1221 N Dysart Rd #42 · Avondale, AZ 85323

$99,000

3 bd · 2.0 ba · 1,184 sqft · Manufactured · 79 Days on market

Built 1997 Average condition Est $75k · 33% over

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.6/5.0
• Schools +2.8/10.0
• Condition / age +2.8/5.0
• Rent growth +2.6/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

Check out this lovely manufactured home in Estrella Home Community! Offering 3 bedrooms, 2 bathrooms, a cozy covered patio, and carport parking! The interior features carpeting for added comfort, tile in all the right places, and neutral paint. The nicely sized kitchen boasts spacious cabinetry with crown molding, tile backsplash, ample counter space, and built-in appliances. Get a good night's sleep in the primary retreat, offering a closet and full bathroom with double sinks and a separate shower & tub. The laundry room has attached cabinets for added organization. Don't forget to visit the community's pool for a refreshing time! Don't miss out on this one!

Key facts

• Built-in appliances
• Community pool
• Spacious cabinetry

Tags

• COVERED PATIO
• CARPORT PARKING
• SPACIOUS CABINETRY
• TILE BACKSPLASH
• BUILT-IN APPLIANCES
• COMMUNITY POOL

Property features AI

Finance

• Financial info: Conventional financing available
• HOA & community: No association fees; Community pool; Land lease: $797 monthly

Exterior

• Parking: 2 covered parking spaces; 2 carport spaces
• Utilities: City water; Public sewer
• Home design: Manufactured/mobile home; Leasehold property (land lease)
• Construction: Vertical siding and painted exterior; Metal roof
• Exterior features: Storage; Block and partial fencing; Gravel/stone front and back; Private maintained road

Interior

• Kitchen: Laminate counters; Eat-in kitchen; Breakfast bar; Dishwasher
• Bedrooms: Up to 3 bedrooms
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating; Central air conditioning; Ceiling fans
• Interior features: High speed internet; Double vanity in bathroom; Eat-in kitchen with breakfast bar; No interior steps; Primary bedroom with full bath; Separate shower and tub; Laminate counters; Dishwasher
• Laundry & utility: Indoor laundry

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $99k. Condition is rated average.

Deal economics

• At list price, monthly cash flow is $736 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $99k).
• Recommended offer: $93k (6.0% below list) — sets the bar for market timing.
• Cap rate 15.2% vs local median 3.4% in Avondale — 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 72/100 on livability (#29 in AZ) — a middle-class / working-renter tenant base. Strengths: housing A+, commute A; Watch: health & safety C-, crime D+, amenities F.
• Agua Fria Union High School District (4289) (suburban): math 24% / reading 37% proficiency, ranked #99 of 249 in AZ (top 40%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Agua Fria High School (math 15% / reading 26%, grade F, #222 of 381 statewide, top 59%, 1,652 students, 62% FRL).
• Market conditions: Rents flat; 305 active listings in the ZIP; 24 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $684 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 + 0.3% rent growth), your $28k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 79 days — a 6% lower offer ($93k) 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: moderate wildfire risk; extreme-heat days projected 6→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $93,060 (6.0% below list)

Questions for the listing agent

1. It's been on market 79 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 1.82% ✓
• Cap rate: 15.21%
• Cash-on-cash: 31.85%
• DSCR: 2.42
• GRM: 4.6

CMA / ARV

• ARV (on-the-fly): $74,592
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1221 N Dysart Rd #17	0.00mi	2/2.0 (-1)	1,120 (-5%)	11mo	$70,000	$63	77

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 · 0.34% rent growth · sell at horizon

5-year hold

• IRR: 23.8%
• Equity multiple: 1.94×
• Total profit: $26,165
• Equity at exit: $14,761

10-year hold

• IRR: 29.9%
• Equity multiple: 3.35×
• Total profit: $65,009
• Equity at exit: $8,560

Cash invested: $27,720 (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 85323

• Home prices YoY: -27.1%
• Rents YoY: 0.3%
• Active inventory: 305
• Price-to-rent: 4.6×

Monthly cashflow live

• Estimated rent: $1,797 high
• Mortgage (P&I): −$519
• Tax est. 1.5%: −$124 /mo · $1,485/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$377
• Net cashflow: $736

