6420 W Van Buren St Unit B4 · Phoenix, AZ 85043

$100,000

4 bd · 2.0 ba · 1,500 sqft · Manufactured · 142 Days on market

Built 1964 Est $99k · at est. ↓ 38% 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 +7.0/15.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• Rent growth +2.0/5.0
• Schools +1.6/10.0
• Appreciation +0.0/10.0

Listing remarks

Introducing you to this 4-bedroom mobile housing for sale! The fenced front yard with an RV gate allows you to park your vehicles more safely. Discover a delightful interior featuring neutral paint that gives a bright feel, wood-style floors for easy care, vaulted ceilings that make entertaining a breeze, and open common areas providing endless entertainment. The L-shaped kitchen offers ample counters, recessed lighting, stainless steel appliances, and plenty of cabinets. In the main bedroom, you'll find a spacious closet and a private bathroom for added comfort. Outside, you can relax after a busy day. You don't want to miss this well-cared home! Complete remodel! Newer AC unit in 2023 wi

Key facts

• L-shaped kitchen
• Rv gate
• Private bathroom

Tags

• FENCED FRONT YARD
• RV GATE
• L-SHAPED KITCHEN
• STAINLESS STEEL APPLIANCES
• SPACIOUS CLOSET
• PRIVATE BATHROOM

Property features AI

Finance

• HOA & community: Land lease: $600 monthly; Association includes water; some listings indicate no additional fees

Exterior

• Parking: 2 open parking spaces
• Utilities: City water; Public sewer
• Home design: Manufactured/mobile home; Leasehold property
• Construction: Aluminum siding; Steel frame construction; Metal roof
• Exterior features: Chain link fencing; Dirt front and dirt backyard

Interior

• Kitchen: Refrigerator
• Bedrooms: Up to 4 possible bedrooms
• Flooring: Vinyl flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Ceiling heating; Central air conditioning
• Interior features: Full bath in the primary bedroom
• Laundry & utility: Indoor laundry with washer/dryer hookup

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath manufactured listed at $100k.

Deal economics

• At list price, monthly cash flow is $1k ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $100k).
• Recommended offer: $88k (12.0% below list) — sets the bar for market timing.
• Cap rate 18.4% 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.
• Tolleson Union High School District (4288) (suburban): math 14% / reading 22% proficiency, ranked #188 of 249 in AZ (top 76%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Sierra Linda High School (math 10% / reading 14%, grade F, #287 of 381 statewide, top 76%, 1,975 students, 58% FRL).
• Market conditions: Rents soft (-1.8%/yr); 120 active listings in the ZIP; 15 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).
• This rent runs 33% of the median local income ($78k/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 $691 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 $28k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 142 days — a 12% lower offer ($88k) is reasonable based on typical stale-listing flexibility.
• 3 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.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $88,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 142 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1964 — 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: 2.15% ✓
• Cap rate: 18.40%
• Cash-on-cash: 43.22%
• DSCR: 2.92
• GRM: 3.9

CMA / ARV

• ARV (on-the-fly): $99,000
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6705 W Fillmore St W #305	0.37mi	4/2.0	1,450 (-3%)	14mo	$95,500	$66	66
401 N 68th Ave #247	0.46mi	3/2.0 (-1)	1,500 (0%)	15mo	$89,500	$60	61
451 N 68th Ln #168	0.57mi	3/2.0 (-1)	1,500 (0%)	16mo	$70,000	$47	55
6810 W Mckinley St	0.52mi	4/2.0	1,344 (-10%)	4mo	$115,000	$86	55
649 N 67th Dr #25	0.34mi	3/2.0 (-1)	1,344 (-10%)	10mo	$130,000	$97	54
6723 W Fillmore St #301	0.41mi	3/2.0 (-1)	1,344 (-10%)	12mo	$70,000	$52	49
6839 W Taylor St #209	0.53mi	4/2.0	1,344 (-10%)	13mo	$110,000	$82	47
605 N 68th Dr #131	0.51mi	3/2.0 (-1)	1,640 (+9%)	19mo	$125,000	$76	40
500 N 67th Ave #129	0.52mi	3/2.0 (-1)	1,300 (-13%)	17mo	$30,000	$23	35

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: 36.6%
• Equity multiple: 2.49×
• Total profit: $41,759
• Equity at exit: $14,910

10-year hold

• IRR: 41.7%
• Equity multiple: 4.39×
• Total profit: $94,843
• Equity at exit: $8,646

Cash invested: $28,000 (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 85043

• Home prices YoY: -28.6%
• Rents YoY: -1.8%
• Active inventory: 120
• Price-to-rent: 3.9×

Monthly cashflow live

• Estimated rent: $2,151 high
• Mortgage (P&I): −$524
• Tax est. 1.5%: −$125 /mo · $1,500/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$452
• Net cashflow: $1,009

