6942 W Olive Ave #108 · Peoria, AZ 85345

$49,888

3 bd · 2.0 ba · 1,024 sqft · Manufactured · 241 Days on market

Built 1996 Fair condition $49/sqft · 44% above area Est $35k · 44% over ↓ 38% since listing

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Why this score? — see what drove the C+ 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
• Livability +3.8/5.0
• Schools +3.5/10.0
• Rent growth +2.7/5.0
• Condition / age +2.2/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

ON LEASED LAND: Spacious 3 bedroom 2 bath split floor plan. Open concept front room and kitchen. Laminate flooring , tile and carpet. All appliances convey including washer and dryer. 2 Spacious storage sheds and a screened in porch. Large carport. Ac replaced 2024, new hot water heater. Jadestone is a gated active community. Community has pickleball courts, pool, spa, lots of activities.

Key facts

• 2 parking spots
• Community pool
• Built 1996

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $50k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $1k ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $50k).
• Recommended offer: $44k (12.0% below list) — sets the bar for market timing.
• Cap rate 31.2% vs local median 3.3% in Peoria — 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 (#14 in AZ, #3,603 nationally) — a middle-class / working-renter tenant base. Strengths: housing A+, commute A, employment A; Watch: cost of living C-, amenities D, health & safety F.
• Peoria Unified School District (4237) (suburban): math 36% / reading 42% proficiency, ranked #64 of 249 in AZ (top 26%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents flat; 333 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals leasing fast (median 13d 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 31% of the median local income ($67k/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 $345 of loan paydown is wiped out by about $1k 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 + 0.6% rent growth), your $14k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 241 days — a 12% lower offer ($44k) 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 $43,901 (12.0% below list)

Questions for the listing agent

1. It's been on market 241 days. Have you received any prior offers? Is the seller open to a 12% 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. 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. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 3.50% ✓
• Cap rate: 31.17%
• Cash-on-cash: 88.85%
• DSCR: 4.95
• GRM: 2.4

CMA / ARV

• ARV (median comp): $34,673
• List price: $49,888
• Delta: 43.88%
• Verdict: OVERPRICED
• Comps: 19 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6942 W Olive Ave #20	0.00mi	2/2.0 (-1)	1,040 (+2%)	4mo	$25,000	$24	89
6942 W Olive Ave #54	0.00mi	2/2.0 (-1)	924 (-10%)	1mo	$28,000	$30	78
6942 W Olive Ave #94	0.00mi	2/2.0 (-1)	952 (-7%)	12mo	$11,000	$12	74
6942 W Olive Ave #30	0.00mi	2/2.0 (-1)	924 (-10%)	8mo	$30,000	$32	72
6942 W Olive Ave #45	0.00mi	2/2.0 (-1)	1,152 (+12%)	4mo	$30,000	$26	71
6942 W Olive Ave #107	0.00mi	2/2.0 (-1)	896 (-12%)	5mo	$20,000	$22	70
6942 W Olive Ave #51	0.05mi	2/1.0 (-1)	980 (-4%)	21mo	$34,500	$35	64
6942 W Olive Ave #49	0.00mi	2/2.0 (-1)	896 (-12%)	12mo	$5,000	$6	64
6601 W Sunnyslope Ln	0.40mi	2/2.0 (-1)	970 (-5%)	11mo	$165,000	$170	58
8601 N 71st Ave #140	0.53mi	2/2.0 (-1)	980 (-4%)	20mo	$65,000	$66	46

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 · 0.62% rent growth · sell at horizon

5-year hold

• IRR: 86.8%
• Equity multiple: 4.85×
• Total profit: $53,729
• Equity at exit: $7,438

10-year hold

• IRR: 89.3%
• Equity multiple: 9.29×
• Total profit: $115,736
• Equity at exit: $4,313

Cash invested: $13,969 (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 85345

• Home prices YoY: -19.8%
• Rents YoY: 0.6%
• Active inventory: 333
• Price-to-rent: 2.4×

Monthly cashflow live

• Estimated rent: $1,746 high
• Mortgage (P&I): −$262
• Tax est. 1.5%: −$62 /mo · $748/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$367
• Net cashflow: $1,034

Break-even live

Break-even rent $436

Max offer price $49,888

Occupancy floor 36%

Sensitivity live

Price	-10% $1,069	-5% $1,051	+0% $1,034	+5% $1,017	+10% $1,000
Rent	-10% $896	-5% $965	+0% $1,034	+5% $1,103	+10% $1,172
Rate	-1.0pp $1,059	-0.5pp $1,047	base $1,034	+0.5pp $1,021	+1.0pp $1,008