Break-even live

Break-even rent $866

Max offer price $99,000

Occupancy floor 54%

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: $24,750
• Closing costs: $2,970
• Reserves months: —
• Total cash needed: —

Rent comps 24 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
26 N 126th Ave Avondale, AZ	3.0	2.0	1268	$1,950	$1.54	24d	1	0.46mi
333 E Van Buren St Avondale, AZ	2.0	1.0–2.0	574	$1,365	$2.38	1d	12	0.50mi
1425 N Palo Verde Dr Goodyear, AZ	2.0	1.0	847	$1,250	$1.48	1d	4	0.52mi
302 E Lawrence Blvd #109 Avondale, AZ	3.0	2.5	1340	$2,100	$1.57	1d	1	0.59mi
526 N 4th St Unit B Avondale, AZ	2.0	1.0	858	$1,150	$1.34	1d	1	0.59mi
522 N 4th St Unit A Avondale, AZ	2.0	1.0	858	$1,150	$1.34	1d	1	0.61mi
103 E Brinker Dr Avondale, AZ	3.0	1.0	900	$1,300	$1.44	1d	3	0.73mi
12375 W Van Buren St Avondale, AZ	1.0–3.0	1.0–2.0	1044	$2,350	$2.25	1d	47	0.74mi
312 E Kinderman Dr Unit 1 Avondale, AZ	2.0	1.0	717	$1,375	$1.92	19d	1	0.75mi
1701 N Palo Verde Dr Goodyear, AZ	2.0	1.0	760	$1,195	$1.57	1d	2	0.75mi
206 E Kinderman Dr Avondale, AZ	4.0	2.0	1430	$575	$0.40	1d	1	0.79mi
12721 W Buckeye Rd Avondale, AZ	2.0–3.0	2.0	983	$1,738	$1.77	1d	6	0.85mi
1408 N Central Ave Avondale, AZ	2.0–3.0	1.5–2.0	1050	$1,920	$1.83	1d	12	0.87mi
1737 N Central Ave Goodyear, AZ	1.0–3.0	1.0–2.0	1009	$1,849	$1.83	1d	15	0.89mi
12 E Hill Dr Avondale, AZ	3.0	1.0	1319	$1,600	$1.21	1d	1	0.92mi
207 S 3rd St Unit 11 Avondale, AZ	2.0	1.0	950	$1,000	$1.05	1d	1	0.99mi
12115 W Van Buren St Avondale, AZ	3.0	2.0	1241	$1,740	$1.40	2d	1	1.04mi
231 S 1st St Unit 1 Avondale, AZ	2.0	1.0	1050	$1,600	$1.52	1d	1	1.09mi
13015 W Rancho Santa Fe Blvd Avondale, AZ	1.0–3.0	1.0–2.0	971	$1,808	$1.86	1d	22	1.12mi
833 N Litchfield Rd Goodyear, AZ	3.0	2.0	1419	$2,388	$1.68	3d	1	1.16mi
620 N Litchfield Rd Goodyear, AZ	1.0–3.0	1.0–2.0	802	$1,820	$2.27	1d	14	1.20mi
102 S 4th Ave Avondale, AZ	1.0–3.0	1.0–2.0	853	$1,923	$2.25	1d	26	1.32mi
105 N Links Dr Avondale, AZ	1.0–2.0	1.0–2.0	930	$1,554	$1.67	1d	15	1.43mi
11850 W Fillmore St Avondale, AZ	3.0	1.0–2.0	838	$1,799	$2.15	1d	20	1.49mi

