11811 N 19th Ave #18 · Phoenix, AZ 85029

$55,000

2 bd · 1.5 ba · 900 sqft · Manufactured · 49 Days on market

Built 1970 Fair condition

---

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
• Schools +2.3/10.0
• Condition / age +2.2/5.0
• Rent growth +1.8/5.0
• Appreciation +0.0/10.0

Listing remarks

Million dollar views from this cute single wide home. This home is located in a desirable 55 plus community. Quiet well managed park offers a clubhouse and outdoor pool. The attached screened in porch offers a comfortable place to sit and enjoy the city and mountain views. The porch offers approximately 150 sq ft of extra living space. Home sits higher up so the views are spectacular. This 2 bedroom, 1.5 baths has a nice size kitchen, living room and a bonus room off the front porch. Large storage area off the attached carport for washer/dryer and all your toys. Home has a newer HVAC system. This property is to be sold in present condition.

Key facts

• Outdoor pool
• Clubhouse
• Million dollar views

Tags

• MILLION DOLLAR VIEWS
• CLUBHOUSE
• OUTDOOR POOL
• FRONT SCREENED IN PORCH
• ATTACHED STORAGE AREA
• NEWER HVAC SYSTEM

Property features AI

Finance

• Other: Leasehold property in a mobile home park
• HOA & community: Land lease community with monthly land lease fee; Land lease amount $425 monthly; Community pool; Association fees include sewer, grounds maintenance, street maintenance, trash, and water

Exterior

• Parking: 1 covered parking space; 1 carport space
• Utilities: City water; Public sewer
• Home design: Manufactured/Mobile home; Leasehold ownership; City, city lights, and mountain views; Asphalt road access
• Construction: Aluminum siding with wood frame construction; Composition roof; Building area reported by owner; Built prior to 2005 (tax year 2005 listed)
• Exterior features: Screened-in patio(s); Storage; Gravel/stone front yard; Gravel/stone back yard; Private maintained road

Interior

• Kitchen: Laminate counters; Refrigerator; Dishwasher; Eat-in kitchen
• Bedrooms: Up to 3 possible bedrooms
• Flooring: Carpet; Linoleum
• Bathrooms: 1 full bathroom; 1 half bathroom (total 2 bathrooms)
• Heating & cooling: Heat pump heating; Electric heating; Heat pump cooling; Central air; Ceiling fan(s)
• Interior features: Eat-in kitchen; 3/4 bath in master bedroom; Laminate counters; Refrigerator; Dishwasher

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath manufactured listed at $55k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $644 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $55k).
• Recommended offer: $53k (3.0% below list) — sets the bar for market timing.
• Cap rate 20.3% 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.
• Glendale Union High School District (4285) (urban): math 23% / reading 31% proficiency, ranked #130 of 249 in AZ (top 52%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Shaw Butte School (math 5% / reading 15%, grade F, #1,005 of 1,109 statewide, top 92%, 682 students, 84% FRL); Royal Palm Middle School (math 17% / reading 22%, grade F, #134 of 218 statewide, top 63%, 536 students, 93% FRL); Sunnyslope High School (math 32% / reading 41%, grade F, #88 of 381 statewide, top 24%, 2,281 students, 41% FRL).
• Market conditions: Rents soft (-2.6%/yr); 161 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals leasing fast (median 0d 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 $380 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 $15k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 49 days — a 3% lower offer ($53k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 6→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $53,350 (3.0% below list)

Questions for the listing agent

1. It's been on market 49 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 2.36% ✓
• Cap rate: 20.35%
• Cash-on-cash: 50.20%
• DSCR: 3.23
• GRM: 3.5

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: 44.5%
• Equity multiple: 2.84×
• Total profit: $28,341
• Equity at exit: $8,201

10-year hold

• IRR: 49.1%
• Equity multiple: 5.09×
• Total profit: $62,911
• Equity at exit: $4,755

Cash invested: $15,400 (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 85029

• Rents YoY: -2.6%
• Active inventory: 161
• Price-to-rent: 3.5×

Monthly cashflow live

• Estimated rent: $1,297 high
• Mortgage (P&I): −$288
• Tax est. 1.5%: −$69 /mo · $825/yr
• Insurance: −$23
• HOA: −$0
• Vacancy / Maint / Mgmt: −$272
• Net cashflow: $644

Break-even live

Break-even rent $481

Max offer price $55,000

Occupancy floor 45%

Sensitivity live

Price	-10% $682	-5% $663	+0% $644	+5% $625	+10% $606
Rent	-10% $542	-5% $593	+0% $644	+5% $695	+10% $747
Rate	-1.0pp $672	-0.5pp $658	base $644	+0.5pp $630	+1.0pp $616

