
• QUARTZ COUNTERTOPS

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath manufactured listed at $200k.

Deal economics

• At list price, monthly cash flow is $494 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $200k).
• Recommended offer: $182k (9.0% below list) — sets the bar for market timing.
• Cap rate 9.3% 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.
• Market conditions: Rents rising (+1.7%/yr); 172 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 17d 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 39% 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 93 days — a 9% lower offer ($182k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 24y 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 $88k; list at $200k implies a 128% 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 $181,909 (9.0% below list)

Questions for the listing agent

1. It's been on market 93 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 1975 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 1.07% ✓
• Cap rate: 9.26%
• Cash-on-cash: 10.60%
• DSCR: 1.47
• GRM: 7.8

CMA / ARV

• ARV (median comp): $154,082
• List price: $199,900
• Delta: 29.74%
• Verdict: OVERPRICED
• Comps: 5 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6538 W Hatcher Rd	0.00mi	4/2.0	1,792 (+1%)	5mo	$87,500	$49	95
6544 W Sunnyslope Ln	0.04mi	3/2.0 (-1)	1,537 (-14%)	19mo	$250,000	$163	55

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: -1.8%
• Equity multiple: 0.93×
• Total profit: $-3,663
• Equity at exit: $29,806

10-year hold

• IRR: 6.6%
• Equity multiple: 1.47×
• Total profit: $26,323
• Equity at exit: $17,284

Cash invested: $55,972 (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: 172
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $2,132 high
• Mortgage (P&I): −$1,048
• Tax from tax record: −$43 /mo · $510/yr
• Insurance: −$83
• HOA: −$16
• Vacancy / Maint / Mgmt: −$448
• Net cashflow: $494

Break-even live

Break-even rent $1,506

Max offer price $199,900

Occupancy floor 72%

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: $49,975
• Closing costs: $5,997
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6421 W Carol Ave Glendale, AZ	3.0	2.0	1243	$1,799	$1.45	18d	1	0.19mi
9459 N 64th Dr Glendale, AZ	3.0	2.0	1531	$2,600	$1.70	14d	1	0.22mi
6353 W Mission Ln Glendale, AZ	3.0	2.0	1780	$2,200	$1.24	43d	1	0.25mi
6513 W Turquoise Ave Glendale, AZ	3.0	2.5	1961	$2,160	$1.10	43d	1	0.28mi
9819 N 67th Dr Peoria, AZ	3.0	2.0	1648	$2,500	$1.52	24d	1	0.30mi
9022 N 63rd Dr Glendale, AZ	3.0	2.0	1401	$2,195	$1.57	12d	1	0.35mi
8938 N 64th Ln Glendale, AZ	3.0	2.0	1256	$2,095	$1.67	1d	1	0.36mi
6337 W Turquoise Ave Glendale, AZ	3.0	3.0	1938	$2,095	$1.08	21d	1	0.38mi
6619 W Golden Ln Glendale, AZ	4.0	2.0	1768	$1,979	$1.12	10d	1	0.41mi
6619 W Golden Ln Glendale, AZ	4.0	2.0	1768	$2,029	$1.15	1d	1	0.41mi
7027 W Palo Verde Ave Peoria, AZ	3.0	2.0	1500	$1,999	$1.33	43d	1	0.54mi
7102 W Carol Ave Peoria, AZ	3.0	2.0	1288	$1,970	$1.53	5d	1	0.63mi
7009 W Brown St Peoria, AZ	4.0	2.0	1790	$2,195	$1.23	12d	1	0.64mi
7102 W Palo Verde Ave Peoria, AZ	3.0	2.0	1360	$2,000	$1.47	43d	1	0.64mi
6219 W North Ln Glendale, AZ	3.0	2.0	1662	$1,939	$1.17	16d	1	0.84mi
10615 N 63rd Dr Glendale, AZ	3.0	2.5	1837	$3,395	$1.85	20d	1	0.86mi
7217 W Golden Ln Peoria, AZ	3.0	3.0	1986	$2,275	$1.15	17d	1	0.87mi
7217 W Golden Ln Peoria, AZ	3.0	3.0	1986	$2,235	$1.13	5d	1	0.87mi
6204 W Evergreen Rd Glendale, AZ	3.0	2.0	1895	$2,066	$1.09	23d	1	0.89mi
9914 N 73rd Ave Peoria, AZ	3.0	1.5	1312	$1,716	$1.31	43d	1	0.91mi
6525 W Mercer Ln Glendale, AZ	3.0	2.0	1501	$1,750	$1.17	12d	1	0.91mi
8622 N 59th Ave Glendale, AZ	2.0–3.0	2.0	1232	$1,899	$1.54	1d	6	0.92mi
7022 W Cesar St Peoria, AZ	3.0	2.5	1514	$1,895	$1.25	43d	1	0.94mi
7034 W McMahon Way Peoria, AZ	3.0	2.5	1606	$1,895	$1.18	20d	1	0.98mi
10851 N 65th Ave Glendale, AZ	3.0	2.0	1501	$1,900	$1.27	24d	1	0.99mi
6605 W Mescal St Glendale, AZ	3.0	2.0	1369	$1,895	$1.38	5d	1	1.03mi
8713 N 58th Ln Glendale, AZ	3.0	2.0	1373	$1,955	$1.42	1d	1	1.05mi
7042 W Mercer Ln Peoria, AZ	4.0	3.0	1745	$1,875	$1.07	21d	1	1.07mi
7042 W Mercer Ln Peoria, AZ	4.0	3.0	1745	$1,875	$1.07	24d	1	1.07mi
8704 N 58th Dr Glendale, AZ	3.0	3.0	1892	$1,500	$0.79	1d	1	1.08mi
8718 N 57th Ln Glendale, AZ	3.0	2.0	1679	$2,135	$1.27	19d	1	1.11mi
9709 N 57th Ave Glendale, AZ	3.0	2.0	1627	$1,870	$1.15	5d	1	1.14mi
5654 W Mountain View Rd Glendale, AZ	4.0	2.0	1584	$2,395	$1.51	16d	1	1.15mi
5648 W Mountain View Rd Glendale, AZ	3.0	2.0	1380	$2,095	$1.52	12d	1	1.16mi
5763 W Freeway Ln Glendale, AZ	3.0	2.0	1567	$2,000	$1.28	2d	1	1.22mi
7542 W Cinnabar Ave Peoria, AZ	3.0	2.5	1947	$1,895	$0.97	43d	1	1.26mi
6826 W Cholla St Peoria, AZ	4.0	2.0	1440	$1,869	$1.30	43d	1	1.29mi
7619 W Brown St Peoria, AZ	3.0	2.0	2257	$2,016	$0.89	5d	1	1.35mi
9903 N 77th Ave Peoria, AZ	3.0	2.0	1446	$1,895	$1.31	4d	1	1.39mi
5733 W Mescal St Glendale, AZ	3.0	2.0	1734	$1,795	$1.04	16d	1	1.47mi

