12727 W Glendale Ave #42 · Glendale, AZ 85305

$60,000

2 bd · 2.0 ba · 1,064 sqft · Manufactured · 84 Days on market

Built 1982 Good condition ↓ 8% 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 +7.5/15.0
• Livability +3.8/5.0
• Condition / age +3.8/5.0
• Schools +2.8/10.0
• Rent growth +1.8/5.0
• Appreciation +0.0/10.0

Listing remarks

Great starter Mobile home in the desirable community of Hacienda Del Sol 2 bed plus Den 2 bath. Great amenities at Hacienda Del Sol swimming pool, Fitness Center, Basketball court. kids playground, Laundromat and event hall with kitchen. RV Parking for tenants available.

Key facts

• 3 parking spots
• Community pool
• Built 1982

Property features AI

Finance

• Other: Lot size source: owner; Building area source: owner
• HOA & community: Land lease: $900 per month; Association fees include sewer, trash, and water; Community pool

Exterior

• Parking: 3 covered parking spaces; 3 carport spaces
• Utilities: Onsite well (water); Septic tank (sewer)
• Home design: Manufactured/Mobile home; Leasehold ownership
• Construction: Steel frame construction; Foam roof
• Exterior features: Chain link fencing; Gravel/stone front; Private maintained road; City maintained road

Interior

• Kitchen: Built-in gas oven
• Bedrooms: 3 possible bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating; Central air; Ceiling fans
• Interior features: Eat-in kitchen; Breakfast bar; Master bedroom with 3/4 bathroom
• Laundry & utility: Septic tank (sewer)

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $60k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $836 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $60k).
• Recommended offer: $56k (6.0% below list) — sets the bar for market timing.
• Cap rate 23.0% 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.
• 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 soft (-2.8%/yr); 119 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals leasing fast (median 3d 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 $415 of loan paydown is wiped out by about $2k 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 $17k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 84 days — a 6% lower offer ($56k) is reasonable based on typical stale-listing flexibility.

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 $56,400 (6.0% below list)

Questions for the listing agent

1. It's been on market 84 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 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?
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: 2.64% ✓
• Cap rate: 23.01%
• Cash-on-cash: 59.69%
• DSCR: 3.66
• GRM: 3.2

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: 55.0%
• Equity multiple: 3.31×
• Total profit: $38,886
• Equity at exit: $8,946

10-year hold

• IRR: 58.9%
• Equity multiple: 6.03×
• Total profit: $84,566
• Equity at exit: $5,188

Cash invested: $16,800 (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 85305

• Home prices YoY: -29.0%
• Rents YoY: -2.8%
• Active inventory: 119
• Price-to-rent: 3.2×

Monthly cashflow live

• Estimated rent: $1,583 high
• Mortgage (P&I): −$315
• Tax est. 1.5%: −$75 /mo · $900/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$332
• Net cashflow: $836

Break-even live

Break-even rent $525

Max offer price $60,000

Occupancy floor 42%

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: $15,000
• Closing costs: $1,800
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6706 N Dysart Rd Glendale, AZ	1.0–2.0	1.0–2.0	727	$1,439	$1.98	1d	42	0.56mi
12303 W Vista Ave Glendale, AZ	1.0	1.0	700	$1,600	$2.29	43d	1	0.91mi
13621 W Glendale Ave Glendale, AZ	2.0–3.0	1.0–2.0	1279	$1,195	$0.93	1d	13	1.11mi
13444 W Rhine Ln Litchfield Park, AZ	3.0	2.0	1323	$1,699	$1.28	16d	1	1.11mi
13826 W Keim Dr Litchfield Park, AZ	3.0	2.0	1306	$2,050	$1.57	2d	1	1.46mi

Listing history 15 events

1. 2026-06-18
   days on market $60,000 Active 84 DOM
2. 2026-06-17
   days on market $60,000 Active 83 DOM
3. 2026-06-16
   days on market $60,000 Active 82 DOM
4. 2026-06-15
   days on market $60,000 Active 81 DOM
5. 2026-06-13
   days on market $60,000 Active 79 DOM
6. 2026-06-09
   days on market $60,000 Active 75 DOM
7. 2026-06-08
   days on market $60,000 Active 74 DOM
8. 2026-06-07
   days on market $60,000 Active 73 DOM
9. 2026-06-04
   days on market $60,000 Active 70 DOM
10. 2026-06-03
    days on market $60,000 Active 69 DOM
11. 2026-06-02
    days on market $60,000 Active 68 DOM
12. 2026-06-01
    days on market $60,000 Active 67 DOM
13. 2026-05-31
    days on market $60,000 Active 66 DOM
14. 2026-05-12
    price $60,000
15. 2026-03-25
    listed $65,000 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 4/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥113°F today · 19 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,992
• − Mortgage interest: −$3,361
• − Property taxes: −$900
• − Insurance: −$300
• − Repairs & maintenance: −$1,519
• − Management: −$1,519
• − Depreciation: −$1,745
• Taxable income: $9,647
• Est. tax owed @ 24.0%: −$2,315
• After-tax cash flow: $7,712/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 · 13 photos

Good 75/100 Cosmetic rehab

This mobile home is in good condition with a good condition score of 75. It has a cosmetic rehab level and requires minor maintenance and repairs. The highest-ROI updates would be painting the exterior walls and cleaning the pool area to enhance curb appeal and resale value.

Value-add opportunities

• Both Paint the exterior walls — Enhances curb appeal and resale value.
• Both Clean the pool area — Improves the overall appearance and appeal of the property, making it more attractive for both resale and rental.

Renovation cost estimate screening

Value-add ROI direction

• Both Paint the exterior walls — Enhances curb appeal and resale value. ↑
• Both Clean the pool area — Improves the overall appearance and appeal of the property, making it more attractive for both resale and rental. ↑

ⓘ 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 — 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

• County: Maricopa County · 4,537,380 people
• City population: 294,586
• Metro: Phoenix-Mesa-Chandler, AZ
• Population (ZIP): 18,043
• Household income: $88,167
• Rent vs Own: 49.5% rent · 50.5% own
• Severe rent burden: 832.0

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: Hispanic / Latino 47% White 31% Two or more races 23% Black 10% Asian 6% Native American 2%
• Hispanic origin (detail): Mexican 39% Cuban 1% Dominican 2%
• Common ancestry: Lithuanian 1% Portuguese 1% Slovak 1%
• Foreign-born: 19% · Canada, Vietnam
• Languages at home: 58% English-only · Spanish 32% Other Indo-European 2% French/Haitian/Cajun 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: ▼ -114.07%
• Current HPI: 278.8051
• Rent YoY: ▼ -2.78%
• 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

-7.7% since first listed

2 events — show timeline

• 2026-05-12 Price Changed $60,000 ARMLS
• 2026-03-25 Listed $65,000 ARMLS