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: $13,750
• Closing costs: $1,650
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
11620 N 17th Dr #4 Phoenix, AZ	2.0	1.0	850	$999	$1.18	0d	1	0.17mi
1601 W Sunnyside Dr #153 Phoenix, AZ	2.0	1.5	1000	$1,299	$1.30	0d	1	0.21mi
1735 W Cortez St Unit 110 Phoenix, AZ	2.0	1.0	800	$995	$1.24	11d	1	0.22mi
1716 W Cortez St Phoenix, AZ	2.0	2.0	866	$1,350	$1.56	0d	1	0.23mi
1716 W Cortez St #207 Phoenix, AZ	2.0	2.0	866	$1,800	$2.08	23d	1	0.27mi
1601 W Sunnyside Dr Phoenix, AZ	2.0	1.5	1000	$1,545	$1.54	11d	1	0.28mi
1802 W Cholla St Apt 233 Phoenix, AZ	1.0	1.0	730	$999	$1.37	0d	1	0.28mi
1802 W Cholla St Unit 235 80% Phoenix, AZ	2.0	2.0	1027	$1,395	$1.36	0d	1	0.30mi
1802 W Cholla St Apt 204 Phoenix, AZ	2.0	2.0	1027	$1,405	$1.37	0d	1	0.30mi
1802 W Cholla St Apt 202 Phoenix, AZ	1.0	1.0	730	$949	$1.30	0d	1	0.30mi
1802 W Cholla St Unit 119 50% Phoenix, AZ	2.0	2.0	1027	$1,239	$1.21	0d	1	0.30mi
2038 W Cactus Rd Phoenix, AZ	2.0	1.0	900	$1,250	$1.39	0d	1	0.32mi
1727 W Cholla St #1739 Phoenix, AZ	2.0	1.0	800	$1,495	$1.87	0d	1	0.34mi
1727 W Cholla St Unit 114 Phoenix, AZ	2.0	1.0	800	$1,295	$1.62	3d	1	0.34mi
1727 W Cholla St Unit 211 Phoenix, AZ	2.0	1.0	800	$1,295	$1.62	0d	1	0.34mi
1727 W Cholla St Unit 102 Phoenix, AZ	2.0	1.0	800	$1,295	$1.62	12d	1	0.36mi
11607 N 21st Ave Phoenix, AZ	2.0	1.5	1025	$2,400	$2.34	3d	1	0.37mi
12440 N 19th Ave Phoenix, AZ	1.0–2.0	1.0–2.0	855	$1,299	$1.52	0d	6	0.38mi
2023 W Bloomfield Rd #3 Phoenix, AZ	2.0	3.0	999	$1,195	$1.20	0d	1	0.40mi
1702 W Shangri-la Rd Unit 3 Phoenix, AZ	2.0	1.0	700	$949	$1.36	0d	1	0.45mi
2045 W Cholla St Phoenix, AZ	2.0	1.0	1050	$2,300	$2.19	0d	1	0.47mi
1943 W Aster Dr Phoenix, AZ	1.0	1.0	650	$1,300	$2.00	0d	1	0.52mi
11033 N 16th Ave Unit 3 Phoenix, AZ	2.0	1.0	950	$1,400	$1.47	0d	1	0.55mi
10831 N 18th Ave Unit 1 Phoenix, AZ	2.0	1.0	812	$1,450	$1.79	0d	1	0.60mi
1627 W Desert Cove Ave Unit 1625 T1 Phoenix, AZ	2.0	1.0	706	$1,295	$1.83	18d	1	0.61mi
1526 W Desert Cove Ave Phoenix, AZ	2.0	1.0	810	$1,312	$1.62	0d	1	0.65mi
11002 N 15th Ave Unit 4 Phoenix, AZ	2.0	2.0	1017	$1,295	$1.27	3d	1	0.67mi
11002 N 15th Ave Unit 4 Phoenix, AZ	2.0	2.0	1017	$1,295	$1.27	0d	1	0.67mi
10820 N 16th Ave Unit 4 Phoenix, AZ	2.0	2.0	807	$1,000	$1.24	0d	1	0.68mi
1515 W Desert Cove Ave Unit 2 Phoenix, AZ	1.0	1.0	600	$900	$1.50	0d	1	0.68mi
10802 N 16th Ave Unit 3 Phoenix, AZ	2.0	2.0	969	$899	$0.93	0d	1	0.71mi
1560 W Sahuaro Dr Unit 1 Phoenix, AZ	2.0	2.0	810	$1,199	$1.48	0d	1	0.72mi
1548 W Sahuaro Dr Unit 4 Phoenix, AZ	2.0	1.0	807	$1,543	$1.91	0d	1	0.73mi
1542 W Sahuaro Dr Unit 4 Phoenix, AZ	2.0	1.0	807	$1,595	$1.98	0d	1	0.73mi
1402 W Mercer Ln Unit 2 Phoenix, AZ	1.0	1.0	600	$1,200	$2.00	0d	1	0.78mi
10641 N 15th Ave Unit b Phoenix, AZ	2.0	1.0	850	$1,350	$1.59	11d	1	0.85mi
1520 W Peoria Ave Phoenix, AZ	2.0	1.0	800	$953	$1.19	0d	5	0.85mi
1408 W Becker Ln Unit 1 Phoenix, AZ	2.0	1.0	700	$995	$1.42	0d	1	0.85mi
2529 W Cactus Rd Phoenix, AZ	1.0–2.0	1.0–2.0	830	$1,210	$1.46	0d	32	1.03mi
10231 N 15th Ave Phoenix, AZ	3.0	1.0	900	$1,350	$1.50	0d	1	1.06mi

