1611 E Villa Rita Dr #113 · Phoenix, AZ 85022

$120,000

2 bd · 2.0 ba · 1,152 sqft · Manufactured · 55 Days on market

Built 1980 Good condition 5,000 sqft lot $104/sqft · at area comps Est $117k · at est.

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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 +6.4/15.0
• Schools +3.8/10.0
• Livability +3.8/5.0
• Condition / age +3.8/5.0
• Rent growth +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This home is ready for a make over. 2 Bed/1.75 Bath, 1152 approx. sq ft. of home. Front pouch faces south and has a amazing view of the valley below. Present owner has never lived in home. Home is being offered ''AS IS''. 55+ community.

Key facts

• Two resurfaced decks
• Quiet cul-de-sac
• Numerous upgrades

Tags

• OWNED SOLAR
• NUMEROUS UPGRADES
• QUIET CUL-DE-SAC
• MODERN FARMHOUSE KITCHEN
• SPACIOUS WALK-IN SHOWERS
• TWO RESURFACED DECKS

Property features AI

Finance

• Other: No association fees; No visible truck/trailer/RV/boat allowed (association rule)
• Financial info: Land lease payment $1,177 per month
• HOA & community: Pool in community; Land lease with monthly fee

Exterior

• Parking: 1 open parking space; 6 covered parking spaces; 6 carport spaces
• Utilities: City water; Public sewer; 220V in kitchen
• Home design: Manufactured/Mobile home; Leasehold ownership
• Construction: Wood frame construction
• Exterior features: Painted exterior; Partial fencing; Other fence type; Gravel/stone front yard; Gravel/stone backyard; Other roof

Interior

• Kitchen: 220V outlet in kitchen
• Bedrooms: 2 bedrooms (possible)
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating; Ceiling heating; Ceiling fans; Programmable thermostat; Other cooling
• Interior features: Full bathroom in primary bedroom; Recessed lighting
• Laundry & utility: Indoor laundry

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $120k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $597 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $120k).
• Recommended offer: $116k (3.0% below list) — sets the bar for market timing.
• Cap rate 12.3% 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.
• 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.
• Zoned schools: Echo Mountain Primary School (math 22% / reading 22%, grade F, #687 of 1,109 statewide, top 65%, 530 students, 74% FRL); Greenway Middle School (math 6% / reading 18%, grade F, #178 of 218 statewide, top 82%, 419 students, 74% FRL); North Canyon High School (math 13% / reading 23%, grade F, #242 of 381 statewide, top 64%, 1,842 students, 55% FRL) — zoned schools average 67% FRL vs 29% district-wide (38 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 17% at this address vs 42% district-wide (-25 pts) — the specific schools serving this property underperform the Paradise Valley Unified District (4241) average; the district grade overstates school quality for this exact location.
• Market conditions: Rents soft (-1.2%/yr); 282 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals leasing fast (median 8d 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 $830 of loan paydown is wiped out by about $4k 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 $34k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 55 days — a 3% lower offer ($116k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 5y ago 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.
• Current owner paid $55k; list at $120k implies a 118% gain — meaningful room to come down on a strong offer.

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 $116,400 (3.0% below list)

Questions for the listing agent

1. It's been on market 55 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.50% ✓
• Cap rate: 12.27%
• Cash-on-cash: 21.33%
• DSCR: 1.95
• GRM: 5.5

