8301 N 103rd Ave #181 · Peoria, AZ 85345

$75,000

3 bd · 2.0 ba · 1,216 sqft · Manufactured · 18 Days on market

Built 1997 Good condition

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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 +7.5/15.0
• Livability +3.8/5.0
• Condition / age +3.8/5.0
• Schools +3.5/10.0
• Rent growth +2.7/5.0
• Appreciation +0.0/10.0

Listing remarks

Charming single-wide in Sun Gardens MH Park offering a surprisingly functional layout and comfortable feel throughout. The inviting kitchen opens to the main living space, creating a warm, at-home atmosphere perfect for everyday living. Recent updates include new interior paint, new carpet in the bedrooms, tasteful flooring, and a beautifully updated guest shower. The primary suite stands out with two closets and dual entrances to the bathroom for added convenience. Enjoy the benefit of double pane windows and a brand-new roof for peace of mind. A separate laundry room adds practicality, while the covered exterior seating area is perfect for relaxing outdoors. Located in a beautiful communi

Key facts

• Inviting kitchen
• Brand new roof
• Double pane windows

Tags

• INVITING KITCHEN
• UPDATED GUEST SHOWER
• DOUBLE PANE WINDOWS
• BRAND NEW ROOF
• SEPARATE LAUNDRY ROOM
• COVERED EXTERIOR SEATING AREA

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $75k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $75k).
• Recommended offer: $74k (1.5% below list) — sets the bar for market timing.
• Cap rate 23.5% 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.
• Zoned schools: Country Meadows Elementary School (math 19% / reading 31%, grade F, #638 of 1,109 statewide, top 58%, 1,015 students, 66% FRL); Raymond S. Kellis (math 27% / reading 34%, grade F, #114 of 381 statewide, top 30%, 1,817 students, 48% FRL) — zoned schools average 57% FRL vs 35% district-wide (22 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents flat; 333 active listings in the ZIP; 33 comparable units currently listed for rent nearby; rentals leasing fast (median 6d 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 36% 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 $519 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 + 0.6% rent growth), your $21k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 18 days — a 2% lower offer ($74k) 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 $73,875 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 2.69% ✓
• Cap rate: 23.46%
• Cash-on-cash: 61.30%
• DSCR: 3.73
• GRM: 3.1

CMA / ARV

• ARV (on-the-fly): $227,392
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8301 N 103rd Ave #181	0.00mi	3/2.0	1,216 (0%)	1mo	$75,000	$62	99
8301 N 103rd Ave #177	0.02mi	3/2.0	1,152 (-5%)	3mo	$91,500	$79	88
8301 N 103rd Ave #108	0.13mi	3/2.0	1,248 (+3%)	9mo	$109,700	$88	82
8301 N 103 Ave #203	0.14mi	3/2.0	1,120 (-8%)	0mo	$53,000	$47	80
8301 N 103rd Ave #206	0.16mi	2/2.0 (-1)	1,152 (-5%)	5mo	$85,000	$74	75
8601 N 103rd Ave #54	0.25mi	3/2.0	1,249 (+3%)	12mo	$280,000	$224	74
8601 N 103rd Ave #77	0.25mi	2/2.0 (-1)	1,310 (+8%)	2mo	$176,000	$134	68
8601 N 103rd Ave #72	0.25mi	3/2.0	1,362 (+12%)	2mo	$255,000	$187	67
8601 N 103rd Ave #274	0.25mi	3/2.0	1,344 (+10%)	8mo	$280,000	$208	64
8601 N 103rd Ave #284	0.25mi	3/2.0	1,056 (-13%)	4mo	$275,000	$260	63
8601 N 103rd Ave #263	0.25mi	3/2.0	1,344 (+10%)	11mo	$296,000	$220	61
8601 N 103rd Ave #55	0.25mi	3/2.0	1,353 (+11%)	13mo	$280,000	$207	58

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: 57.4%
• Equity multiple: 3.45×
• Total profit: $51,494
• Equity at exit: $11,183

10-year hold

• IRR: 61.5%
• Equity multiple: 6.45×
• Total profit: $114,516
• Equity at exit: $6,485

Cash invested: $21,000 (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: 3.1×

Monthly cashflow live

• Estimated rent: $2,014 high
• Mortgage (P&I): −$393
• Tax est. 1.5%: −$94 /mo · $1,125/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$423
• Net cashflow: $1,073

Break-even live

Break-even rent $656

Max offer price $75,000

Occupancy floor 42%

Sensitivity live

Price	-10% $1,125	-5% $1,099	+0% $1,073	+5% $1,047	+10% $1,021
Rent	-10% $914	-5% $993	+0% $1,073	+5% $1,152	+10% $1,232
Rate	-1.0pp $1,111	-0.5pp $1,092	base $1,073	+0.5pp $1,053	+1.0pp $1,034