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: $12,472
• Closing costs: $1,497
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7040 W Olive Ave #12 Peoria, AZ	2.0	2.0	900	$1,445	$1.61	24d	1	0.07mi
7040 W Olive Ave Peoria, AZ	2.0	2.0	953	$1,465	$1.54	5d	1	0.15mi
9121 N 68th Ave Peoria, AZ	2.0	2.0	1126	$1,699	$1.51	44d	1	0.16mi
9160 N 67th Ave Unit 212 Peoria, AZ	2.0	2.0	992	$1,680	$1.69	24d	1	0.23mi
9350 N 67th Ave Glendale, AZ	2.0	2.0	970	$1,385	$1.43	13d	1	0.25mi
9350 N 67th Ave Glendale, AZ	2.0	2.0	970	$1,429	$1.47	44d	1	0.25mi
9350 N 67th Ave Unit B2 Glendale, AZ	2.0	2.0	970	$1,250	$1.29	44d	1	0.25mi
9350 N 67th Ave Unit B1 Glendale, AZ	2.0	1.0	842	$1,070	$1.27	24d	1	0.25mi
9160 N 67th Ave Peoria, AZ	2.0	2.0	1100	$2,065	$1.88	44d	6	0.27mi
7027 W Palo Verde Ave Peoria, AZ	3.0	2.0	1500	$1,999	$1.33	44d	1	0.28mi
7102 W Carol Ave Peoria, AZ	3.0	2.0	1288	$1,970	$1.53	5d	1	0.29mi
7102 W Palo Verde Ave Peoria, AZ	3.0	2.0	1360	$2,000	$1.47	44d	1	0.36mi
8772 N 67th Ave Glendale, AZ	1.0–3.0	1.0–2.0	937	$2,009	$2.14	1d	24	0.43mi
8938 N 64th Ln Glendale, AZ	3.0	2.0	1256	$2,095	$1.67	1d	1	0.56mi
6421 W Carol Ave Glendale, AZ	3.0	2.0	1243	$1,799	$1.45	19d	1	0.62mi
10013 N 66th Ln Glendale, AZ	3.0	2.0	1063	$1,999	$1.88	24d	1	0.63mi
9914 N 73rd Ave Peoria, AZ	3.0	1.5	1312	$1,716	$1.31	44d	1	0.64mi
6767 W Butler Dr Glendale, AZ	1.0–2.0	1.5–2.0	787	$1,458	$1.85	1d	14	0.67mi
9022 N 63rd Dr Glendale, AZ	3.0	2.0	1401	$2,195	$1.57	13d	1	0.71mi
8450 N 67th Ave Glendale, AZ	1.0–2.0	1.0	615	$1,350	$2.20	1d	4	0.73mi
8344 N 67th Ave Glendale, AZ	1.0–2.0	1.0	615	$1,315	$2.14	1d	10	0.77mi
6201 W Olive Ave Unit B1 Glendale, AZ	2.0	1.0	759	$1,225	$1.61	1d	1	0.82mi
6201 W Olive Ave Glendale, AZ	2.0	1.0	759	$1,445	$1.90	22d	1	0.83mi
8401 N 67th Ave Glendale, AZ	2.0	1.0	728	$1,400	$1.92	4d	1	0.85mi
6960 W Peoria Ave #90 Peoria, AZ	2.0	1.0	704	$1,320	$1.88	24d	1	0.94mi
6325 W Cheryl Dr Glendale, AZ	2.0	2.0	1092	$2,100	$1.92	24d	1	0.96mi
9903 N 77th Ave Peoria, AZ	3.0	2.0	1446	$1,895	$1.31	5d	1	1.05mi
6015 W Olive Ave Glendale, AZ	2.0	1.0	800	$1,500	$1.88	1d	16	1.07mi
6002 W Townley Ave Glendale, AZ	3.0	1.5	1026	$1,549	$1.51	1d	1	1.11mi
6011 W Townley Ave Glendale, AZ	2.0	1.5	1026	$1,449	$1.41	1d	1	1.12mi
8622 N 59th Ave Glendale, AZ	2.0–3.0	2.0	1232	$1,899	$1.54	1d	6	1.21mi
8546 N 59th Ave Glendale, AZ	2.0	1.0–2.0	700	$1,235	$1.76	1d	9	1.21mi
8546 N 59th Ave Glendale, AZ	2.0	1.0–2.0	700	$1,975	$2.82	20d	6	1.21mi
8315 N 61st Ave Glendale, AZ	2.0	1.0	900	$1,004	$1.12	1d	1	1.23mi
6605 W Mescal St Glendale, AZ	3.0	2.0	1369	$1,895	$1.38	5d	1	1.25mi
6049 W Laurie Ln Unit 5 Glendale, AZ	2.0	1.0	750	$1,210	$1.61	1d	1	1.26mi
9205 N 59th Ave Unit 108 Glendale, AZ	2.0	2.0	1238	$1,600	$1.29	44d	1	1.27mi
8319 N 60th Dr Glendale, AZ	2.0	1.0	787	$1,099	$1.40	1d	1	1.28mi
8546 N 59th Ave Apt 248 Glendale, AZ	2.0	2.0	900	$1,366	$1.52	20d	1	1.28mi
7951 W Whitney Dr Peoria, AZ	2.0–4.0	2.0–2.5	1411	$2,540	$1.80	1d	30	1.33mi

