110 S Ellsworth Rd · Mesa, AZ 85208

$175,000

2 bd · 2.0 ba · 896 sqft · Manufactured public records · 4 Days on market

Built 1999 6,329 sqft lot

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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 +23.6/30.0
• DSCR +7.6/10.0
• ARV discount +7.5/15.0
• 1% rule +4.9/10.0
• Schools +4.6/10.0
• Livability +4.0/5.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Living is easy in this impressive, generously spacious manufactured home which invites comfort and warmth. With generous living spaces and stylish finishes throughout. Inviting kitchen that features white appliances, plant shelving, tiled backsplash, pantry area and rich wood cabinetry. Spacious bedrooms that boast laminate wood flooring. Incredible Arizona room/lanai-a perfect setting for relaxing or entertaining! Don't miss out...this home is a true beauty! Solar system on lease. Buyer to qualify. Current monthly lease payments $127. Approximate summer electric bills $75. See documents section

Key facts

• Updated pex plumbing
• No hoa restrictions
• Owned land

Tags

• OWNED LAND
• NO HOA RESTRICTIONS
• INSTALLED SOLAR SYSTEM
• NEWER HVAC
• UPDATED PEX PLUMBING
• VAULTED CEILINGS

Property features AI

Finance

• HOA & community: No association fees; Near bus stop

Exterior

• Parking: 2 covered parking spaces; 2 open parking spaces; 2 carport spaces
• Security: Owned security system
• Utilities: City water; Septic tank (septic connected)
• Home design: Manufactured/Mobile home; Fee simple ownership
• Construction: Wood siding and wood frame construction; Painted exterior; Metal roof
• Exterior features: Shed(s); Exterior storage; Partial block and other fencing; East/West exposure; Desert landscaping in back; Dirt front; Gravel/stone in back; Synthetic grass in back; County-maintained road access; Asphalt road surface

Interior

• Kitchen: Non-laminate countertops; Refrigerator; Dishwasher; Garbage disposal; Pantry
• Bedrooms: 2 possible bedrooms
• Flooring: Laminate; Linoleum; Tile
• Bathrooms: 2 full bathrooms (total 2)
• Heating & cooling: Electric heating; Central air; Ceiling fans
• Interior features: High-speed internet available; Eat-in kitchen; Vaulted ceilings; Pantry; Master bedroom with 3/4 bath; Solar panels
• Laundry & utility: Indoor laundry

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $175k.

Deal economics

• At list price, monthly cash flow is $328 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $173k (1.4% below list).
• Recommended offer: $173k (1.4% below list) — sets the bar for 1% rule.
• Cap rate 8.5% vs local median 3.4% in Mesa — 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 79/100 on livability (#6 in AZ, #2,034 nationally) — a middle-class / working-renter tenant base. Strengths: amenities A+, commute A+, housing A+; Watch: health & safety C-, crime D.
• Gilbert Unified District (4239) (suburban): math 49% / reading 52% proficiency, ranked #38 of 249 in AZ (top 15%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 14% free/reduced lunch — higher-income household profile.
• Zoned schools: Patterson Elementary School (math 64% / reading 59%, grade B, #132 of 1,109 statewide, top 12%, 567 students, 29% FRL); Greenfield Junior High School (math 55% / reading 51%, grade C+, #19 of 218 statewide, top 8%, 1,204 students, 20% FRL); Highland High School (math 46% / reading 43%, grade F, #60 of 381 statewide, top 16%, 3,174 students, 15% FRL).
• Market conditions: Rents flat; 1 active listings in the ZIP; 16 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 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 $1k of loan paydown is wiped out by about $5k 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

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 8y 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 $80k; list at $175k implies a 119% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $172,572 (1.4% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. Crime grade is D 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?
3. 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.
4. 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.
5. 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: 0.99% ✗
• Cap rate: 8.55%
• Cash-on-cash: 8.04%
• DSCR: 1.36
• GRM: 8.5

CMA / ARV

• ARV (on-the-fly): $111,104
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
110 S Ellsworth Rd	0.00mi	2/2.0	906 (+1%)	0mo	$192,000	$212	98
8865 E Baseline Rd #1416	0.26mi	1/2.0 (-1)	924 (+3%)	17mo	$67,000	$73	64
8865 E Baseline Rd #715	0.36mi	2/2.0	998 (+11%)	3mo	$108,000	$108	62
2550 S Ellsworth Rd #215	0.49mi	2/2.0	1,006 (+12%)	11mo	$125,000	$124	47
8865 E Baseline Rd #446	0.26mi	2/2.0	1,020 (+14%)	22mo	$173,000	$170	47