CMA / ARV

• ARV (median comp): $117,207
• List price: $120,000
• Delta: 2.38%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1701 E Villa Rita Dr	0.07mi	2/2.0	1,056 (-8%)	15mo	$132,000	$125	71
18018 N 17th Way	0.14mi	3/2.0 (+1)	1,300 (+13%)	6mo	$114,000	$88	62
17827 N 19th St	0.36mi	3/2.0 (+1)	1,096 (-5%)	12mo	$130,000	$119	60
1802 E Campo Bello Dr #29	0.43mi	3/2.0 (+1)	1,232 (+7%)	4mo	$80,000	$65	60
2034 E Charleston Ave	0.55mi	3/2.0 (+1)	1,156 (+0%)	13mo	$276,000	$239	58
17411 N 15th Pl	0.45mi	3/2.0 (+1)	1,249 (+8%)	3mo	$174,000	$139	58
1955 E Grovers Ave #9	0.47mi	2/2.0	1,248 (+8%)	14mo	$79,000	$63	52
1304 E Bell Rd #55	0.62mi	3/2.0 (+1)	1,120 (-3%)	15mo	$90,000	$80	49
1939 E Libby St	0.42mi	2/2.0	980 (-15%)	13mo	$175,000	$179	45
2131 E Union Hills Dr Unit M5	0.71mi	3/2.0 (+1)	1,200 (+4%)	12mo	$72,000	$60	45
18240 N 21st Dr #86	0.54mi	2/2.0	1,024 (-11%)	14mo	$75,000	$73	44
2140 E Michigan Ave #35	0.66mi	3/2.0 (+1)	990 (-14%)	1mo	$98,000	$99	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: 10.4%
• Equity multiple: 1.40×
• Total profit: $13,331
• Equity at exit: $17,892

10-year hold

• IRR: 16.9%
• Equity multiple: 2.20×
• Total profit: $40,252
• Equity at exit: $10,375

Cash invested: $33,600 (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 85022

• Rents YoY: -1.2%
• Active inventory: 282
• Price-to-rent: 5.5×

Monthly cashflow live

• Estimated rent: $1,806 high
• Mortgage (P&I): −$629
• Tax est. 1.5%: −$150 /mo · $1,800/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$379
• Net cashflow: $597

