5950 W Missouri Ave #141 · Glendale, AZ 85301

$95,000

3 bd · 2.0 ba · 1,248 sqft · Manufactured · 38 Days on market

Built 1974 Average condition Est $110k · 13% under ↓ 7% 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 +13.6/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.8/5.0
• Condition / age +2.8/5.0
• Schools +2.3/10.0
• Rent growth +1.8/5.0
• Appreciation +0.0/10.0

Key facts

• 4 parking spots
• Community pool
• Built 1974

Property features AI

Finance

• HOA & community: Land lease of $760 per month; No association fees listed; Community pool; Biking and walking paths

Exterior

• Parking: 2 open parking spaces; 2 covered parking spaces; Separate storage area associated with parking; 2 carport spaces
• Utilities: City water; Public sewer
• Home design: Manufactured/mobile home; Leasehold ownership
• Construction: Wood frame construction; Painted exterior; Other roof type
• Exterior features: Storage area; Gravel/stone front yard; Gravel/stone back yard

Interior

• Kitchen: Eat-in kitchen
• Bedrooms: Up to 3 bedrooms
• Flooring: Vinyl flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air; Floor furnace; Wall furnace
• Interior features: Eat-in kitchen; No interior steps; Full bath in primary bedroom
• Laundry & utility: No laundry hookups on site

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $95k. Condition is rated average.

Deal economics

• At list price, monthly cash flow is $485 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $95k).
• Recommended offer: $92k (3.0% below list) — sets the bar for market timing.
• Cap rate 12.4% 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.
• 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: William C Jack School (math 17% / reading 8%, grade F, #944 of 1,109 statewide, top 87%, 830 students, 87% FRL); Don Mensendick School (math 9% / reading 19%, grade F, #917 of 1,109 statewide, top 83%, 589 students, 87% FRL); Glendale High School (math 13% / reading 22%, grade F, #245 of 381 statewide, top 65%, 1,816 students, 76% FRL).
• Zoned-school proficiency averages 15% at this address vs 27% district-wide (-12 pts) — the specific schools serving this property underperform the Glendale Union High School District (4285) average; the district grade overstates school quality for this exact location.
• Market conditions: Rents soft (-3.0%/yr); 220 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).
• This rent runs 32% of the median local income ($54k/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 $657 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 $27k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 38 days — a 3% lower offer ($92k) is reasonable based on typical stale-listing flexibility.
• 2 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: extreme-heat days projected 5→14/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $92,150 (3.0% below list)

Questions for the listing agent

1. It's been on market 38 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.52% ✓
• Cap rate: 12.41%
• Cash-on-cash: 21.86%
• DSCR: 1.97
• GRM: 5.5

CMA / ARV

• ARV (on-the-fly): $109,824
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5747 W Missouri Ave #171	0.33mi	2/2.0 (-1)	1,150 (-8%)	15mo	$99,700	$87	54
5747 W Missouri Ave #191	0.33mi	4/2.0 (+1)	1,364 (+9%)	13mo	$120,000	$88	54
5747 W Missouri Ave #157	0.33mi	4/2.0 (+1)	1,405 (+13%)	13mo	$134,350	$96	48

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: 11.1%
• Equity multiple: 1.42×
• Total profit: $11,256
• Equity at exit: $14,165

10-year hold

• IRR: 17.6%
• Equity multiple: 2.25×
• Total profit: $33,270
• Equity at exit: $8,214

Cash invested: $26,600 (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 85301

• Home prices YoY: -10.6%
• Rents YoY: -3.0%
• Active inventory: 220
• Price-to-rent: 5.5×

Monthly cashflow live

• Estimated rent: $1,444 high
• Mortgage (P&I): −$498
• Tax est. 1.5%: −$119 /mo · $1,425/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$303
• Net cashflow: $485

Break-even live

Break-even rent $831

Max offer price $95,000

Occupancy floor 61%

Sensitivity live

Price	-10% $550	-5% $517	+0% $485	+5% $452	+10% $419
Rent	-10% $370	-5% $427	+0% $485	+5% $542	+10% $599
Rate	-1.0pp $532	-0.5pp $509	base $485	+0.5pp $460	+1.0pp $435