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 · 0.28% rent growth · sell at horizon

5-year hold

• IRR: -6.9%
• Equity multiple: 0.75×
• Total profit: $-12,118
• Equity at exit: $26,093

10-year hold

• IRR: -0.6%
• Equity multiple: 0.96×
• Total profit: $-1,815
• Equity at exit: $15,131

Cash invested: $49,000 (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 85208

• Home prices YoY: -30.6%
• Rents YoY: 0.3%
• Active inventory: 1
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $1,726 high
• Mortgage (P&I): −$918
• Tax from tax record: −$44 /mo · $531/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$362
• Net cashflow: $328

Break-even live

Break-even rent $1,310

Max offer price $175,000

Occupancy floor 76%

Sensitivity live

Price	-10% $427	-5% $378	+0% $328	+5% $279	+10% $229
Rent	-10% $192	-5% $260	+0% $328	+5% $397	+10% $465
Rate	-1.0pp $417	-0.5pp $373	base $328	+0.5pp $283	+1.0pp $237

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8865 E Baseline Rd #1129 Mesa, AZ	2.0	2.0	748	$3,200	$4.28	6d	1	0.29mi
8865 E Baseline Rd #300 Mesa, AZ	1.0	1.0	764	$2,000	$2.62	19d	1	0.29mi
8865 E Baseline Rd #1028 Mesa, AZ	2.0	1.0	1028	$1,500	$1.46	45d	1	0.39mi
2206 S Ellsworth Rd Unit 94B Mesa, AZ	2.0	2.0	924	$3,702	$4.01	25d	1	0.40mi
2206 S Ellsworth Rd Unit 101B Mesa, AZ	2.0	2.0	924	$1,555	$1.68	45d	1	0.40mi
2206 S Ellsworth Rd Unit 3B Mesa, AZ	2.0	2.0	976	$1,606	$1.65	16d	1	0.40mi
8865 E Baseline Rd #405 Mesa, AZ	2.0	1.5	619	$1,900	$3.07	45d	1	0.48mi
9233 E Neville Ave Mesa, AZ	2.0–3.0	2.0	1142	$1,575	$1.38	16d	3	0.51mi
9233 E Neville Ave Mesa, AZ	2.0–3.0	2.0	1145	$1,575	$1.37	25d	1	0.51mi
8915 E Guadalupe Rd Mesa, AZ	2.0–3.0	2.0	971	$1,390	$1.43	4d	11	0.54mi
8915 E Guadalupe Rd Mesa, AZ	1.0	1.0	616	$1,164	$1.89	45d	1	0.54mi
8915 E Guadalupe Rd Mesa, AZ	2.0	2.0	1054	$1,390	$1.32	25d	1	0.54mi
9233 E Neville Ave #1088 Mesa, AZ	3.0	2.0	1057	$1,850	$1.75	6d	1	0.58mi
8433 E Guadalupe Rd Mesa, AZ	1.0–3.0	1.0–2.0	936	$2,526	$2.70	0d	1	0.75mi
9335 E Baseline Rd Mesa, AZ	1.0–3.0	1.0–2.0	1162	$1,745	$1.50	0d	12	0.80mi
2064 S Farnsworth Dr #25 Mesa, AZ	2.0	2.0	1011	$1,595	$1.58	23d	1	1.18mi

Listing history 7 events

1. 2026-05-12
   status Pending
2. 2026-05-07
   listed $175,000 Active
3. 2018-04-26
   soldstatus $80,000 Closed 607-char remark

   Show marketing remark (607 chars)

   Living is easy in this impressive, generously spacious manufactured home which invites comfort and warmth. With generous living spaces and stylish finishes throughout. Inviting kitchen that features white appliances, plant shelving, tiled backsplash, pantry area and rich wood cabinetry. Spacious bedrooms that boast laminate wood flooring. Incredible Arizona room/lanai-a perfect setting for relaxing or entertaining! Don't miss out...this home is a true beauty! Solar system on lease. Buyer to qualify. Current monthly lease payments $127. Approximate summer electric bills $75. See documents section

4. 2018-04-26
   soldstatus $69,000

   Show marketing remark (607 chars)

