400 W Baseline Rd #179 · Tempe, AZ 85283

$89,900

4 bd · 2.0 ba · 1,536 sqft · Manufactured · 196 Days on market

Built 1973 Est $151k · 40% under ↓ 21% 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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.9/5.0
• Condition / age +2.5/5.0
• Rent growth +2.0/5.0
• Schools +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Spacious 4 bedroom, 2 bath mobile home in Chaparral Village is now for sale. Recently painted inside and outside. Located in a Cul-De-Sac. New gravel stone front and back. Well maintained all ages mobile home park.

Key facts

• Basketball court
• Larger lot
• Two pools

Tags

• LARGER LOT
• DECK TO LARGE STORAGE SHED
• TWO POOLS
• BASEBALL AND SOCCER FIELD
• BASKETBALL COURT
• PLAYGROUND

Property features AI

Finance

• Other: Building area reported by owner
• Financial info: Current financing: Other
• HOA & community: Land lease community with monthly land lease of $892; No association fees included; Community pool; Community media room; Playground; Biking/walking path; Near bus stop

Exterior

• Parking: 2 covered parking spaces; 2 carport spaces
• Utilities: City water; Public sewer; Electric with 220V in kitchen; Utilities: see remarks
• Home design: Manufactured/mobile home; Leasehold ownership; City lights view
• Construction: Vinyl siding; Wood frame construction; Painted exterior
• Exterior features: Private street(s); Cul-de-sac lot setting; Gravel/stone front and back; Reflective roof coating; Asphalt road surface; Private maintained road

Interior

• Kitchen: Laminate counters; Walk-in pantry; 220 volts in kitchen; Refrigerator; Disposal
• Bedrooms: Up to 4 possible bedrooms
• Flooring: Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating; Central air; Ceiling fans; Programmable thermostat
• Interior features: High-speed internet; Eat-in kitchen; No interior steps; Full bathroom in primary bedroom; Multiple entries/exits; Storage
• Laundry & utility: Laundry inside with washer/dryer hookup only

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath manufactured listed at $90k.

Deal economics

• At list price, monthly cash flow is $1k ($17k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $90k).
• Recommended offer: $79k (12.0% below list) — sets the bar for market timing.
• Cap rate 25.6% vs local median 3.4% in Tempe — 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 78/100 on livability (#10 in AZ, #2,527 nationally) — a middle-class / working-renter tenant base. Strengths: amenities A+, commute A+, housing A+; Watch: cost of living C-, health & safety D, crime F.
• Tempe School District (4258) (urban): math 17% / reading 29% proficiency, ranked #170 of 249 in AZ (top 68%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Curry Elementary School (math 11% / reading 29%, grade F, #742 of 1,109 statewide, top 67%, 464 students, 73% FRL) — zoned schools average 73% FRL vs 57% district-wide (16 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents soft (-1.9%/yr); 141 active listings in the ZIP; 40 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 37% of the median local income ($85k/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 $622 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 $25k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 196 days — a 12% lower offer ($79k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 2y ago; this cycle's ask is 13% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 6→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $79,112 (12.0% below list)

Questions for the listing agent

1. It's been on market 196 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 1973 — 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: 2.91% ✓
• Cap rate: 25.57%
• Cash-on-cash: 68.85%
• DSCR: 4.06
• GRM: 2.9

CMA / ARV

• ARV (on-the-fly): $150,528
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
400 W Baseline Rd #298	0.00mi	4/2.0	1,536 (0%)	10mo	$85,000	$55	92
400 W Baseline Rd #180	0.00mi	3/2.0 (-1)	1,536 (0%)	6mo	$103,000	$67	90
400 W Baseline Rd #281	0.08mi	4/2.0	1,320 (-14%)	3mo	$129,900	$98	71
400 W Baseline Rd #215	0.00mi	4/2.0	1,320 (-14%)	11mo	$138,000	$105	68

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: 64.9%
• Equity multiple: 3.77×
• Total profit: $69,790
• Equity at exit: $13,404

10-year hold

• IRR: 68.3%
• Equity multiple: 6.95×
• Total profit: $149,761
• Equity at exit: $7,773

Cash invested: $25,172 (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 85283