Listing history 21 events

1. 2026-06-18
   days on market $49,888 Active 241 DOM
2. 2026-06-17
   days on market $49,888 Active 240 DOM
3. 2026-06-16
   days on market $49,888 Active 239 DOM
4. 2026-06-15
   days on market $49,888 Active 238 DOM
5. 2026-06-13
   days on market $49,888 Active 236 DOM
6. 2026-06-13
   days on market $49,888 Active 235 DOM
7. 2026-06-09
   days on market $49,888 Active 232 DOM
8. 2026-06-08
   days on market $49,888 Active 231 DOM
9. 2026-06-07
   days on market $49,888 Active 230 DOM
10. 2026-06-04
    days on market $49,888 Active 227 DOM
11. 2026-06-03
    days on market $49,888 Active 226 DOM
12. 2026-06-02
    days on market $49,888 Active 225 DOM
13. 2026-06-01
    days on market $49,888 Active 224 DOM
14. 2026-05-31
    days on market $49,888 Active 223 DOM
15. 2026-05-13
    price $49,888 406-char remark

    Show marketing remark (406 chars)

    ON LEASED LAND: Spacious 3 bedroom 2 bath split floor plan. Open concept front room and kitchen. Laminate flooring , tile and carpet. All appliances convey including washer and dryer. 2 Spacious storage sheds and a screened in porch. Large carport. Ac replaced 2024, new hot water heater. Jadestone is a gated active community. Community has pickleball courts, pool, spa, lots of activities.

16. 2026-03-13
    price $54,000 406-char remark

    Show marketing remark (406 chars)

    ON LEASED LAND: Spacious 3 bedroom 2 bath split floor plan. Open concept front room and kitchen. Laminate flooring , tile and carpet. All appliances convey including washer and dryer. 2 Spacious storage sheds and a screened in porch. Large carport. Ac replaced 2024, new hot water heater. Jadestone is a gated active community. Community has pickleball courts, pool, spa, lots of activities.

17. 2026-03-02
    price $65,000 406-char remark

    Show marketing remark (406 chars)

    ON LEASED LAND: Spacious 3 bedroom 2 bath split floor plan. Open concept front room and kitchen. Laminate flooring , tile and carpet. All appliances convey including washer and dryer. 2 Spacious storage sheds and a screened in porch. Large carport. Ac replaced 2024, new hot water heater. Jadestone is a gated active community. Community has pickleball courts, pool, spa, lots of activities.

18. 2026-01-22
    price $69,500 406-char remark

    Show marketing remark (406 chars)

    ON LEASED LAND: Spacious 3 bedroom 2 bath split floor plan. Open concept front room and kitchen. Laminate flooring , tile and carpet. All appliances convey including washer and dryer. 2 Spacious storage sheds and a screened in porch. Large carport. Ac replaced 2024, new hot water heater. Jadestone is a gated active community. Community has pickleball courts, pool, spa, lots of activities.

19. 2025-11-10
    price $75,000 406-char remark

    Show marketing remark (406 chars)

    ON LEASED LAND: Spacious 3 bedroom 2 bath split floor plan. Open concept front room and kitchen. Laminate flooring , tile and carpet. All appliances convey including washer and dryer. 2 Spacious storage sheds and a screened in porch. Large carport. Ac replaced 2024, new hot water heater. Jadestone is a gated active community. Community has pickleball courts, pool, spa, lots of activities.

