6942 W Olive Ave #85 · Peoria, AZ 85345

$47,900

2 bd · 1.0 ba · 840 sqft · Manufactured · 35 Days on market

Built 1983 Good condition ↓ 4% 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Condition / age +4.0/5.0
• Livability +3.8/5.0
• Schools +3.5/10.0
• Rent growth +2.7/5.0
• Appreciation +0.0/10.0

Listing remarks

ON LEASED LAND: Dont miss your chance to own this beautiful remodeled 2 bed 1 bath manufactured an active adult community. Recent updates include: New flooring including the subfloor, new kitchen with new cabinets, granite counters and a good size movable kitchen island. Some cabinets have the soft close. All appliances convey including the washer and dryer. The fully remodeled bathroom features a custom walk in shower with added seat. Outside find a nice patio to enjoy and a storage shed. Jadestone is a gated 55 plus resort community featuring pickleball, pool, spa, gym, billiards and more.

Key facts

• Remodeled kitchen
• Pool
• Granite counters

Tags

• REMODELED KITCHEN
• GRANITE COUNTERS
• MOVABLE KITCHEN ISLAND
• CUSTOM WALK IN SHOWER
• GATED RESORT COMMUNITY
• POOL

Property features AI

Finance

• Other: Property listed as leasehold
• HOA & community: Land lease community (monthly land lease payment); Land lease: $1,060 per month; Association covers grounds maintenance and street maintenance; Community amenities include pool, heated community spa, fitness center, community media room, and pickleball courts

Exterior

• Parking: Covered parking for 2 vehicles; 2-car carport
• Security: Gated community
• Utilities: City water; Public sewer
• Home design: Manufactured/mobile home; Leasehold ownership
• Construction: Board & batten siding; Wood frame construction; Other roof type
• Exterior features: Shed(s); Storage; Gravel/stone front and back; Private maintained road; Asphalt road access

Interior

• Kitchen: Built-in microwave; Refrigerator; Dishwasher; Garbage disposal; Pantry
• Bedrooms: Up to 2 bedrooms
• Flooring: Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Electric heating; Central air; Ceiling fan(s)
• Interior features: High-speed internet available; Granite counters; Eat-in kitchen with breakfast bar; Pantry; No interior steps; Storage
• Laundry & utility: Indoor laundry

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $48k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $846 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $48k).
• Recommended offer: $46k (3.0% below list) — sets the bar for market timing.
• Cap rate 27.5% vs local median 3.4% 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: Ira A Murphy (math 11% / reading 21%, grade F, #854 of 1,109 statewide, top 78%, 451 students, 65% FRL); Centennial High School (math 34% / reading 39%, grade F, #88 of 381 statewide, top 24%, 2,007 students, 31% FRL).
• Zoned-school proficiency averages 26% at this address vs 39% district-wide (-13 pts) — the specific schools serving this property underperform the Peoria Unified School District (4237) average; the district grade overstates school quality for this exact location.
• Market conditions: Rents flat; 331 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals leasing fast (median 1d 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 $331 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 $13k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 35 days — a 3% lower offer ($46k) 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 $46,463 (3.0% below list)

Questions for the listing agent

1. It's been on market 35 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. 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?
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: 3.11% ✓
• Cap rate: 27.49%
• Cash-on-cash: 75.69%
• DSCR: 4.37
• GRM: 2.7

CMA / ARV

• ARV (on-the-fly): $25,200
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6942 W Olive Ave #107	0.00mi	2/2.0	896 (+7%)	5mo	$20,000	$22	81
6942 W Olive Ave #54	0.00mi	2/2.0	924 (+10%)	1mo	$28,000	$30	79
6942 W Olive Ave #49	0.00mi	2/2.0	896 (+7%)	12mo	$5,000	$6	75
6942 W Olive Ave #30	0.00mi	2/2.0	924 (+10%)	8mo	$30,000	$32	73
6942 W Olive Ave #94	0.00mi	2/2.0	952 (+13%)	12mo	$11,000	$12	64
6960 W Peoria Ave #167	0.65mi	2/1.0	840 (0%)	24mo	$42,000	$50	50

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: 72.9%
• Equity multiple: 4.18×
• Total profit: $42,654
• Equity at exit: $7,142

10-year hold

• IRR: 76.1%
• Equity multiple: 7.93×
• Total profit: $92,977
• Equity at exit: $4,142

