4400 W Missouri Ave #249 · Glendale, AZ 85301

$45,000

1 bd · 1.0 ba · 532 sqft · Manufactured · 50 Days on market

Built 2019 Good condition ↓ 15% since listing

---

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
• Condition / age +4.0/5.0
• Livability +3.8/5.0
• Rent growth +1.8/5.0
• Schools +1.1/10.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this charming 1-bedroom, 1-bath manufactured home located in a quiet section of the community. Thoughtfully designed, it offers a cozy and efficient layout ideal for low-maintenance living. The open living area provides a comfortable space to relax or entertain, while the bedroom offers peaceful privacy. Enjoy all the amenities the community has to offer, including a pool and playground nearby without being right in the center of the activity. Perfect as a starter home, or a downsizing option, its agreat opportunity!

Key facts

• 4 parking spots
• Community pool
• Built 2019

Property features AI

Finance

• Financial info: Current financing: Private
• HOA & community: Monthly land lease of $804; Association covers water, trash, and grounds maintenance; Community pool; Community laundry; Playground; Fitness center; Near bus stop

Exterior

• Parking: 2 covered spaces; 2 open parking spaces; 2 carport spaces
• Utilities: City water; Public sewer
• Home design: Manufactured/mobile home; Leasehold ownership
• Construction: Wood siding and wood frame construction; Painted exterior; Metal roof
• Exterior features: Partial fencing; Private maintained road; Asphalt road surface

Interior

• Kitchen: Built-in microwave; Dishwasher
• Bedrooms: 1 possible bedroom
• Flooring: Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Electric heating; Central air conditioning
• Interior features: Eat-in kitchen; Laminate counters; Dual pane windows; Vinyl flooring
• Laundry & utility: Indoor laundry with washer/dryer hookup

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath manufactured listed at $45k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $533 ($6k/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: $44k (3.0% below list) — sets the bar for market timing.
• Cap rate 20.5% 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.
• Phoenix Union High School District (4286) (urban): math 10% / reading 15% proficiency, ranked #224 of 249 in AZ (top 90%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Alhambra High School (math 8% / reading 17%, grade F, #281 of 381 statewide, top 75%, 2,282 students, 86% FRL).
• Market conditions: Rents soft (-3.0%/yr); 215 active listings in the ZIP; 17 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).

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 50 days — a 3% lower offer ($44k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.

Recommended offer $43,650 (3.0% below list)

Questions for the listing agent

1. It's been on market 50 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 2.37% ✓
• Cap rate: 20.49%
• Cash-on-cash: 50.72%
• DSCR: 3.26
• GRM: 3.5

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: 45.1%
• Equity multiple: 2.87×
• Total profit: $23,513
• Equity at exit: $6,710

10-year hold

• IRR: 49.6%
• Equity multiple: 5.14×
• Total profit: $52,122
• 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 85301

• Home prices YoY: -10.6%
• Rents YoY: -3.0%
• Active inventory: 215
• Price-to-rent: 3.5×

Monthly cashflow live

• Estimated rent: $1,068 high
• Mortgage (P&I): −$236
• Tax est. 1.5%: −$56 /mo · $675/yr
• Insurance: −$19
• HOA: −$0
• Vacancy / Maint / Mgmt: −$224
• Net cashflow: $533

Break-even live

Break-even rent $394

Max offer price $45,000

Occupancy floor 45%

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 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4413 W Bethany Home Rd Glendale, AZ	1.0	1.0	600	$1,150	$1.92	1d	1	0.41mi
4441 W Bethany Home Rd Glendale, AZ	1.0	1.0	550	$1,190	$2.16	1d	21	0.42mi
4404 W Bethany Home Rd Glendale, AZ	1.0–2.0	1.0	665	$1,149	$1.73	1d	4	0.51mi
4001 W Camelback Rd Phoenix, AZ	1.0	1.0	438	$1,238	$2.83	1d	1	0.81mi
3734 W Camelback Rd Phoenix, AZ	1.0–2.0	1.0	725	$949	$1.31	1d	1	1.00mi
4647 N 39th Ave Phoenix, AZ	1.0–2.0	1.0–1.5	727	$899	$1.24	1d	1	1.09mi
5201 W Camelback Rd Lot FC200 Phoenix, AZ	2.0	1.0	672	$1,400	$2.08	1d	1	1.11mi
4530 W McLellan Rd Glendale, AZ	1.0–3.0	1.0	782	$999	$1.28	1d	6	1.14mi
4540 N 39th Ave Phoenix, AZ	1.0	1.0	600	$1,160	$1.93	15d	1	1.15mi
4748 W Sierra Vista Dr Unit A1 Glendale, AZ	1.0	1.0	650	$910	$1.40	1d	1	1.17mi
3535 W Camelback Rd Phoenix, AZ	1.0	1.0	510	$1,045	$2.05	5d	1	1.22mi
3535 W Camelback Rd Phoenix, AZ	—	1.0	405	$830	$2.05	8d	1	1.22mi
3450 W Missouri Ave Phoenix, AZ	1.0	1.0	560	$1,002	$1.79	1d	4	1.23mi
4444 W Ocotillo Rd Glendale, AZ	1.0–2.0	1.0–1.5	766	$1,099	$1.43	1d	3	1.27mi
4141 W Glendale Ave Phoenix, AZ	2.0	1.0–2.0	589	$1,168	$1.98	1d	20	1.42mi
5190 N 55th Ave Glendale, AZ	1.0–2.0	1.0–2.0	708	$945	$1.33	1d	15	1.43mi
5038 N 55th Ave Glendale, AZ	1.0	1.0	404	$1,200	$2.97	1d	22	1.43mi