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: $23,750
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5740 N 59th Ave Unit 2 Glendale, AZ	2.0	2.0	926	$1,320	$1.43	0d	1	0.16mi
5750 N 59th Ave Unit 2 Glendale, AZ	2.0	2.0	900	$1,242	$1.38	0d	1	0.20mi
6024 W Oregon Ave Unit C Glendale, AZ	2.0	1.5	950	$1,249	$1.31	0d	1	0.26mi
6012 W Oregon Ave Glendale, AZ	2.0	1.5	950	$1,249	$1.31	0d	1	0.27mi
5819 N 59th Dr Glendale, AZ	3.0	3.0	1500	$2,100	$1.40	4d	1	0.28mi
6033 W Bethany Home Rd Glendale, AZ	1.0–2.0	1.0	700	$1,208	$1.73	6d	1	0.32mi
5755 N 59th Ave Glendale, AZ	2.0	2.0	878	$1,593	$1.81	25d	1	0.33mi
5755 N 59th Ave Glendale, AZ	2.0	2.0	878	$1,393	$1.59	0d	1	0.33mi
6077 N 60th Ave Glendale, AZ	2.0–3.0	2.0	940	$1,798	$1.91	25d	2	0.43mi
5601 W Missouri Ave Glendale, AZ	3.0	2.0	1012	$1,500	$1.48	0d	1	0.55mi
5045 N 58th Ave Glendale, AZ	1.0–2.0	1.0–2.0	821	$1,399	$1.70	0d	1	0.60mi
6141 N 59th Ave Glendale, AZ	1.0–2.0	1.0–2.0	796	$1,300	$1.63	0d	1	0.60mi
5947 W Rose Ln Unit 5947-21 Glendale, AZ	2.0	1.0	900	$1,170	$1.30	2d	1	0.61mi
5947 W Rose Ln Unit 5947-17 Glendale, AZ	2.0	1.0	750	$1,275	$1.70	18d	1	0.61mi
5631 W Colter St Glendale, AZ	1.0–3.0	1.0–2.0	885	$1,599	$1.81	0d	5	0.62mi
5926 W Rose Ln Unit A Glendale, AZ	2.0	1.0	750	$1,435	$1.91	2d	1	0.64mi
6231 N 59th Ave Unit 51 Glendale, AZ	2.0	2.0	1152	$1,200	$1.04	0d	1	0.68mi
5039 N 57th Ave Glendale, AZ	1.0–2.0	1.0–2.0	800	$2,403	$3.00	0d	14	0.70mi
5190 N 55th Ave Glendale, AZ	1.0–2.0	1.0–2.0	708	$1,560	$2.20	0d	15	0.72mi
6240 N 63rd Ave Glendale, AZ	1.0–2.0	1.0–2.0	758	$1,978	$2.61	0d	7	0.81mi
6301 N 64th Dr Glendale, AZ	1.0–3.0	1.0–2.0	796	$1,499	$1.88	0d	3	0.85mi
6301 N 64th Dr Glendale, AZ	2.0	1.0	853	$915	$1.07	23d	1	0.85mi
6320 N 63rd Ave Glendale, AZ	2.0	1.0	750	$1,249	$1.67	0d	1	0.86mi
6541 W Keim Dr Glendale, AZ	2.0	1.0	896	$1,499	$1.67	11d	1	0.88mi
5830 N 67th Ave Glendale, AZ	1.0–2.0	1.0–2.0	802	$1,299	$1.62	0d	1	0.97mi
6318 N 65th Dr Glendale, AZ	2.0	1.0	672	$1,245	$1.85	0d	4	1.01mi
6755 W Montebello Ave Glendale, AZ	3.0	2.0	1476	$1,795	$1.22	18d	1	1.03mi
6112 N 67th Ave Glendale, AZ	1.0–2.0	1.0	755	$1,100	$1.46	0d	22	1.06mi
5736 N 68th Dr Glendale, AZ	2.0	1.0	1020	$1,399	$1.37	2d	1	1.10mi
6816 W Bethany Home Rd Glendale, AZ	3.0	1.0	986	$1,710	$1.73	0d	5	1.13mi
6603 N 65th Ave Glendale, AZ	1.0–4.0	1.0–2.0	1150	$1,687	$1.47	0d	30	1.16mi
6541 N 67th Ave #125 Glendale, AZ	2.0	2.0	1020	$1,195	$1.17	2d	1	1.19mi
6541 N 67th Ave Glendale, AZ	2.0	2.0	1020	$1,195	$1.17	23d	1	1.19mi
6541 N 67th Ave Unit 111 Glendale, AZ	2.0	2.0	1020	$1,195	$1.17	0d	1	1.19mi
6575 W Ocotillo Rd Glendale, AZ	2.0	1.0	916	$1,100	$1.20	0d	1	1.24mi
6527 N 67th Ave Glendale, AZ	2.0	2.0	1020	$1,195	$1.17	0d	2	1.25mi
4545 N 67th Ave Phoenix, AZ	3.0	2.0	1339	$2,300	$1.72	11d	2	1.26mi
6444 N 67th Ave Glendale, AZ	1.0–2.0	1.0–2.0	732	$1,348	$1.84	0d	46	1.27mi
6548 N 67th Ave Glendale, AZ	1.0–3.0	1.0–2.0	965	$1,683	$1.74	0d	83	1.29mi
6801 W Ocotillo Rd Glendale, AZ	1.0–2.0	1.0–2.0	782	$1,299	$1.66	0d	13	1.40mi