Break-even live

Break-even rent $1,050

Max offer price $120,000

Occupancy floor 62%

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1702 E Michelle Dr Phoenix, AZ	2.0	2.0	1300	$2,200	$1.69	5d	1	0.06mi
1717 E Union Hills Dr #1052 Phoenix, AZ	2.0	2.0	1160	$4,000	$3.45	43d	1	0.25mi
1717 E Union Hills Dr Phoenix, AZ	2.0–3.0	2.0	1169	$1,675	$1.43	3d	3	0.31mi
1717 E Union Hills Dr Phoenix, AZ	2.0–3.0	2.0	1245	$1,775	$1.43	22d	4	0.31mi
17606 N 17th Pl Phoenix, AZ	2.0–3.0	2.0–2.5	1463	$1,999	$1.37	2d	3	0.38mi
17606 N 17th Pl Phoenix, AZ	2.0–3.0	2.5	1472	$1,999	$1.36	12d	3	0.38mi
18633 N 15th St Phoenix, AZ	3.0	2.0	1240	$2,249	$1.81	7d	1	0.40mi
1814 E Bell Rd Phoenix, AZ	1.0–2.0	1.0–2.0	1003	$1,637	$1.63	1d	12	0.53mi
1506 E Wescott Dr Phoenix, AZ	3.0	2.0	1136	$2,045	$1.80	5d	1	0.55mi
1136 E Villa Rita Dr Phoenix, AZ	2.0	2.0	1141	$1,950	$1.71	24d	1	0.59mi
1126 E Charleston Ave Phoenix, AZ	3.0	2.0	1214	$2,450	$2.02	3d	1	0.59mi
1450 E Bell Rd Phoenix, AZ	1.0–3.0	1.0–2.0	957	$1,555	$1.62	2d	93	0.60mi
1510 E Taro Ln Phoenix, AZ	3.0	2.0	1136	$2,149	$1.89	24d	1	0.61mi
2067 E Charleston Ave Phoenix, AZ	2.0	2.0	840	$1,395	$1.66	24d	1	0.61mi
2077 E Charleston Ave Phoenix, AZ	2.0	1.0	720	$1,295	$1.80	24d	1	0.64mi
1130 E Grovers Ave Phoenix, AZ	2.0	2.0	934	$1,336	$1.43	2d	12	0.64mi
1420 E Topeka Dr Phoenix, AZ	3.0	2.5	1464	$2,215	$1.51	7d	1	0.64mi
1032 E Villa Maria Dr Phoenix, AZ	2.0	2.0	1097	$1,850	$1.69	7d	1	0.68mi
1032 E Villa Maria Dr Phoenix, AZ	2.0	2.0	1097	$1,850	$1.69	20d	1	0.68mi
1750 E Bell Rd Phoenix, AZ	1.0–2.0	1.0	700	$1,349	$1.93	24d	1	0.68mi
1702 E Bell Rd #180 Phoenix, AZ	3.0	2.5	1358	$2,000	$1.47	24d	1	0.70mi
2221 E Union Hills Dr #158 Phoenix, AZ	3.0	2.0	1332	$2,100	$1.58	18d	1	0.73mi
17617 N 9th St Phoenix, AZ	1.0–3.0	1.0–2.0	956	$1,513	$1.58	2d	35	0.76mi
1920 E Bell Rd Phoenix, AZ	2.0–3.0	2.0–2.5	1391	$1,795	$1.29	2d	3	0.78mi
1920 E Bell Rd Phoenix, AZ	2.0–3.0	2.0–2.5	1391	$1,800	$1.29	7d	4	0.78mi
1920 E Bell Rd Phoenix, AZ	2.0–3.0	2.0–2.5	1391	$1,695	$1.22	14d	5	0.78mi
18437 N 8th Pl Phoenix, AZ	3.0	2.0	1355	$1,980	$1.46	5d	1	0.87mi
18416 N Cave Creek Rd Unit 6 Phoenix, AZ	1.0	1.0	748	$1,250	$1.67	7d	1	0.87mi
1100 E Bell Rd Phoenix, AZ	1.0–3.0	1.0–2.0	987	$1,822	$1.85	1d	26	0.87mi
18202 N Cave Creek Rd Phoenix, AZ	1.0–3.0	1.0–2.0	722	$1,148	$1.59	4d	7	0.89mi
815 E Grovers Ave Phoenix, AZ	1.0–2.0	1.0–2.5	1469	$2,800	$1.91	5d	2	0.89mi
17602 N Cave Creek Rd Phoenix, AZ	2.0	1.0–2.0	650	$1,625	$2.50	2d	13	0.90mi
17017 N 12th St Phoenix, AZ	1.0–2.0	1.0	910	$2,500	$2.75	24d	2	0.90mi
2150 E Bell Rd #1102 Phoenix, AZ	3.0	2.5	1462	$1,945	$1.33	15d	1	0.91mi
18416 N Cave Creek Rd Phoenix, AZ	2.0	1.0–2.0	786	$3,000	$3.81	4d	9	0.91mi
16825 N 14th St Phoenix, AZ	2.0–4.0	2.5–3.0	1465	$1,675	$1.14	24d	2	0.92mi
16825 N 14th St Phoenix, AZ	2.0–4.0	2.5–3.0	1465	$1,675	$1.14	3d	2	0.92mi
16875 N 12th St Unit 17 Phoenix, AZ	3.0	2.5	1323	$2,200	$1.66	24d	1	0.93mi
18660 N Cave Creek Rd Phoenix, AZ	1.0–3.0	1.0–2.0	961	$1,622	$1.69	2d	11	0.95mi
17150 N 23rd St #135 Phoenix, AZ	2.0	2.5	1186	$1,900	$1.60	14d	1	0.96mi

Listing history 29 events

1. 2026-06-18
   days on market $120,000 Active 55 DOM
2. 2026-06-17
   days on market $120,000 Active 54 DOM
3. 2026-06-16
   days on market $120,000 Active 53 DOM
4. 2026-06-15
   days on market $120,000 Active 52 DOM
5. 2026-06-13
   days on market $120,000 Active 50 DOM
6. 2026-06-13
   days on market $120,000 Active 49 DOM
7. 2026-06-09
   days on market $120,000 Active 46 DOM
8. 2026-06-08
   days on market $120,000 Active 45 DOM
9. 2026-06-07
   days on market $120,000 Active 44 DOM
10. 2026-06-04
    days on market $120,000 Active 41 DOM
11. 2026-06-03
    days on market $120,000 Active 40 DOM
12. 2026-06-02
    days on market $120,000 Active 39 DOM
13. 2026-06-01
    days on market $120,000 Active 38 DOM
14. 2026-05-31
    days on market $120,000 Active 37 DOM
15. 2026-04-24
    listed $120,000 Active 810-char remark
16. 2026-01-26
    historical
17. 2025-12-29
    price $114,900
18. 2025-12-08
    price $124,900
19. 2025-11-05
    price $134,900
20. 2025-07-30
    price $144,900
21. 2025-04-08
    price $149,900
22. 2025-03-22
    status Active
23. 2025-03-18
    historical Under Contract Accepting Backups
24. 2025-02-12
    price $155,000
25. 2025-01-16
    price $165,000
26. 2024-12-03
    listed $167,500 Active
27. 2021-06-17
    soldstatus $55,000 Closed