HOA detail

• Monthly dues: $16 · $192/yr

Listing history 25 events

1. 2026-06-18
   days on market $199,900 Active 93 DOM
2. 2026-06-17
   days on market $199,900 Active 92 DOM
3. 2026-06-16
   days on market $199,900 Active 91 DOM
4. 2026-06-15
   days on market $199,900 Active 90 DOM
5. 2026-06-13
   days on market $199,900 Active 88 DOM
6. 2026-06-13
   days on market $199,900 Active 87 DOM
7. 2026-06-09
   days on market $199,900 Active 84 DOM
8. 2026-06-01
   days on market $199,900 Active 82 DOM
9. 2026-05-31
   days on market $199,900 Active 81 DOM
10. 2026-05-08
    price $209,750 796-char remark

    Show marketing remark (796 chars)

    Great for a family home, or a rental for your portfolio. Spacious 4-bed, 2-bath manufactured home in the desirable Royal Shadows community in Glendale, AZ! Situated at the end of a quiet cul-de-sac, this property offers exceptional privacy along with abundant parking and plenty of space for an RV. Inside, you'll find an inviting open-concept kitchen featuring beautiful quartz countertops and plenty of room for cooking, gathering, and entertaining. The home offers generously sized bedrooms throughout, providing comfort and flexibility for family, guests, or a home office. Two bonus rooms, perfect for a game room, office, hobby space, or additional living areas to suit your needs. This home is a fantastic opportunity. Come see all the space and potential this property has to offer TODAY!

11. 2026-04-24
    price $209,900 796-char remark

    Show marketing remark (796 chars)

    Great for a family home, or a rental for your portfolio. Spacious 4-bed, 2-bath manufactured home in the desirable Royal Shadows community in Glendale, AZ! Situated at the end of a quiet cul-de-sac, this property offers exceptional privacy along with abundant parking and plenty of space for an RV. Inside, you'll find an inviting open-concept kitchen featuring beautiful quartz countertops and plenty of room for cooking, gathering, and entertaining. The home offers generously sized bedrooms throughout, providing comfort and flexibility for family, guests, or a home office. Two bonus rooms, perfect for a game room, office, hobby space, or additional living areas to suit your needs. This home is a fantastic opportunity. Come see all the space and potential this property has to offer TODAY!