• Rents YoY: -1.9%
• Active inventory: 141
• Price-to-rent: 2.9×

Monthly cashflow live

• Estimated rent: $2,614 high
• Mortgage (P&I): −$471
• Tax est. 1.5%: −$112 /mo · $1,348/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$549
• Net cashflow: $1,444

Break-even live

Break-even rent $786

Max offer price $89,900

Occupancy floor 40%

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: $22,475
• Closing costs: $2,697
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
647 W Fremont Dr Tempe, AZ	3.0	2.0	1896	$2,350	$1.24	1d	1	0.32mi
665 W Minton Dr Tempe, AZ	3.0	2.0	1900	$4,500	$2.37	1d	1	0.35mi
517 W Duke Dr Tempe, AZ	3.0	2.0	1426	$2,150	$1.51	1d	1	0.41mi
4711 S Grandview Ave Tempe, AZ	3.0	2.0	1640	$2,400	$1.46	14d	1	0.42mi
124 E Minton Dr Tempe, AZ	4.0	2.0	2102	$3,050	$1.45	1d	1	0.45mi
5038 S Hardy Dr Tempe, AZ	1.0–3.0	1.0–2.0	1082	$1,959	$1.81	1d	21	0.47mi
3907 S Farmer Ave Tempe, AZ	4.0	3.0	1868	$2,599	$1.39	22d	1	0.48mi
106 E Duke Dr Tempe, AZ	3.0	2.0	1478	$2,150	$1.45	24d	1	0.51mi
935 W Santa Cruz Dr Tempe, AZ	4.0	2.0	1551	$2,695	$1.74	10d	1	0.54mi
4501 S Forest Ave Tempe, AZ	5.0	2.0	2148	$2,496	$1.16	22d	1	0.54mi
3937 S Mill Ave Tempe, AZ	3.0	2.5	1536	$2,195	$1.43	1d	1	0.63mi
208 E Oxford Dr Tempe, AZ	3.0	2.0	1535	$3,400	$2.21	24d	1	0.66mi
208 E Oxford Dr Tempe, AZ	3.0	2.0	1535	$3,400	$2.21	1d	1	0.66mi
528 W La Jolla Dr Tempe, AZ	3.0	2.0	1374	$2,399	$1.75	10d	1	0.67mi
3815 S Mill Ave Tempe, AZ	4.0	3.0	1536	$2,000	$1.30	2d	1	0.68mi
211 E Hermosa Dr Tempe, AZ	5.0	2.0	2051	$3,995	$1.95	1d	1	0.69mi
515 W Pebble Beach Dr Unit 513 Tempe, AZ	4.0	2.0	1100	$3,200	$2.91	1d	1	0.69mi
1133 W Baseline Rd Tempe, AZ	1.0–3.0	1.0–2.0	957	$2,100	$2.19	1d	1	0.70mi
5749 S Farmer Ave Tempe, AZ	4.0	2.0	1656	$2,595	$1.57	1d	1	0.70mi
3729 S Mill Ave Tempe, AZ	3.0	2.5	1600	$1,100	$0.69	22d	1	0.70mi
407 E Harvard Dr Tempe, AZ	3.0	2.0	1267	$2,299	$1.81	24d	1	0.71mi
951 W La Jolla Dr Tempe, AZ	3.0	2.0	1383	$3,500	$2.53	1d	1	0.72mi
1016 W Manhatton Dr Tempe, AZ	3.0	2.0	1736	$2,400	$1.38	17d	1	0.76mi
1118 W Tulane Dr Tempe, AZ	3.0	2.0	1253	$2,879	$2.30	1d	1	0.84mi
909 W Malibu Dr Tempe, AZ	3.0	2.0	1092	$1,850	$1.69	1d	1	0.84mi
506 E Hermosa Dr Tempe, AZ	3.0	2.0	1687	$1,700	$1.01	2d	1	0.85mi
910 W Yale Dr Tempe, AZ	3.0	2.0	1600	$2,225	$1.39	1d	1	0.89mi
314 E Malibu Dr Tempe, AZ	3.0	2.0	1408	$2,000	$1.42	12d	1	0.98mi
596 W Westchester Ave Tempe, AZ	4.0	3.5	2196	$2,595	$1.18	20d	1	0.99mi
703 E Auburn Dr Tempe, AZ	3.0	2.0	1308	$3,000	$2.29	1d	1	0.99mi
3527 S Shafer Dr Tempe, AZ	4.0	2.0	2172	$1,450	$0.67	1d	1	1.00mi
531 E Laguna Dr Tempe, AZ	3.0	2.0	1862	$2,550	$1.37	1d	1	1.00mi
427 E Malibu Dr Tempe, AZ	3.0	2.0	1274	$1,895	$1.49	1d	1	1.01mi
15 W Geneva Dr Tempe, AZ	4.0	2.0	1260	$2,748	$2.18	1d	1	1.02mi
3615 S Margo Dr Tempe, AZ	3.0	2.5	1544	$3,000	$1.94	1d	1	1.02mi
523 E Malibu Dr Tempe, AZ	4.0	2.0	1862	$2,895	$1.55	1d	1	1.04mi
635 E Manhatton Dr Tempe, AZ	5.0	2.0	2047	$4,500	$2.20	4d	1	1.04mi
635 E Manhatton Dr Tempe, AZ	5.0	2.0	2047	$4,500	$2.20	1d	1	1.04mi
4630 S Lakeshore Dr Tempe, AZ	1.0–3.0	1.0–2.0	1009	$2,005	$1.99	1d	22	1.04mi
705 E Hermosa Dr Tempe, AZ	3.0	2.0	1687	$1,400	$0.83	5d	1	1.06mi