Cash invested: $13,412 (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: 331
• Price-to-rent: 2.7×

Monthly cashflow live

• Estimated rent: $1,490 high
• Mortgage (P&I): −$251
• Tax est. 1.5%: −$60 /mo · $718/yr
• Insurance: −$20
• HOA: −$0
• Vacancy / Maint / Mgmt: −$313
• Net cashflow: $846

Break-even live

Break-even rent $419

Max offer price $47,900

Occupancy floor 38%

Sensitivity live

Price	-10% $879	-5% $862	+0% $846	+5% $829	+10% $813
Rent	-10% $728	-5% $787	+0% $846	+5% $905	+10% $964
Rate	-1.0pp $870	-0.5pp $858	base $846	+0.5pp $834	+1.0pp $821

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: $11,975
• Closing costs: $1,437
• 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	26d	1	0.07mi
7040 W Olive Ave Peoria, AZ	2.0	2.0	953	$1,465	$1.54	7d	1	0.15mi
9160 N 67th Ave Unit 212 Peoria, AZ	2.0	2.0	992	$1,680	$1.69	26d	1	0.23mi
9350 N 67th Ave Glendale, AZ	2.0	2.0	970	$1,429	$1.47	45d	1	0.25mi
9350 N 67th Ave Glendale, AZ	2.0	2.0	970	$1,385	$1.43	14d	1	0.25mi
9350 N 67th Ave Glendale, AZ	2.0	2.0	970	$1,385	$1.43	0d	1	0.25mi
9350 N 67th Ave Unit A1 Glendale, AZ	1.0	1.0	600	$990	$1.65	26d	1	0.25mi
9350 N 67th Ave Unit B1 Glendale, AZ	2.0	1.0	842	$1,070	$1.27	26d	1	0.25mi
9350 N 67th Ave Unit B2 Glendale, AZ	2.0	2.0	970	$1,250	$1.29	45d	1	0.25mi
9160 N 67th Ave Peoria, AZ	2.0	2.0	1100	$2,065	$1.88	45d	6	0.27mi
8772 N 67th Ave Glendale, AZ	1.0–3.0	1.0–2.0	937	$1,654	$1.77	0d	24	0.43mi
6746 W Ruth Ave Peoria, AZ	2.0	1.5	1120	$1,950	$1.74	0d	1	0.49mi
10013 N 66th Ln Glendale, AZ	3.0	2.0	1063	$1,999	$1.88	26d	1	0.63mi
6767 W Butler Dr Glendale, AZ	1.0–2.0	1.5–2.0	787	$1,476	$1.88	0d	14	0.67mi
8450 N 67th Ave Glendale, AZ	1.0–2.0	1.0	615	$1,350	$2.20	0d	4	0.73mi
8344 N 67th Ave Glendale, AZ	1.0–2.0	1.0	615	$1,315	$2.14	0d	10	0.77mi
6201 W Olive Ave Unit A4 Glendale, AZ	1.0	1.0	585	$875	$1.50	0d	1	0.82mi
6201 W Olive Ave Unit A3 Glendale, AZ	1.0	1.0	554	$820	$1.48	0d	1	0.82mi
6201 W Olive Ave Unit B1 Glendale, AZ	2.0	1.0	759	$1,225	$1.61	0d	1	0.82mi
6201 W Olive Ave Glendale, AZ	2.0	1.0	759	$1,445	$1.90	23d	1	0.83mi
6201 W Olive Ave Glendale, AZ	1.0	1.0	585	$960	$1.64	0d	1	0.83mi
8401 N 67th Ave Glendale, AZ	2.0	1.0	728	$1,400	$1.92	5d	1	0.85mi
6960 W Peoria Ave #90 Peoria, AZ	2.0	1.0	704	$1,320	$1.88	26d	1	0.94mi
6325 W Cheryl Dr Glendale, AZ	2.0	2.0	1092	$2,100	$1.92	26d	1	0.96mi
6015 W Olive Ave Glendale, AZ	2.0	1.0	800	$1,500	$1.88	0d	16	1.07mi
6002 W Townley Ave Glendale, AZ	3.0	1.5	1026	$1,549	$1.51	0d	1	1.11mi
6011 W Townley Ave Glendale, AZ	2.0	1.5	1026	$1,399	$1.36	0d	1	1.12mi
8622 N 59th Ave Glendale, AZ	2.0–3.0	2.0	1232	$1,450	$1.18	0d	6	1.21mi
8546 N 59th Ave Glendale, AZ	2.0	1.0–2.0	700	$1,975	$2.82	21d	6	1.21mi
8546 N 59th Ave Glendale, AZ	2.0	1.0–2.0	700	$1,235	$1.76	0d	9	1.21mi
8315 N 61st Ave Glendale, AZ	2.0	1.0	900	$1,004	$1.12	0d	1	1.23mi
8530 N 59th Ave Glendale, AZ	1.0	0.5–1.0	690	$1,057	$1.53	0d	3	1.25mi
8150 N 61st Ave Glendale, AZ	1.0–2.0	1.0–2.0	725	$1,522	$2.10	0d	32	1.26mi
6049 W Laurie Ln Unit 7 Glendale, AZ	1.0	1.0	650	$1,050	$1.62	0d	1	1.26mi
6049 W Laurie Ln Unit 5 Glendale, AZ	2.0	1.0	750	$1,210	$1.61	0d	1	1.26mi
6049 W Laurie Ln Unit 4 Glendale, AZ	1.0	1.0	675	$1,100	$1.63	11d	1	1.26mi
6043 W Laurie Ln Apt 4 Glendale, AZ	1.0	1.0	675	$1,050	$1.56	13d	1	1.27mi
8319 N 60th Dr Glendale, AZ	2.0	1.0	787	$1,099	$1.40	0d	1	1.28mi
8546 N 59th Ave Apt 248 Glendale, AZ	2.0	2.0	900	$1,366	$1.52	21d	1	1.28mi
9415 N 59th Ave #227 Glendale, AZ	1.0	1.5	781	$1,500	$1.92	0d	1	1.29mi