12. 2026-04-18
    price $215,000 796-char remark

    Show marketing remark (796 chars)

    Great for a family home, or a rental for your portfolio. Spacious 4-bed, 2-bath manufactured home in the desirable Royal Shadows community in Glendale, AZ! Situated at the end of a quiet cul-de-sac, this property offers exceptional privacy along with abundant parking and plenty of space for an RV. Inside, you'll find an inviting open-concept kitchen featuring beautiful quartz countertops and plenty of room for cooking, gathering, and entertaining. The home offers generously sized bedrooms throughout, providing comfort and flexibility for family, guests, or a home office. Two bonus rooms, perfect for a game room, office, hobby space, or additional living areas to suit your needs. This home is a fantastic opportunity. Come see all the space and potential this property has to offer TODAY!

13. 2026-04-07
    price $199,700 796-char remark

    Show marketing remark (796 chars)

    Great for a family home, or a rental for your portfolio. Spacious 4-bed, 2-bath manufactured home in the desirable Royal Shadows community in Glendale, AZ! Situated at the end of a quiet cul-de-sac, this property offers exceptional privacy along with abundant parking and plenty of space for an RV. Inside, you'll find an inviting open-concept kitchen featuring beautiful quartz countertops and plenty of room for cooking, gathering, and entertaining. The home offers generously sized bedrooms throughout, providing comfort and flexibility for family, guests, or a home office. Two bonus rooms, perfect for a game room, office, hobby space, or additional living areas to suit your needs. This home is a fantastic opportunity. Come see all the space and potential this property has to offer TODAY!

14. 2026-03-27
    price $199,800 796-char remark

    Show marketing remark (796 chars)

    Great for a family home, or a rental for your portfolio. Spacious 4-bed, 2-bath manufactured home in the desirable Royal Shadows community in Glendale, AZ! Situated at the end of a quiet cul-de-sac, this property offers exceptional privacy along with abundant parking and plenty of space for an RV. Inside, you'll find an inviting open-concept kitchen featuring beautiful quartz countertops and plenty of room for cooking, gathering, and entertaining. The home offers generously sized bedrooms throughout, providing comfort and flexibility for family, guests, or a home office. Two bonus rooms, perfect for a game room, office, hobby space, or additional living areas to suit your needs. This home is a fantastic opportunity. Come see all the space and potential this property has to offer TODAY!

15. 2026-03-12
    status Active 796-char remark

    Show marketing remark (796 chars)

    Great for a family home, or a rental for your portfolio. Spacious 4-bed, 2-bath manufactured home in the desirable Royal Shadows community in Glendale, AZ! Situated at the end of a quiet cul-de-sac, this property offers exceptional privacy along with abundant parking and plenty of space for an RV. Inside, you'll find an inviting open-concept kitchen featuring beautiful quartz countertops and plenty of room for cooking, gathering, and entertaining. The home offers generously sized bedrooms throughout, providing comfort and flexibility for family, guests, or a home office. Two bonus rooms, perfect for a game room, office, hobby space, or additional living areas to suit your needs. This home is a fantastic opportunity. Come see all the space and potential this property has to offer TODAY!

16. 2026-03-12
    historical 796-char remark

    Show marketing remark (796 chars)

    Great for a family home, or a rental for your portfolio. Spacious 4-bed, 2-bath manufactured home in the desirable Royal Shadows community in Glendale, AZ! Situated at the end of a quiet cul-de-sac, this property offers exceptional privacy along with abundant parking and plenty of space for an RV. Inside, you'll find an inviting open-concept kitchen featuring beautiful quartz countertops and plenty of room for cooking, gathering, and entertaining. The home offers generously sized bedrooms throughout, providing comfort and flexibility for family, guests, or a home office. Two bonus rooms, perfect for a game room, office, hobby space, or additional living areas to suit your needs. This home is a fantastic opportunity. Come see all the space and potential this property has to offer TODAY!

17. 2026-03-10
    listed $199,900 Active 796-char remark

    Show marketing remark (796 chars)

    Great for a family home, or a rental for your portfolio. Spacious 4-bed, 2-bath manufactured home in the desirable Royal Shadows community in Glendale, AZ! Situated at the end of a quiet cul-de-sac, this property offers exceptional privacy along with abundant parking and plenty of space for an RV. Inside, you'll find an inviting open-concept kitchen featuring beautiful quartz countertops and plenty of room for cooking, gathering, and entertaining. The home offers generously sized bedrooms throughout, providing comfort and flexibility for family, guests, or a home office. Two bonus rooms, perfect for a game room, office, hobby space, or additional living areas to suit your needs. This home is a fantastic opportunity. Come see all the space and potential this property has to offer TODAY!