20. 2025-11-10
    price $79,000 406-char remark

    Show marketing remark (406 chars)

    ON LEASED LAND: Spacious 3 bedroom 2 bath split floor plan. Open concept front room and kitchen. Laminate flooring , tile and carpet. All appliances convey including washer and dryer. 2 Spacious storage sheds and a screened in porch. Large carport. Ac replaced 2024, new hot water heater. Jadestone is a gated active community. Community has pickleball courts, pool, spa, lots of activities.

21. 2025-10-20
    listed $80,000 Active 406-char remark

    Show marketing remark (406 chars)

    ON LEASED LAND: Spacious 3 bedroom 2 bath split floor plan. Open concept front room and kitchen. Laminate flooring , tile and carpet. All appliances convey including washer and dryer. 2 Spacious storage sheds and a screened in porch. Large carport. Ac replaced 2024, new hot water heater. Jadestone is a gated active community. Community has pickleball courts, pool, spa, lots of activities.

ⓘ 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 ≥112°F today · 15 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,946
• − Mortgage interest: −$2,795
• − Property taxes: −$748
• − Insurance: −$249
• − Repairs & maintenance: −$1,676
• − Management: −$1,676
• − Depreciation: −$1,451
• Taxable income: $12,351
• Est. tax owed @ 24.0%: −$2,964
• After-tax cash flow: $9,446/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 manufactured home requires moderate renovations to update the kitchen and bathrooms, and improve the landscaping. It has a fair condition score and could benefit from these updates to increase its resale and rental value.

Repairs flagged

• Moderate kitchen cabinets — Worn and dated appearance
• Moderate bathroom fixtures — Standard fixtures, but dated appearance
• Minor landscaping — Some overgrowth

Value-add opportunities

• Resale New kitchen cabinets and countertops — Modernizes kitchen and adds value
• Resale New bathroom fixtures and tile — Enhances bathroom appeal and functionality
• Both Landscaping and curb appeal improvements — Enhances curb appeal and property value

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · Worn and dated appearance	Moderate	$3,000–15,000
bathroom fixtures · Standard fixtures, but dated appearance	Moderate	$3,000–15,000
landscaping · Some overgrowth	Minor	$500–3,000
Total estimated repair cost · 3 items		$6,500–33,000

Value-add ROI direction

• Resale New kitchen cabinets and countertops — Modernizes kitchen and adds value ↑
• Resale New bathroom fixtures and tile — Enhances bathroom appeal and functionality ↑
• Both Landscaping and curb appeal improvements — Enhances curb appeal and property value ↑

ⓘ 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: Peoria Unified School District (4237)
• NCES district ID: 0406250
• Math proficiency: 36% ▼ -14.00%
• Reading proficiency: 42% ▼ -8.00%
• Median HH income: $60,171
• Composite: 34.62/100
• National rank: #5152
• State rank: #64 of 249 in AZ

Livability — Peoria

• Score: 76/100
• State rank: #14
• US rank: #3603

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Peoria, AZ
• County: Maricopa County · 4,537,380 people
• City population: 206,687
• Metro: Phoenix-Mesa-Chandler, AZ
• Population (ZIP): 60,918
• Household income: $67,380
• Rent vs Own: 33.5% rent · 66.5% own
• Severe rent burden: 1879.0

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 0.62)
• Race & ethnicity: White 51% Hispanic / Latino 34% Two or more races 14% Black 5% Asian 4% Native American 2%
• Hispanic origin (detail): Mexican 29%
• Common ancestry: Romanian 2% Italian 2% Slovak 1%
• Foreign-born: 13% · Canada, Vietnam
• Languages at home: 76% English-only · Spanish 18% Other Indo-European 1% Vietnamese 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: ▼ -80.77%
• Current HPI: 328.1069
• Rent YoY: ▲ 0.62%
• 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

-37.6% since first listed

7 events — show timeline

• 2026-05-13 Price Changed $49,888 ARMLS
• 2026-03-13 Price Changed $54,000 ARMLS
• 2026-03-02 Price Changed $65,000 ARMLS
• 2026-01-22 Price Changed $69,500 ARMLS
• 2025-11-10 Price Changed $75,000 ARMLS
• 2025-11-10 Price Changed $79,000 ARMLS
• 2025-10-20 Listed $80,000 ARMLS