Listing history 19 events

1. 2026-06-18
   days on market $99,000 Active 79 DOM
2. 2026-06-17
   days on market $99,000 Active 78 DOM
3. 2026-06-16
   days on market $99,000 Active 77 DOM
4. 2026-06-15
   days on market $99,000 Active 76 DOM
5. 2026-06-13
   days on market $99,000 Active 74 DOM
6. 2026-06-13
   days on market $99,000 Active 73 DOM
7. 2026-06-09
   days on market $99,000 Active 70 DOM
8. 2026-06-08
   days on market $99,000 Active 69 DOM
9. 2026-06-07
   days on market $99,000 Active 68 DOM
10. 2026-06-04
    days on market $99,000 Active 65 DOM
11. 2026-06-02
    days on market $99,000 Active 63 DOM
12. 2026-06-01
    days on market $99,000 Active 62 DOM
13. 2026-05-31
    days on market $99,000 Active 61 DOM
14. 2026-03-31
    historical
15. 2026-03-30
    listed $99,000 Active
16. 2026-03-19
    price $95,000
17. 2025-12-13
    status Active
18. 2025-12-13
    historical
19. 2025-07-30
    listed $99,000 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 5/10 Major
• 🌡 Heat 9/10 Extreme 6 d/yr ≥113°F today · 15 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: $21,570
• − Mortgage interest: −$5,546
• − Property taxes: −$1,485
• − Insurance: −$495
• − Repairs & maintenance: −$1,726
• − Management: −$1,726
• − Depreciation: −$2,880
• Taxable income: $7,713
• Est. tax owed @ 24.0%: −$1,851
• After-tax cash flow: $6,979/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 · 6 photos

Average 55/100 Moderate rehab

This manufactured home in Estrella Home Community requires moderate repairs and maintenance to improve its condition and value. Key updates include painting, replacing carpet, and maintaining the HVAC system.

Repairs flagged

• Minor Living room carpet — Worn appearance
• Minor Kitchen backsplash — Some wear visible
• Minor Primary bathroom shower/tub — No visible damage

Value-add opportunities

• Both Paint interior walls — Fresh paint enhances curb appeal and interior aesthetics.
• Both Replace living room carpet — New carpet improves comfort and adds value.
• Both Clean and maintain HVAC system — A clean and functioning HVAC system ensures comfort and energy efficiency.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Living room carpet · Worn appearance	Minor	$500–3,000
Kitchen backsplash · Some wear visible	Minor	$500–3,000
Primary bathroom shower/tub · No visible damage	Minor	$500–3,000
Total estimated repair cost · 3 items		$1,500–9,000

Value-add ROI direction

• Both Paint interior walls — Fresh paint enhances curb appeal and interior aesthetics. ↑
• Both Replace living room carpet — New carpet improves comfort and adds value. ↑
• Both Clean and maintain HVAC system — A clean and functioning HVAC system ensures comfort and energy efficiency. ↑

ⓘ 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: Agua Fria Union High School District (4289)
• NCES district ID: 0400450
• Math proficiency: 24% ▼ -32.00%
• Reading proficiency: 37% ▼ -12.00%
• Median HH income: $64,107
• Composite: 27.92/100
• National rank: #6865
• State rank: #99 of 249 in AZ

Livability — Avondale

• Score: 72/100
• State rank: #29
• US rank: #6100

Category grades

Amenities F Commute A Cost of living B- 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: Avondale, AZ
• County: Maricopa County · 4,537,380 people
• City population: 86,122
• Metro: Phoenix-Mesa-Chandler, AZ
• Population (ZIP): 47,043
• Household income: $83,120
• Rent vs Own: 40.6% rent · 59.4% own
• Severe rent burden: 1506.0

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 0.58)
• Race & ethnicity: Hispanic / Latino 60% Two or more races 26% White 22% Black 13% Asian 2% Native American 2%
• Hispanic origin (detail): Mexican 52% Puerto Rican 1%
• Common ancestry: Italian 2% Portuguese 1% Ukrainian 1%
• Foreign-born: 19% · Canada, Vietnam
• Languages at home: 53% English-only · Spanish 42% Arabic 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: ▼ -118.44%
• Current HPI: 319.3653
• Rent YoY: ▲ 0.34%
• 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

+0.0% since first listed

6 events — show timeline

• 2026-03-31 Listing Removed — ARMLS
• 2026-03-30 Listed $99,000 ARMLS
• 2026-03-19 Price Changed $95,000 ARMLS
• 2025-12-13 Relisted — ARMLS
• 2025-12-13 Listing Removed — ARMLS
• 2025-07-30 Listed $99,000 ARMLS