17839 N 17th St · Phoenix, AZ 85022

$61,000

2 bd · 2.0 ba · 790 sqft · Manufactured · 89 Days on market

Built 2011 Good condition $77/sqft · 17% below area Est $74k · 17% under ↓ 6% 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
• Condition / age +4.0/5.0
• Schools +3.8/10.0
• Livability +3.8/5.0
• Rent growth +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to easy living in this desirable 55+ community in North Phoenix! This recently remodeled manufactured home offers a comfortable and functional layout, perfect for full-time or seasonal living. The open floor plan is filled with natural light, creating a warm and inviting atmosphere, while the spacious kitchen with quartz counters provides plenty of cabinetry and room to cook and entertain .The primary suite offers a relaxing retreat with ample closet space and a private bath w/walk-in shower. Additional bedroom and living space provide flexibility for guests, hobbies, or a home office. Enjoy your outdoor area--ideal for unwinding in the beautiful Arizona weather. Located in a friendly, active adult community, residents enjoy access to community amenities and a vibrant lifestyle.

Key facts

• Open floor plan
• Quartz counters
• Private bath

Tags

• REMODELED MANUFACTURED HOME
• OPEN FLOOR PLAN
• SPACIOUS KITCHEN
• QUARTZ COUNTERS
• AMPLE CLOSET SPACE
• PRIVATE BATH

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $61k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $722 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $61k).
• Recommended offer: $57k (6.0% below list) — sets the bar for market timing.
• Cap rate 20.5% 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.
• Paradise Valley Unified District (4241) (urban): math 39% / reading 46% proficiency, ranked #56 of 249 in AZ (top 22%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents soft (-1.2%/yr); 285 active listings in the ZIP; 37 comparable units currently listed for rent nearby; rentals leasing fast (median 9d on market — plan ~1-2 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 $422 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 ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 89 days — a 6% lower offer ($57k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $57,340 (6.0% below list)

Questions for the listing agent

1. It's been on market 89 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: 2.37% ✓
• Cap rate: 20.50%
• Cash-on-cash: 50.75%
• DSCR: 3.26
• GRM: 3.5

CMA / ARV

• ARV (median comp): $73,500
• List price: $61,000
• Delta: -17.01%
• Verdict: UNDERPRICED
• Comps: 4 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
17843 N 16th Pl	0.08mi	2/1.0	799 (+1%)	23mo	$9,000	$11	71
1304 E Bell Rd #100	0.58mi	2/2.0	780 (-1%)	17mo	$35,000	$45	57
1606 E Michelle Dr #138	0.14mi	2/2.0	896 (+13%)	21mo	$52,000	$58	54
2120 E Bluefield Ave #141	0.66mi	1/1.0 (-1)	768 (-3%)	13mo	$45,000	$59	45
1919 E Libby St	0.27mi	3/2.0 (+1)	898 (+14%)	23mo	$110,000	$122	40

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: 45.1%
• Equity multiple: 2.87×
• Total profit: $31,899
• Equity at exit: $9,095

10-year hold

• IRR: 49.6%
• Equity multiple: 5.14×
• Total profit: $70,707
• Equity at exit: $5,274

Cash invested: $17,080 (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 85022

• Rents YoY: -1.2%
• Active inventory: 285
• Price-to-rent: 3.5×

Monthly cashflow live

• Estimated rent: $1,448 high
• Mortgage (P&I): −$320
• Tax est. 1.5%: −$76 /mo · $915/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$304
• Net cashflow: $722

Break-even live

Break-even rent $534

Max offer price $61,000

Occupancy floor 45%

Sensitivity live

Price	-10% $764	-5% $743	+0% $722	+5% $701	+10% $680
Rent	-10% $608	-5% $665	+0% $722	+5% $780	+10% $837
Rate	-1.0pp $753	-0.5pp $738	base $722	+0.5pp $707	+1.0pp $690

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: $15,250
• Closing costs: $1,830
• Reserves months: —
• Total cash needed: —

