8401 N 67th Ave #141 · Glendale, AZ 85302

$55,000

2 bd · 2.0 ba · 980 sqft · Manufactured · 133 Days on market

Built 1984 Est $68k · 19% under ↓ 19% 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 +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.8/5.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks

FINANCING WITH LOW LOW LOW DOWNPAYMENT. ALL AGES COMMUNITY! Manufactured home with 2 completely remodeled bedrooms, amazing kitchen, spacious living room, 2 updated bathrooms. Move in ready!!!

Key facts

• 3 parking spots
• Community pool
• Built 1984

Property features AI

Finance

• Other: Community features: Near bus stop
• HOA & community: Land lease ($720 monthly); No association fees; Community pool; Playground; Biking/walking path; Fitness center

Exterior

• Parking: 3 covered parking spaces; 3 carport spaces
• Utilities: City water; Public sewer
• Home design: Manufactured/mobile home; Leasehold ownership; Asphalt road access
• Construction: Vinyl siding; Steel frame construction; Wood frame construction; Painted exterior; Metal roof
• Exterior features: Storage; Gravel/stone front yard; Gravel/stone backyard; Private maintained road

Interior

• Kitchen: Refrigerator
• Bedrooms: 2 bedrooms
• Flooring: Vinyl flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Mini split heating; Central air conditioning; Mini split cooling
• Interior features: Granite counters; Eat-in kitchen; Full bath in master bedroom; Dual-pane windows
• Laundry & utility: Community laundry

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $55k.

Deal economics

• At list price, monthly cash flow is $704 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $55k).
• Recommended offer: $48k (12.0% below list) — sets the bar for market timing.
• Cap rate 21.7% 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: Glendale High School (math 13% / reading 22%, grade F, #245 of 381 statewide, top 65%, 1,816 students, 76% FRL).
• Market conditions: Rents rising (+1.7%/yr); 172 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 $380 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 + 1.7% rent growth), your $15k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 133 days — a 12% lower offer ($48k) is reasonable based on typical stale-listing flexibility.

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 $48,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 133 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 2.50% ✓
• Cap rate: 21.66%
• Cash-on-cash: 54.89%
• DSCR: 3.44
• GRM: 3.3

CMA / ARV

• ARV (on-the-fly): $67,620
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8401 N 67th Ave #69	0.09mi	3/2.0 (+1)	960 (-2%)	14mo	$79,000	$82	76
8401 N 67th Ave #164	0.09mi	3/2.0 (+1)	896 (-9%)	11mo	$78,500	$88	68
8401 N 67th Ave #114	0.09mi	3/2.0 (+1)	1,024 (+4%)	24mo	$87,000	$85	64
8401 N 67th Ave #199	0.09mi	2/1.0	840 (-14%)	12mo	$34,900	$42	58
8401 N 67th Ave #216	0.09mi	2/1.0	840 (-14%)	14mo	$46,000	$55	57
8401 N 67th Ave #210	0.09mi	2/2.0	1,120 (+14%)	19mo	$77,700	$69	57
8601 N 71st Ave #140	0.64mi	2/2.0	980 (0%)	20mo	$65,000	$66	53

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 · 1.74% rent growth · sell at horizon

5-year hold

• IRR: 51.7%
• Equity multiple: 3.22×
• Total profit: $34,257
• Equity at exit: $8,201

10-year hold

• IRR: 56.5%
• Equity multiple: 6.25×
• Total profit: $80,812
• Equity at exit: $4,755

Cash invested: $15,400 (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 85302

• Rents YoY: 1.7%
• Active inventory: 172
• Price-to-rent: 3.3×

Monthly cashflow live

• Estimated rent: $1,373 high
• Mortgage (P&I): −$288
• Tax est. 1.5%: −$69 /mo · $825/yr
• Insurance: −$23
• HOA: −$0
• Vacancy / Maint / Mgmt: −$288
• Net cashflow: $704