Listing history 28 events

1. 2026-06-18
   days on market $89,900 Active 196 DOM
2. 2026-06-17
   days on market $89,900 Active 195 DOM
3. 2026-06-16
   days on market $89,900 Active 194 DOM
4. 2026-06-15
   days on market $89,900 Active 193 DOM
5. 2026-06-13
   remarks 584-char remark
6. 2026-06-13
   statusdays on market $89,900 Active 191 DOM
7. 2026-06-13
   days on market $89,900 Under Contract Accepting Backups 190 DOM
8. 2026-06-09
   days on market $89,900 Under Contract Accepting Backups 187 DOM
9. 2026-06-08
   days on market $89,900 Under Contract Accepting Backups 186 DOM
10. 2026-06-07
    days on market $89,900 Under Contract Accepting Backups 185 DOM
11. 2026-06-04
    remarks 569-char remark
12. 2026-06-04
    pricedays on market $89,900 Under Contract Accepting Backups 182 DOM
13. 2026-06-03
    days on market $77,900 Under Contract Accepting Backups 181 DOM
14. 2026-06-02
    days on market $77,900 Under Contract Accepting Backups 180 DOM
15. 2026-06-01
    days on market $77,900 Under Contract Accepting Backups 179 DOM
16. 2026-06-01
    status $77,900 Under Contract Accepting Backups 178 DOM
17. 2026-05-31
    days on market $77,900 Active 178 DOM
18. 2026-04-08
    price $77,900
19. 2025-12-04
    listed $79,900 Active
20. 2024-07-29
    soldstatus $99,000 Closed 214-char remark

    Show marketing remark (214 chars)

    Spacious 4 bedroom, 2 bath mobile home in Chaparral Village is now for sale. Recently painted inside and outside. Located in a Cul-De-Sac. New gravel stone front and back. Well maintained all ages mobile home park.

21. 2024-07-26
    status Pending 214-char remark

    Show marketing remark (214 chars)

    Spacious 4 bedroom, 2 bath mobile home in Chaparral Village is now for sale. Recently painted inside and outside. Located in a Cul-De-Sac. New gravel stone front and back. Well maintained all ages mobile home park.

22. 2024-07-26
    listed $99,000 Active 214-char remark

    Show marketing remark (214 chars)

    Spacious 4 bedroom, 2 bath mobile home in Chaparral Village is now for sale. Recently painted inside and outside. Located in a Cul-De-Sac. New gravel stone front and back. Well maintained all ages mobile home park.

23. 2024-07-25
    soldstatus $99,000 Closed 214-char remark

    Show marketing remark (214 chars)

    Spacious 4 bedroom, 2 bath mobile home in Chaparral Village is now for sale. Recently painted inside and outside. Located in a Cul-De-Sac. New gravel stone front and back. Well maintained all ages mobile home park.