Break-even live

Break-even rent $875

Max offer price $100,000

Occupancy floor 48%

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6628 W Monroe St Phoenix, AZ	3.0	2.0	1656	$2,100	$1.27	1d	1	0.44mi
6515 W McDowell Rd Phoenix, AZ	1.0–3.0	1.0–2.0	991	$1,738	$1.75	1d	7	0.76mi
7044 W Taylor St Phoenix, AZ	4.0	2.0	1588	$1,869	$1.18	10d	1	0.79mi
6161 W McDowell Rd Phoenix, AZ	1.0–3.0	1.0–2.0	987	$1,955	$1.98	1d	38	0.86mi
1801 N 63rd Dr Phoenix, AZ	3.0	2.0	1770	$1,845	$1.04	14d	1	0.95mi
5821 W McDowell Rd Phoenix, AZ	1.0–3.0	1.0–2.0	998	$2,324	$2.33	1d	11	1.05mi
7205 W McDowell Rd Phoenix, AZ	2.0–3.0	2.0	1291	$1,940	$1.50	1d	6	1.18mi
6343 W Cypress St Phoenix, AZ	3.0	2.0	1280	$1,780	$1.39	1d	1	1.26mi
1602 S 65th Gln Phoenix, AZ	3.0	2.0	1587	$1,829	$1.15	21d	1	1.45mi
5739 W Monte Vista Rd Phoenix, AZ	4.0	2.0	1564	$2,650	$1.69	3d	1	1.45mi
5739 W Monte Vista Rd Phoenix, AZ	4.0	2.0	1564	$2,650	$1.69	10d	1	1.45mi
5540 W Berkeley Rd Phoenix, AZ	3.0	2.0	1216	$1,749	$1.44	1d	1	1.46mi
5631 W Hubbell St Phoenix, AZ	3.0	2.0	1642	$1,500	$0.91	16d	1	1.50mi
5631 W Hubbell St Phoenix, AZ	3.0	2.0	1642	$1,500	$0.91	23d	1	1.50mi
5631 W Hubbell St Phoenix, AZ	3.0	2.0	1642	$1,500	$0.91	2d	1	1.50mi

Listing history 22 events

1. 2026-06-18
   days on market $100,000 Active 142 DOM
2. 2026-06-17
   days on market $100,000 Active 141 DOM
3. 2026-06-16
   days on market $100,000 Active 140 DOM
4. 2026-06-15
   days on market $100,000 Active 139 DOM
5. 2026-06-13
   days on market $100,000 Active 137 DOM
6. 2026-06-13
   days on market $100,000 Active 136 DOM
7. 2026-06-09
   days on market $100,000 Active 133 DOM
8. 2026-06-08
   days on market $100,000 Active 132 DOM
9. 2026-06-07
   days on market $100,000 Active 131 DOM
10. 2026-06-04
    days on market $100,000 Active 128 DOM
11. 2026-06-03
    days on market $100,000 Active 127 DOM
12. 2026-06-02
    days on market $100,000 Active 126 DOM
13. 2026-06-01
    days on market $100,000 Active 125 DOM
14. 2026-05-31
    days on market $100,000 Active 124 DOM
15. 2026-01-25
    listed $100,000 Active
16. 2026-01-22
    historical
17. 2026-01-12
    price $115,000
18. 2025-08-27
    price $130,000
19. 2025-06-25
    historical
20. 2025-06-20
    price $140,000
21. 2025-06-13
    listed $120,000 Active
22. 2025-05-24
    listed $160,000 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 2/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥112°F today · 19 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: $25,817
• − Mortgage interest: −$5,602
• − Property taxes: −$1,500
• − Insurance: −$500
• − Repairs & maintenance: −$2,065
• − Management: −$2,065
• − Depreciation: −$2,909
• Taxable income: $11,176
• Est. tax owed @ 24.0%: −$2,682
• After-tax cash flow: $9,421/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: Tolleson Union High School District (4288)
• NCES district ID: 0408520
• Math proficiency: 14% ▼ -21.00%
• Reading proficiency: 22% ▼ -14.00%
• Median HH income: $51,925
• Composite: 16.41/100
• National rank: #9193
• State rank: #188 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): 41,331
• Household income: $78,257
• Rent vs Own: 34.4% rent · 65.6% own
• Severe rent burden: 1019.0

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: Predominantly Hispanic (75%)
• Race & ethnicity: Hispanic / Latino 75% Two or more races 33% White 11% Black 11% Native American 3%
• Hispanic origin (detail): Mexican 72%
• Common ancestry: Lithuanian 1% Iranian 1%
• Foreign-born: 27% · Canada
• Languages at home: 41% English-only · Spanish 57%

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: ▼ -124.22%
• Current HPI: 309.495
• Rent YoY: ▼ -1.83%
• 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

-37.5% since first listed

8 events — show timeline

• 2026-01-25 Listed $100,000 ARMLS
• 2026-01-22 Listing Removed — ARMLS
• 2026-01-12 Price Changed $115,000 ARMLS
• 2025-08-27 Price Changed $130,000 ARMLS
• 2025-06-25 Listing Removed — ARMLS
• 2025-06-20 Price Changed $140,000 ARMLS
• 2025-06-13 Listed $120,000 ARMLS
• 2025-05-24 Listed $160,000 ARMLS