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Rent comps 33 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10421 W Puget Ave Peoria, AZ	3.0	2.0	1424	$1,750	$1.23	25d	1	0.53mi
8575 N 107th Dr Peoria, AZ	3.0	2.0	1469	$2,800	$1.91	13d	1	0.65mi
8131 N 107th Ave Peoria, AZ	2.0	2.0	863	$1,350	$1.56	25d	1	0.67mi
8587 N 107th Ln Peoria, AZ	3.0	2.0	1198	$1,900	$1.59	44d	1	0.71mi
8800 N 107th Ave Peoria, AZ	3.0	2.0	1193	$1,948	$1.63	13d	2	0.73mi
8800 N 107th Ave Peoria, AZ	2.0–3.0	1.0–2.0	1075	$2,500	$2.33	44d	2	0.73mi
9680 W Northern Ave Peoria, AZ	3.0	1.0–2.0	1007	$1,895	$1.88	5d	15	0.73mi
7811 N 99th Ave Glendale, AZ	3.0	1.0–2.0	1044	$2,805	$2.69	2d	21	0.78mi
9550 W Northern Ave Peoria, AZ	2.0	1.0–2.0	930	$2,000	$2.15	2d	48	0.81mi
9514 W El Caminito Dr Peoria, AZ	3.0	2.0	1382	$1,850	$1.34	44d	1	0.83mi
8140 N 107th Ave #134 Peoria, AZ	2.0	2.0	862	$1,500	$1.74	6d	1	0.84mi
9625 W Olive Ave Peoria, AZ	1.0–3.0	1.0–3.0	1485	$2,674	$1.80	6d	7	0.86mi
9503 W Las Palmaritas Dr Peoria, AZ	3.0	2.0	1283	$1,200	$0.94	6d	1	0.87mi
7430 N 100th Ave Glendale, AZ	2.0	2.0	1095	$1,849	$1.69	6d	1	0.89mi
10847 W Olive Ave Peoria, AZ	1.0–2.0	1.0–2.0	869	$1,485	$1.71	2d	9	0.89mi
10856 W Ruth Ave Peoria, AZ	3.0	2.0	1458	$1,945	$1.33	44d	1	0.89mi
10807 W Northern Ave #121 Glendale, AZ	2.0	2.0	993	$1,399	$1.41	25d	1	0.92mi
7430 W 100th Ave Glendale, AZ	1.0–2.0	1.0–2.0	940	$1,857	$1.98	3d	6	0.93mi
10935 W Ruth Ave Peoria, AZ	3.0	2.0	1358	$1,950	$1.44	6d	1	0.97mi
10815 W Northern Ave #124 Glendale, AZ	2.0	2.0	993	$1,500	$1.51	25d	1	0.97mi
9680 W Olive Ave Peoria, AZ	1.0–3.0	1.0–2.0	850	$1,880	$2.21	2d	9	0.99mi
10945 W Loma Ln Peoria, AZ	3.0	2.0	1500	$2,000	$1.33	18d	1	1.01mi
10060 W Desert River Blvd Glendale, AZ	1.0–3.0	1.0–2.0	1049	$2,235	$2.13	3d	40	1.03mi
11185 W El Caminito Dr Peoria, AZ	3.0	2.0	1301	$1,925	$1.48	13d	1	1.23mi
9626 W Mountain View Rd Unit A Peoria, AZ	2.0	2.0	1156	$1,500	$1.30	44d	1	1.27mi
8130 N 112th Ave Peoria, AZ	3.0	2.0	1301	$1,775	$1.36	3d	1	1.28mi
10350 W Camden Ave Sun City, AZ	2.0	2.0	1413	$2,850	$2.02	25d	1	1.29mi
8723 N 112th Ave Peoria, AZ	3.0	2.0	1301	$1,800	$1.38	5d	1	1.29mi
10020 W Glendale Ave Glendale, AZ	3.0	1.0–2.0	1007	$2,170	$2.15	2d	29	1.33mi
10110 N 97th Dr Unit A Peoria, AZ	2.0	1.5	1025	$1,500	$1.46	25d	1	1.36mi
7455 N 95th Ave Glendale, AZ	1.0–3.0	1.0–2.0	1080	$2,162	$2.00	2d	16	1.38mi
10104 N 96th Dr Unit A Peoria, AZ	2.0	2.0	1072	$1,750	$1.63	25d	1	1.40mi
9450 W Cabela Dr Glendale, AZ	3.0	1.0–2.0	1027	$2,073	$2.02	2d	13	1.47mi

Listing history 2 events

1. 2026-04-27
   status Pending
2. 2026-04-09
   listed $75,000 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 3/10 Moderate FEMA zone X (shaded) · 10% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥113°F today · 17 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,169
• − Mortgage interest: −$4,201
• − Property taxes: −$1,125
• − Insurance: −$375
• − Repairs & maintenance: −$1,934
• − Management: −$1,934
• − Depreciation: −$2,182
• Taxable income: $12,419
• Est. tax owed @ 24.0%: −$2,981
• After-tax cash flow: $9,893/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 single-wide manufactured home in Sun Gardens MH Park is in good condition with recent updates. It has a good roof, double-pane windows, and a covered patio. The kitchen and bathrooms need updates, and painting the exterior would significantly increase its value.

Repairs flagged

• Moderate kitchen cabinets — dated and in need of updating
• Moderate bathroom fixtures — dated and in need of updating
• Minor kitchen flooring — slight wear

Value-add opportunities

• Resale update kitchen cabinets and flooring — modernizing the kitchen would significantly increase its appeal
• Resale update bathroom fixtures and flooring — modernizing the bathrooms would significantly increase its appeal
• Both paint exterior — painting the exterior would improve curb appeal and increase both resale and rental value

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
kitchen flooring · slight wear	Minor	$500–3,000
Total estimated repair cost · 3 items		$6,500–33,000

Value-add ROI direction

• Resale update kitchen cabinets and flooring — modernizing the kitchen would significantly increase its appeal ↑
• Resale update bathroom fixtures and flooring — modernizing the bathrooms would significantly increase its appeal ↑
• Both paint exterior — painting the exterior would improve curb appeal and increase both resale and rental 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

2 events — show timeline

• 2026-04-27 Pending — ARMLS
• 2026-04-09 Listed $75,000 ARMLS