Listing history 15 events

1. 2026-06-21
   days on market $55,000 Active 49 DOM
2. 2026-06-18
   days on market $55,000 Active 46 DOM
3. 2026-06-17
   days on market $55,000 Active 45 DOM
4. 2026-06-16
   days on market $55,000 Active 44 DOM
5. 2026-06-15
   days on market $55,000 Active 43 DOM
6. 2026-06-13
   days on market $55,000 Active 41 DOM
7. 2026-06-09
   days on market $55,000 Active 37 DOM
8. 2026-06-08
   days on market $55,000 Active 36 DOM
9. 2026-06-07
   days on market $55,000 Active 35 DOM
10. 2026-06-04
    days on market $55,000 Active 32 DOM
11. 2026-06-03
    days on market $55,000 Active 31 DOM
12. 2026-06-02
    days on market $55,000 Active 30 DOM
13. 2026-06-01
    days on market $55,000 Active 29 DOM
14. 2026-05-31
    days on market $55,000 Active 28 DOM
15. 2026-04-27
    listed $55,000 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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 8/10 Severe 6 d/yr ≥111°F today · 15 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,560
• − Mortgage interest: −$3,081
• − Property taxes: −$825
• − Insurance: −$275
• − Repairs & maintenance: −$1,245
• − Management: −$1,245
• − Depreciation: −$1,600
• Taxable income: $7,290
• Est. tax owed @ 24.0%: −$1,749
• After-tax cash flow: $5,982/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 · 12 photos

Fair 45/100 Moderate rehab

This single-wide manufactured home requires moderate repairs and maintenance to improve its condition and value. Significant updates to the exterior and interior will significantly enhance its curb appeal and rental potential.

Repairs flagged

• Major siding — Significant wear and tear
• Major roof — Visible signs of wear
• Major flooring — Worn carpet
• Major interior walls/paint — Worn paint

Value-add opportunities

• Both New siding and roof — Significant increase in curb appeal and value
• Both New flooring and paint — Enhances interior aesthetics and value
• Rental HVAC system maintenance — Ensures comfort and attracts tenants

Renovation cost estimate screening

Repair item	Severity	Est. cost
siding · Significant wear and tear	Major	$15,000–50,000
roof · Visible signs of wear	Major	$15,000–50,000
flooring · Worn carpet	Major	$15,000–50,000
interior walls/paint · Worn paint	Major	$15,000–50,000
Total estimated repair cost · 4 items		$60,000–200,000

Value-add ROI direction

• Both New siding and roof — Significant increase in curb appeal and value ↑
• Both New flooring and paint — Enhances interior aesthetics and value ↑
• Rental HVAC system maintenance — Ensures comfort and attracts tenants ↑

ⓘ 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: Glendale Union High School District (4285)
• NCES district ID: 0403450
• Math proficiency: 23% ▼ -38.00%
• Reading proficiency: 31% ▼ -19.00%
• Median HH income: $40,846
• Composite: 22.81/100
• National rank: #8020
• State rank: #130 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): 49,683
• Household income: $64,556
• Rent vs Own: 45.5% rent · 54.5% own
• Severe rent burden: 2196.0

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 0.64)
• Race & ethnicity: White 47% Hispanic / Latino 36% Two or more races 19% Black 6% Native American 4% Asian 3%
• Hispanic origin (detail): Mexican 30% Cuban 1%
• Common ancestry: Lithuanian 2% Romanian 2% Slovak 2%
• Foreign-born: 17% · Canada, China, Vietnam
• Languages at home: 69% English-only · Spanish 25% 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: ▼ -346.94%
• Current HPI: 361.0214
• Rent YoY: ▼ -2.64%
• 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

1 event — show timeline

• 2026-04-27 Listed $55,000 ARMLS