Rent comps 37 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1814 E Bell Rd Phoenix, AZ	1.0–2.0	1.0–2.0	987	$1,663	$1.68	0d	11	0.38mi
1450 E Bell Rd Phoenix, AZ	1.0–3.0	1.0–2.0	957	$1,558	$1.63	0d	93	0.51mi
1750 E Bell Rd Phoenix, AZ	1.0–2.0	1.0	700	$1,349	$1.93	25d	1	0.53mi
2067 E Charleston Ave Phoenix, AZ	2.0	2.0	840	$1,395	$1.66	25d	1	0.54mi
2077 E Charleston Ave Phoenix, AZ	2.0	1.0	720	$1,295	$1.80	25d	1	0.56mi
1130 E Grovers Ave Phoenix, AZ	2.0	2.0	934	$1,336	$1.43	0d	10	0.68mi
1032 E Villa Maria Dr Phoenix, AZ	2.0	2.0	1097	$1,850	$1.69	21d	1	0.76mi
1032 E Villa Maria Dr Phoenix, AZ	2.0	2.0	1097	$1,850	$1.69	9d	1	0.76mi
17617 N 9th St Phoenix, AZ	1.0–3.0	1.0–2.0	956	$1,513	$1.58	0d	39	0.77mi
2311 E Union Hills Dr Phoenix, AZ	1.0–2.0	1.0–2.0	835	$1,681	$2.01	0d	11	0.80mi
17602 N Cave Creek Rd Phoenix, AZ	2.0	1.0–2.0	650	$1,625	$2.50	0d	10	0.80mi
1100 E Bell Rd Phoenix, AZ	1.0–3.0	1.0–2.0	987	$1,824	$1.85	0d	22	0.83mi
17017 N 12th St Phoenix, AZ	2.0	1.0–2.0	1069	$1,547	$1.45	0d	9	0.84mi
18202 N Cave Creek Rd Phoenix, AZ	1.0–3.0	1.0–2.0	722	$1,148	$1.59	5d	7	0.85mi
18416 N Cave Creek Rd Unit 6 Phoenix, AZ	1.0	1.0	748	$1,250	$1.67	9d	1	0.87mi
18416 N Cave Creek Rd Phoenix, AZ	2.0	1.0–2.0	786	$3,000	$3.81	0d	7	0.89mi
18416 N Cave Creek Rd Phoenix, AZ	2.0	1.0–2.0	786	$3,000	$3.81	5d	9	0.89mi
16601 N 12th St Phoenix, AZ	1.0–3.0	1.0–2.0	1242	$1,697	$1.37	0d	20	0.92mi
18660 N Cave Creek Rd Phoenix, AZ	1.0–3.0	1.0–2.0	961	$1,590	$1.65	0d	11	0.96mi
17625 N 7th St Phoenix, AZ	1.0–3.0	1.0–2.0	925	$1,369	$1.48	0d	6	1.05mi
726 E Villa Rita Dr Phoenix, AZ	2.0	2.0	1088	$2,000	$1.84	19d	1	1.08mi
726 E Villa Rita Dr Phoenix, AZ	2.0	2.0	1088	$2,000	$1.84	12d	1	1.08mi
17249 N 7th St Phoenix, AZ	1.0–3.0	1.0–2.0	1082	$1,538	$1.42	0d	50	1.08mi
719 E Lola Dr Phoenix, AZ	1.0	1.0	688	$2,900	$4.22	9d	1	1.10mi
2554 E Villa Rita Dr Phoenix, AZ	2.0	1.0	1118	$2,750	$2.46	25d	1	1.13mi
16621 N 25th St Phoenix, AZ	1.0	1.0	570	$899	$1.58	9d	1	1.30mi
2424 E Grandview Rd Unit 107 Phoenix, AZ	2.0	1.0	700	$829	$1.18	25d	1	1.31mi
2424 E Grandview Rd Unit 312 Phoenix, AZ	1.0	1.0	550	$856	$1.56	23d	1	1.31mi
2424 E Grandview Rd Unit 112 Phoenix, AZ	1.0	1.0	550	$856	$1.56	25d	1	1.31mi
2424 E Grandview Rd Apt 310 Phoenix, AZ	2.0	1.0	700	$942	$1.35	25d	1	1.31mi
2424 E Grandview Rd Phoenix, AZ	2.0	1.0	575	$942	$1.64	6d	6	1.31mi
2424 E Grandview Rd Phoenix, AZ	2.0	1.0	700	$942	$1.35	23d	1	1.31mi
2424 E Grandview Rd Phoenix, AZ	2.0	1.0	700	$1,159	$1.66	25d	1	1.31mi
16627 N 25th St Unit 23 Phoenix, AZ	2.0	1.0	765	$1,145	$1.50	25d	1	1.32mi
16801 N 26th St Apt 17 Phoenix, AZ	2.0	1.0	800	$1,195	$1.49	25d	1	1.34mi
2201 E Kathleen Rd Phoenix, AZ	3.0	2.0	1068	$2,405	$2.25	25d	1	1.44mi
18217 N 2nd Pl Phoenix, AZ	2.0	1.0	833	$1,300	$1.56	18d	1	1.44mi