    Show marketing remark (239 chars)

    This home is ready for a make over. 2 Bed/1.75 Bath, 1152 approx. sq ft. of home. Front pouch faces south and has a amazing view of the valley below. Present owner has never lived in home. Home is being offered ''AS IS''. 55+ community.

28. 2021-06-04
    historical Under Contract Accepting Backups

    Show marketing remark (239 chars)

    This home is ready for a make over. 2 Bed/1.75 Bath, 1152 approx. sq ft. of home. Front pouch faces south and has a amazing view of the valley below. Present owner has never lived in home. Home is being offered ''AS IS''. 55+ community.

29. 2021-05-22
    listed $65,500 Active

    Show marketing remark (239 chars)

    This home is ready for a make over. 2 Bed/1.75 Bath, 1152 approx. sq ft. of home. Front pouch faces south and has a amazing view of the valley below. Present owner has never lived in home. Home is being offered ''AS IS''. 55+ community.

ⓘ 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: $21,669
• − Mortgage interest: −$6,722
• − Property taxes: −$1,800
• − Insurance: −$600
• − Repairs & maintenance: −$1,734
• − Management: −$1,734
• − Depreciation: −$3,491
• Taxable income: $5,590
• Est. tax owed @ 24.0%: −$1,342
• After-tax cash flow: $5,826/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

Good 75/100 Cosmetic rehab

This beautifully updated 2-bedroom, 2-bath manufactured home is in good condition with numerous upgrades, including a modern color palette, updated cabinetry, and spacious walk-in showers. The home is move-in ready with minor maintenance items to address, such as painting the exterior and cleaning gutters.

Value-add opportunities

• Both Paint exterior — Enhances curb appeal and value.
• Both Clean gutters — Improves drainage and property value.
• Both Replace carpet — Fresh carpet can improve both resale and rental value.
• Both Update lighting fixtures — Modern lighting can enhance the home's appeal and value.
• Both Install smart home devices — Smart home devices can increase both resale and rental value by making the home more energy-efficient and convenient for potential buyers/tenants.

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior — Enhances curb appeal and value. ↑
• Both Clean gutters — Improves drainage and property value. ↑
• Both Replace carpet — Fresh carpet can improve both resale and rental value. ↑
• Both Update lighting fixtures — Modern lighting can enhance the home's appeal and value. ↑
• Both Install smart home devices — Smart home devices can increase both resale and rental value by making the home more energy-efficient and convenient for potential buyers/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: 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

+83.2% since first listed

15 events — show timeline

• 2026-04-24 Listed $120,000 ARMLS
• 2026-01-26 Listing Removed — ARMLS
• 2025-12-29 Price Changed $114,900 ARMLS
• 2025-12-08 Price Changed $124,900 ARMLS
• 2025-11-05 Price Changed $134,900 ARMLS
• 2025-07-30 Price Changed $144,900 ARMLS
• 2025-04-08 Price Changed $149,900 ARMLS
• 2025-03-22 Relisted — ARMLS
• 2025-03-18 Contingent — ARMLS
• 2025-02-12 Price Changed $155,000 ARMLS
• 2025-01-16 Price Changed $165,000 ARMLS
• 2024-12-03 Listed $167,500 ARMLS
• 2021-06-17 Sold (MLS) $55,000 ARMLS
• 2021-06-04 Contingent — ARMLS
• 2021-05-22 Listed $65,500 ARMLS