   Living is easy in this impressive, generously spacious manufactured home which invites comfort and warmth. With generous living spaces and stylish finishes throughout. Inviting kitchen that features white appliances, plant shelving, tiled backsplash, pantry area and rich wood cabinetry. Spacious bedrooms that boast laminate wood flooring. Incredible Arizona room/lanai-a perfect setting for relaxing or entertaining! Don't miss out...this home is a true beauty! Solar system on lease. Buyer to qualify. Current monthly lease payments $127. Approximate summer electric bills $75. See documents section

5. 2018-04-11
   historical Under Contract Accepting Backups 607-char remark

   Show marketing remark (607 chars)

   Living is easy in this impressive, generously spacious manufactured home which invites comfort and warmth. With generous living spaces and stylish finishes throughout. Inviting kitchen that features white appliances, plant shelving, tiled backsplash, pantry area and rich wood cabinetry. Spacious bedrooms that boast laminate wood flooring. Incredible Arizona room/lanai-a perfect setting for relaxing or entertaining! Don't miss out...this home is a true beauty! Solar system on lease. Buyer to qualify. Current monthly lease payments $127. Approximate summer electric bills $75. See documents section

6. 2018-04-03
   listed $79,900 Active 607-char remark

   Show marketing remark (607 chars)

   Living is easy in this impressive, generously spacious manufactured home which invites comfort and warmth. With generous living spaces and stylish finishes throughout. Inviting kitchen that features white appliances, plant shelving, tiled backsplash, pantry area and rich wood cabinetry. Spacious bedrooms that boast laminate wood flooring. Incredible Arizona room/lanai-a perfect setting for relaxing or entertaining! Don't miss out...this home is a true beauty! Solar system on lease. Buyer to qualify. Current monthly lease payments $127. Approximate summer electric bills $75. See documents section

7. 1979-03-06
   soldstatus $17,500

ⓘ 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: $531 · $44/mo
• Projected year-2 tax: $1,155 · $96/mo
• Expected delta: +$624/yr (+$52/mo · 117.5%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥111°F today · 18 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,709
• − Mortgage interest: −$9,803
• − Property taxes: −$531
• − Insurance: −$875
• − Repairs & maintenance: −$1,657
• − Management: −$1,657
• − Depreciation: −$5,091
• Taxable income: $1,096
• Est. tax owed @ 24.0%: −$263
• After-tax cash flow: $3,678/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: Gilbert Unified District (4239)
• NCES district ID: 0403400
• Math proficiency: 49% ▼ -8.00%
• Reading proficiency: 52% ▼ -7.00%
• Median HH income: $74,715
• Composite: 45.55/100
• National rank: #2600
• State rank: #38 of 249 in AZ

Livability — Mesa

• Score: 79/100
• State rank: #6
• US rank: #2034

Category grades

Amenities A+ Commute A+ Cost of living C+ Crime D Employment B- Housing A+ Health & safety C- User ratings D

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Mesa, AZ
• County: Maricopa County · 4,537,380 people
• City population: 555,266
• Metro: Phoenix-Mesa-Chandler, AZ
• Population (ZIP): 37,225
• Household income: $69,390
• Rent vs Own: 18.3% rent · 81.7% own
• Severe rent burden: 525.0

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 White (66%)
• Race & ethnicity: White 66% Hispanic / Latino 22% Two or more races 11% Black 3% Asian 2% Native American 2%
• Hispanic origin (detail): Mexican 17%
• Common ancestry: Italian 3% Lithuanian 3% Portuguese 3%
• Foreign-born: 9% · Canada, Vietnam
• Languages at home: 83% English-only · Spanish 13% Vietnamese 1% Tagalog/Filipino 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: ▼ -136.48%
• Current HPI: 309.2753
• Rent YoY: ▲ 0.28%
• 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

+900.0% since first listed

7 events — show timeline

• 2026-05-12 Pending — ARMLS
• 2026-05-07 Listed $175,000 ARMLS
• 2018-04-26 Sold (Public Records) $69,000 Public Records
• 2018-04-26 Sold (MLS) $80,000 ARMLS
• 2018-04-11 Contingent — ARMLS
• 2018-04-03 Listed $79,900 ARMLS
• 1979-03-06 Sold (Public Records) $17,500 Public Records

Property tax history

+1.1%/yr

Latest (2025): $531 · -0.5% YoY. Source: county tax records.