24. 2024-07-15
    status Pending 214-char remark

    Show marketing remark (214 chars)

    Spacious 4 bedroom, 2 bath mobile home in Chaparral Village is now for sale. Recently painted inside and outside. Located in a Cul-De-Sac. New gravel stone front and back. Well maintained all ages mobile home park.

25. 2024-07-15
    listed $99,000 Active 214-char remark

    Show marketing remark (214 chars)

    Spacious 4 bedroom, 2 bath mobile home in Chaparral Village is now for sale. Recently painted inside and outside. Located in a Cul-De-Sac. New gravel stone front and back. Well maintained all ages mobile home park.

26. 2024-07-12
    soldstatus $99,000 Closed 214-char remark

    Show marketing remark (214 chars)

    Spacious 4 bedroom, 2 bath mobile home in Chaparral Village is now for sale. Recently painted inside and outside. Located in a Cul-De-Sac. New gravel stone front and back. Well maintained all ages mobile home park.

27. 2024-06-17
    status Pending 214-char remark

    Show marketing remark (214 chars)

    Spacious 4 bedroom, 2 bath mobile home in Chaparral Village is now for sale. Recently painted inside and outside. Located in a Cul-De-Sac. New gravel stone front and back. Well maintained all ages mobile home park.

28. 2024-05-01
    listed $99,000 Active 214-char remark

    Show marketing remark (214 chars)

    Spacious 4 bedroom, 2 bath mobile home in Chaparral Village is now for sale. Recently painted inside and outside. Located in a Cul-De-Sac. New gravel stone front and back. Well maintained all ages mobile home park.

ⓘ 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 1/10 Low
• 🌡 Heat 9/10 Extreme 6 d/yr ≥111°F today · 17 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $31,374
• − Mortgage interest: −$5,036
• − Property taxes: −$1,348
• − Insurance: −$450
• − Repairs & maintenance: −$2,510
• − Management: −$2,510
• − Depreciation: −$2,615
• Taxable income: $16,905
• Est. tax owed @ 24.0%: −$4,057
• After-tax cash flow: $13,273/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: Tempe School District (4258)
• NCES district ID: 0408310
• Math proficiency: 17% ▼ -19.00%
• Reading proficiency: 29% ▼ -10.00%
• Median HH income: $43,112
• Composite: 19.7/100
• National rank: #8721
• State rank: #170 of 249 in AZ

Livability — Tempe

• Score: 78/100
• State rank: #10
• US rank: #2527

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Tempe, AZ
• County: Maricopa County · 4,537,380 people
• City population: 193,337
• Metro: Phoenix-Mesa-Chandler, AZ
• Population (ZIP): 47,459
• Household income: $84,568
• Rent vs Own: 49.1% rent · 50.9% own
• Severe rent burden: 2128.0

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 0.69)
• Race & ethnicity: White 46% Hispanic / Latino 30% Two or more races 15% Asian 8% Black 7% Native American 6%
• Hispanic origin (detail): Mexican 26%
• Common ancestry: Portuguese 2% Romanian 2% Italian 2%
• Foreign-born: 12% · Canada, China, Vietnam
• Languages at home: 73% English-only · Spanish 17% Other Asian/Pacific 2% Other Indo-European 2%

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: ▼ -390.57%
• Current HPI: 328.638
• Rent YoY: ▼ -1.95%
• 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

-21.3% since first listed

11 events — show timeline

• 2026-04-08 Price Changed $77,900 ARMLS
• 2025-12-04 Listed $79,900 ARMLS
• 2024-07-29 Sold (MLS) $99,000 ARMLS
• 2024-07-26 Pending — ARMLS
• 2024-07-26 Listed $99,000 ARMLS
• 2024-07-25 Sold (MLS) $99,000 ARMLS
• 2024-07-15 Pending — ARMLS
• 2024-07-15 Listed $99,000 ARMLS
• 2024-07-12 Sold (MLS) $99,000 ARMLS
• 2024-06-17 Pending — ARMLS
• 2024-05-01 Listed $99,000 ARMLS