Listing history 16 events

1. 2026-06-18
   days on market $61,000 Active 89 DOM
2. 2026-06-17
   days on market $61,000 Active 88 DOM
3. 2026-06-16
   days on market $61,000 Active 87 DOM
4. 2026-06-15
   days on market $61,000 Active 86 DOM
5. 2026-06-13
   days on market $61,000 Active 84 DOM
6. 2026-06-13
   days on market $61,000 Active 83 DOM
7. 2026-06-09
   days on market $61,000 Active 80 DOM
8. 2026-06-08
   days on market $61,000 Active 79 DOM
9. 2026-06-07
   days on market $61,000 Active 78 DOM
10. 2026-06-04
    days on market $61,000 Active 75 DOM
11. 2026-06-03
    days on market $61,000 Active 74 DOM
12. 2026-06-02
    days on market $61,000 Active 73 DOM
13. 2026-06-01
    days on market $61,000 Active 72 DOM
14. 2026-05-31
    days on market $61,000 Active 71 DOM
15. 2026-05-07
    price $61,000 797-char remark

    Show marketing remark (797 chars)

    Welcome to easy living in this desirable 55+ community in North Phoenix! This recently remodeled manufactured home offers a comfortable and functional layout, perfect for full-time or seasonal living. The open floor plan is filled with natural light, creating a warm and inviting atmosphere, while the spacious kitchen with quartz counters provides plenty of cabinetry and room to cook and entertain .The primary suite offers a relaxing retreat with ample closet space and a private bath w/walk-in shower. Additional bedroom and living space provide flexibility for guests, hobbies, or a home office. Enjoy your outdoor area--ideal for unwinding in the beautiful Arizona weather. Located in a friendly, active adult community, residents enjoy access to community amenities and a vibrant lifestyle.

16. 2026-03-15
    listed $65,000 Active 797-char remark

    Show marketing remark (797 chars)

    Welcome to easy living in this desirable 55+ community in North Phoenix! This recently remodeled manufactured home offers a comfortable and functional layout, perfect for full-time or seasonal living. The open floor plan is filled with natural light, creating a warm and inviting atmosphere, while the spacious kitchen with quartz counters provides plenty of cabinetry and room to cook and entertain .The primary suite offers a relaxing retreat with ample closet space and a private bath w/walk-in shower. Additional bedroom and living space provide flexibility for guests, hobbies, or a home office. Enjoy your outdoor area--ideal for unwinding in the beautiful Arizona weather. Located in a friendly, active adult community, residents enjoy access to community amenities and a vibrant lifestyle.

ⓘ 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 8/10 Severe 7 d/yr ≥110°F today · 17 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: $17,376
• − Mortgage interest: −$3,417
• − Property taxes: −$915
• − Insurance: −$305
• − Repairs & maintenance: −$1,390
• − Management: −$1,390
• − Depreciation: −$1,775
• Taxable income: $8,184
• Est. tax owed @ 24.0%: −$1,964
• After-tax cash flow: $6,704/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 · 1 photo

Good 80/100 Cosmetic rehab

This recently remodeled manufactured home in a desirable 55+ community offers a good condition with minimal repairs needed. It is move-in ready with potential for minor cosmetic improvements to enhance its resale and rental value.

Value-add opportunities

• Both Painting exterior and interior — Enhances curb appeal and interior aesthetics
• Both Landscaping improvements — Enhances curb appeal and outdoor living space
• Both New flooring in high-traffic areas — Improves appearance and reduces maintenance

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior and interior — Enhances curb appeal and interior aesthetics ↑
• Both Landscaping improvements — Enhances curb appeal and outdoor living space ↑
• Both New flooring in high-traffic areas — Improves appearance and reduces maintenance ↑

ⓘ 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: Paradise Valley Unified District (4241)
• NCES district ID: 0405930
• Math proficiency: 39% ▼ -11.00%
• Reading proficiency: 46% ▼ -7.00%
• Median HH income: $64,106
• Composite: 37.89/100
• National rank: #4316
• State rank: #56 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): 53,811
• Household income: $69,927
• Rent vs Own: 47.7% rent · 52.3% own
• Severe rent burden: 2976.0

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 0.59)
• Race & ethnicity: White 59% Hispanic / Latino 22% Two or more races 11% Black 10% Asian 3% Native American 3%
• Hispanic origin (detail): Mexican 18%
• Common ancestry: Romanian 3% Lithuanian 2% Italian 1%
• Foreign-born: 14% · Canada, China, Vietnam
• Languages at home: 79% English-only · Spanish 13% Other Indo-European 2% Russian/Polish/Slavic 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: ▼ -329.75%
• Current HPI: 313.5085
• Rent YoY: ▼ -1.21%
• 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

-6.2% since first listed

2 events — show timeline

• 2026-05-07 Price Changed $61,000 ARMLS
• 2026-03-15 Listed $65,000 ARMLS