18. 2026-01-28
    soldstatus $87,500 Closed 542-char remark

    Show marketing remark (542 chars)

    Attention visionaries, investors and DIY dreamers! This 4-bedroom mobile home sits proudly on a cul-de-sac lot, ready for a fresh makeover. Inside, enjoy a roomy living area, a welcoming dining space, and a spacious kitchen, ample counters, and a center island with a breakfast bar, waiting for your culinary magic. Each bedroom offers generous comfort, and the AZ room adds even more potential. Bring your creativity, add your signature style, and transform this hidden gem into your next big win! Don't miss out! COME SEE THIS HOME TODAY!!!

19. 2026-01-28
    soldstatus $87,500

    Show marketing remark (542 chars)

    Attention visionaries, investors and DIY dreamers! This 4-bedroom mobile home sits proudly on a cul-de-sac lot, ready for a fresh makeover. Inside, enjoy a roomy living area, a welcoming dining space, and a spacious kitchen, ample counters, and a center island with a breakfast bar, waiting for your culinary magic. Each bedroom offers generous comfort, and the AZ room adds even more potential. Bring your creativity, add your signature style, and transform this hidden gem into your next big win! Don't miss out! COME SEE THIS HOME TODAY!!!

20. 2026-01-20
    status Active 542-char remark

    Show marketing remark (542 chars)

    Attention visionaries, investors and DIY dreamers! This 4-bedroom mobile home sits proudly on a cul-de-sac lot, ready for a fresh makeover. Inside, enjoy a roomy living area, a welcoming dining space, and a spacious kitchen, ample counters, and a center island with a breakfast bar, waiting for your culinary magic. Each bedroom offers generous comfort, and the AZ room adds even more potential. Bring your creativity, add your signature style, and transform this hidden gem into your next big win! Don't miss out! COME SEE THIS HOME TODAY!!!

21. 2025-12-07
    status Pending 542-char remark

    Show marketing remark (542 chars)

    Attention visionaries, investors and DIY dreamers! This 4-bedroom mobile home sits proudly on a cul-de-sac lot, ready for a fresh makeover. Inside, enjoy a roomy living area, a welcoming dining space, and a spacious kitchen, ample counters, and a center island with a breakfast bar, waiting for your culinary magic. Each bedroom offers generous comfort, and the AZ room adds even more potential. Bring your creativity, add your signature style, and transform this hidden gem into your next big win! Don't miss out! COME SEE THIS HOME TODAY!!!

22. 2025-11-26
    listed $120,000 Active 542-char remark

    Show marketing remark (542 chars)

    Attention visionaries, investors and DIY dreamers! This 4-bedroom mobile home sits proudly on a cul-de-sac lot, ready for a fresh makeover. Inside, enjoy a roomy living area, a welcoming dining space, and a spacious kitchen, ample counters, and a center island with a breakfast bar, waiting for your culinary magic. Each bedroom offers generous comfort, and the AZ room adds even more potential. Bring your creativity, add your signature style, and transform this hidden gem into your next big win! Don't miss out! COME SEE THIS HOME TODAY!!!

23. 2002-03-25
    historical
24. 2002-03-18
    listed $79,900
25. 1972-11-15
    soldstatus $29,962

ⓘ 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: $510 · $43/mo
• Projected year-2 tax: $1,319 · $110/mo
• Expected delta: +$809/yr (+$67/mo · 158.5%)

ⓘ 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: $25,587
• − Mortgage interest: −$11,198
• − Property taxes: −$510
• − Insurance: −$1,000
• − Repairs & maintenance: −$2,047
• − Management: −$2,047
• − HOA: −$192
• − Depreciation: −$5,815
• Taxable income: $2,778
• Est. tax owed @ 24.0%: −$667
• After-tax cash flow: $5,265/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

+600.1% since first listed

16 events — show timeline

• 2026-05-08 Price Changed $209,750 ARMLS
• 2026-04-24 Price Changed $209,900 ARMLS
• 2026-04-18 Price Changed $215,000 ARMLS
• 2026-04-07 Price Changed $199,700 ARMLS
• 2026-03-27 Price Changed $199,800 ARMLS
• 2026-03-12 Relisted — ARMLS
• 2026-03-12 Listing Removed — ARMLS
• 2026-03-10 Listed $199,900 ARMLS
• 2026-01-28 Sold (Public Records) $87,500 Public Records
• 2026-01-28 Sold (MLS) $87,500 ARMLS
• 2026-01-20 Relisted — ARMLS
• 2025-12-07 Pending — ARMLS
• 2025-11-26 Listed $120,000 ARMLS
• 2002-03-25 Listing Removed — ARMLS
• 2002-03-18 Listed $79,900 ARMLS
• 1972-11-15 Sold (Public Records) $29,962 Public Records

Property tax history

-1.5%/yr

Latest (2025): $510 · +2.3% YoY. Source: county tax records.