Listing history 16 events

1. 2026-06-21
   days on market $47,900 Active 35 DOM
2. 2026-06-18
   days on market $47,900 Active 32 DOM
3. 2026-06-17
   days on market $47,900 Active 31 DOM
4. 2026-06-16
   days on market $47,900 Active 30 DOM
5. 2026-06-15
   days on market $47,900 Active 29 DOM
6. 2026-06-13
   days on market $47,900 Active 27 DOM
7. 2026-06-13
   days on market $47,900 Active 26 DOM
8. 2026-06-09
   days on market $47,900 Active 23 DOM
9. 2026-06-08
   days on market $47,900 Active 22 DOM
10. 2026-06-07
    days on market $47,900 Active 21 DOM
11. 2026-06-04
    days on market $47,900 Active 18 DOM
12. 2026-06-03
    days on market $47,900 Active 17 DOM
13. 2026-06-02
    days on market $47,900 Active 16 DOM
14. 2026-06-01
    days on market $47,900 Active 15 DOM
15. 2026-05-31
    days on market $47,900 Active 14 DOM
16. 2026-05-16
    listed $49,900 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 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: $17,878
• − Mortgage interest: −$2,683
• − Property taxes: −$718
• − Insurance: −$240
• − Repairs & maintenance: −$1,430
• − Management: −$1,430
• − Depreciation: −$1,393
• Taxable income: $9,983
• Est. tax owed @ 24.0%: −$2,396
• After-tax cash flow: $7,755/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 · 23 photos

Good 80/100 Cosmetic rehab

This remodeled manufactured home in Jadestone is move-in ready with recent updates and a good condition score. It offers a great opportunity for investors looking to increase its value through minor cosmetic upgrades.

Value-add opportunities

• Both Painting the exterior and interior walls — Enhances curb appeal and interior aesthetics.
• Both Landscaping the front yard — Improves curb appeal and adds value for both resale and rental.
• Resale Upgrading the kitchen appliances — Modernizes the kitchen and attracts more buyers.
• Resale Upgrading the bathroom fixtures — Enhances the bathroom's functionality and appeal for potential buyers.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior and interior walls — Enhances curb appeal and interior aesthetics. ↑
• Both Landscaping the front yard — Improves curb appeal and adds value for both resale and rental. ↑
• Resale Upgrading the kitchen appliances — Modernizes the kitchen and attracts more buyers. ↑
• Resale Upgrading the bathroom fixtures — Enhances the bathroom's functionality and appeal for potential buyers. ↑

ⓘ 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

-4.0% since first listed

2 events — show timeline

• 2026-05-29 Price Changed $47,900 ARMLS
• 2026-05-16 Listed $49,900 ARMLS