Listing history 18 events

1. 2026-06-21
   days on market $95,000 Active 38 DOM
2. 2026-06-18
   days on market $95,000 Active 35 DOM
3. 2026-06-17
   days on market $95,000 Active 34 DOM
4. 2026-06-16
   days on market $95,000 Active 33 DOM
5. 2026-06-15
   days on market $95,000 Active 32 DOM
6. 2026-06-13
   days on market $95,000 Active 30 DOM
7. 2026-06-13
   days on market $95,000 Active 29 DOM
8. 2026-06-09
   days on market $95,000 Active 26 DOM
9. 2026-06-08
   days on market $95,000 Active 25 DOM
10. 2026-06-07
    days on market $95,000 Active 24 DOM
11. 2026-06-04
    days on market $95,000 Active 21 DOM
12. 2026-06-03
    days on market $95,000 Active 20 DOM
13. 2026-06-02
    days on market $95,000 Active 19 DOM
14. 2026-06-01
    days on market $95,000 Active 18 DOM
15. 2026-05-31
    days on market $95,000 Active 17 DOM
16. 2026-05-08
    listed $95,000 Active
17. 2026-04-28
    historical
18. 2026-02-25
    listed $102,000 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 1/10 Low
• 🌡 Heat 9/10 Extreme 5 d/yr ≥112°F today · 14 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: $17,333
• − Mortgage interest: −$5,321
• − Property taxes: −$1,425
• − Insurance: −$475
• − Repairs & maintenance: −$1,387
• − Management: −$1,387
• − Depreciation: −$2,764
• Taxable income: $4,574
• Est. tax owed @ 24.0%: −$1,098
• After-tax cash flow: $4,717/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

Average 55/100 Cosmetic rehab

The home is in average condition with cosmetic updates needed to enhance its resale and rental value.

Repairs flagged

• Moderate kitchen cabinets — dated and in need of updating
• Moderate bathroom fixtures — dated and in need of updating
• Minor exterior siding — moderate wear

Value-add opportunities

• Both paint interior walls — fresh paint enhances curb appeal and interior aesthetics
• Both update kitchen cabinets — new cabinets improve functionality and aesthetics
• Both update bathroom fixtures — new fixtures enhance functionality and aesthetics
• Both repair exterior siding — repairing siding improves curb appeal and structural integrity

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · dated and in need of updating	Moderate	$3,000–15,000
bathroom fixtures · dated and in need of updating	Moderate	$3,000–15,000
exterior siding · moderate wear	Minor	$500–3,000
Total estimated repair cost · 3 items		$6,500–33,000

Value-add ROI direction

• Both paint interior walls — fresh paint enhances curb appeal and interior aesthetics ↑
• Both update kitchen cabinets — new cabinets improve functionality and aesthetics ↑
• Both update bathroom fixtures — new fixtures enhance functionality and aesthetics ↑
• Both repair exterior siding — repairing siding improves curb appeal and structural integrity ↑

ⓘ 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 — 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

• Census place: Glendale, AZ
• County: Maricopa County · 4,537,380 people
• City population: 294,586
• Metro: Phoenix-Mesa-Chandler, AZ
• Population (ZIP): 68,178
• Household income: $53,827
• Rent vs Own: 60.0% rent · 40.0% own
• Severe rent burden: 3741.0

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: Majority Hispanic (63%)
• Race & ethnicity: Hispanic / Latino 63% Two or more races 37% White 22% Black 8% Asian 2% Native American 2%
• Hispanic origin (detail): Mexican 57% Cuban 1%
• Common ancestry: Slovak 1% Italian 1%
• Foreign-born: 26% · Canada, Vietnam, Philippines
• Languages at home: 46% English-only · Spanish 48% Arabic 1% Other Indo-European 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: ▼ -50.49%
• Current HPI: 427.3069
• Rent YoY: ▼ -2.98%
• 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

-6.9% since first listed

3 events — show timeline

• 2026-05-08 Listed $95,000 ARMLS
• 2026-04-28 Listing Removed — ARMLS
• 2026-02-25 Listed $102,000 ARMLS