Listing history 25 events

1. 2026-06-18
   days on market $45,000 Active 50 DOM
2. 2026-06-17
   days on market $45,000 Active 49 DOM
3. 2026-06-16
   days on market $45,000 Active 48 DOM
4. 2026-06-15
   days on market $45,000 Active 47 DOM
5. 2026-06-13
   days on market $45,000 Active 45 DOM
6. 2026-06-13
   days on market $45,000 Active 44 DOM
7. 2026-06-09
   days on market $45,000 Active 41 DOM
8. 2026-06-08
   days on market $45,000 Active 40 DOM
9. 2026-06-07
   days on market $45,000 Active 39 DOM
10. 2026-06-04
    days on market $45,000 Active 36 DOM
11. 2026-06-03
    days on market $45,000 Active 35 DOM
12. 2026-06-02
    days on market $45,000 Active 34 DOM
13. 2026-06-01
    days on market $45,000 Active 33 DOM
14. 2026-05-31
    days on market $45,000 Active 32 DOM
15. 2026-04-29
    listed $45,000 Active
16. 2026-04-10
    historical
17. 2026-03-25
    price $45,990
18. 2026-03-02
    price $47,990
19. 2026-02-14
    price $48,200
20. 2026-02-05
    price $48,300
21. 2026-01-24
    price $48,400
22. 2026-01-14
    price $48,500
23. 2025-08-14
    price $51,499
24. 2025-07-19
    price $52,500
25. 2025-05-05
    listed $53,000 Active

ⓘ 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: $12,813
• − Mortgage interest: −$2,521
• − Property taxes: −$675
• − Insurance: −$225
• − Repairs & maintenance: −$1,025
• − Management: −$1,025
• − Depreciation: −$1,309
• Taxable income: $6,033
• Est. tax owed @ 24.0%: −$1,448
• After-tax cash flow: $4,943/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 · 9 photos

Good 80/100 Cosmetic rehab

This charming 1-bedroom, 1-bath manufactured home is in good condition with a good condition score of 80. It is move-in ready with minor cosmetic updates that would significantly increase its value.

Value-add opportunities

• Both Paint exterior siding — Enhances curb appeal and adds value
• Both Replace window blinds — Improves energy efficiency and aesthetics

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior siding — Enhances curb appeal and adds value ↑
• Both Replace window blinds — Improves energy efficiency and aesthetics ↑

ⓘ 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: Phoenix Union High School District (4286)
• NCES district ID: 0406330
• Math proficiency: 10% ▼ -27.00%
• Reading proficiency: 15% ▼ -18.00%
• Median HH income: $39,055
• Composite: 10.63/100
• National rank: #9773
• State rank: #224 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

-15.1% since first listed

11 events — show timeline

• 2026-04-29 Listed $45,000 ARMLS
• 2026-04-10 Listing Removed — ARMLS
• 2026-03-25 Price Changed $45,990 ARMLS
• 2026-03-02 Price Changed $47,990 ARMLS
• 2026-02-14 Price Changed $48,200 ARMLS
• 2026-02-05 Price Changed $48,300 ARMLS
• 2026-01-24 Price Changed $48,400 ARMLS
• 2026-01-14 Price Changed $48,500 ARMLS
• 2025-08-14 Price Changed $51,499 ARMLS
• 2025-07-19 Price Changed $52,500 ARMLS
• 2025-05-05 Listed $53,000 ARMLS