Break-even live

Break-even rent $481

Max offer price $55,000

Occupancy floor 44%

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: $13,750
• Closing costs: $1,650
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8401 N 67th Ave Glendale, AZ	2.0	1.0	728	$1,400	$1.92	4d	1	0.10mi
8450 N 67th Ave Glendale, AZ	1.0–2.0	1.0	615	$1,350	$2.20	1d	4	0.22mi
6767 W Butler Dr Glendale, AZ	1.0–2.0	1.5–2.0	787	$1,458	$1.85	1d	14	0.26mi
8344 N 67th Ave Glendale, AZ	1.0–2.0	1.0	615	$1,315	$2.14	1d	10	0.28mi
8772 N 67th Ave Glendale, AZ	1.0–3.0	1.0–2.0	937	$1,654	$1.77	1d	24	0.47mi
6049 W Laurie Ln Unit 4 Glendale, AZ	1.0	1.0	675	$1,100	$1.63	10d	1	0.67mi
6049 W Laurie Ln Unit 5 Glendale, AZ	2.0	1.0	750	$1,210	$1.61	1d	1	0.68mi
6049 W Laurie Ln Unit 7 Glendale, AZ	1.0	1.0	650	$1,050	$1.62	1d	1	0.68mi
6043 W Laurie Ln Apt 4 Glendale, AZ	1.0	1.0	675	$1,050	$1.56	11d	1	0.69mi
8315 N 61st Ave Glendale, AZ	2.0	1.0	900	$1,004	$1.12	1d	1	0.69mi
6060 W Royal Palm Rd Glendale, AZ	1.0	1.0	543	$1,146	$2.11	1d	4	0.73mi
6201 W Olive Ave Glendale, AZ	1.0	1.0	585	$960	$1.64	1d	1	0.75mi
6201 W Olive Ave Glendale, AZ	2.0	1.0	759	$1,445	$1.90	22d	1	0.75mi
8319 N 60th Dr Glendale, AZ	2.0	1.0	787	$1,099	$1.40	1d	1	0.75mi
6201 W Olive Ave Unit A3 Glendale, AZ	1.0	1.0	554	$820	$1.48	1d	1	0.81mi
6201 W Olive Ave Unit A4 Glendale, AZ	1.0	1.0	585	$875	$1.50	1d	1	0.81mi
6201 W Olive Ave Unit B1 Glendale, AZ	2.0	1.0	759	$1,225	$1.61	1d	1	0.81mi
9160 N 67th Ave Unit 212 Peoria, AZ	2.0	2.0	992	$1,680	$1.69	24d	1	0.82mi
9160 N 67th Ave Peoria, AZ	2.0	2.0	1100	$2,065	$1.88	43d	6	0.83mi
8546 N 59th Ave Glendale, AZ	2.0	1.0–2.0	700	$1,235	$1.76	1d	9	0.83mi
8546 N 59th Ave Glendale, AZ	2.0	1.0–2.0	700	$1,975	$2.82	20d	6	0.83mi
8530 N 59th Ave Glendale, AZ	1.0	0.5–1.0	690	$1,057	$1.53	1d	3	0.84mi
5902 W Royal Palm Rd Glendale, AZ	1.0–2.0	1.0	630	$1,600	$2.54	1d	20	0.84mi
7040 W Olive Ave Peoria, AZ	2.0	2.0	953	$1,465	$1.54	5d	1	0.85mi
8622 N 59th Ave Glendale, AZ	2.0–3.0	2.0	1232	$1,450	$1.18	1d	6	0.88mi
8450 N 59th Ave Glendale, AZ	1.0–3.0	1.0–2.0	919	$1,824	$1.99	5d	1	0.89mi
8546 N 59th Ave Apt 248 Glendale, AZ	2.0	2.0	900	$1,366	$1.52	20d	1	0.90mi
7040 W Olive Ave #12 Peoria, AZ	2.0	2.0	900	$1,445	$1.61	24d	1	0.92mi
9350 N 67th Ave Glendale, AZ	2.0	2.0	970	$1,429	$1.47	43d	1	0.93mi
9350 N 67th Ave Glendale, AZ	2.0	2.0	970	$1,385	$1.43	12d	1	0.93mi
9350 N 67th Ave Unit A1 Glendale, AZ	1.0	1.0	600	$990	$1.65	24d	1	0.94mi
9350 N 67th Ave Unit B2 Glendale, AZ	2.0	2.0	970	$1,250	$1.29	43d	1	0.94mi
9350 N 67th Ave Unit B1 Glendale, AZ	2.0	1.0	842	$1,070	$1.27	24d	1	0.94mi
8546 N 59th Ave Apt 206 Glendale, AZ	1.0	1.0	700	$1,056	$1.51	20d	1	0.95mi
6011 W Townley Ave Glendale, AZ	2.0	1.5	1026	$1,449	$1.41	1d	1	0.97mi
6002 W Townley Ave Glendale, AZ	3.0	1.5	1026	$1,549	$1.51	1d	1	0.99mi
6015 W Olive Ave Glendale, AZ	2.0	1.0	800	$1,500	$1.88	1d	16	0.99mi
6737 W Myrtle Ave Unit 1 Glendale, AZ	2.0	1.0	750	$1,200	$1.60	15d	1	1.07mi
6749 W Myrtle Ave Apt 1 Glendale, AZ	2.0	1.0	625	$1,200	$1.92	1d	1	1.07mi
7143 N 66th Dr Apt 202 Glendale, AZ	2.0	1.0	691	$1,050	$1.52	1d	1	1.07mi

Listing history 19 events

1. 2026-06-18
   days on market $55,000 Active 133 DOM
2. 2026-06-17
   days on market $55,000 Active 132 DOM
3. 2026-06-16
   days on market $55,000 Active 131 DOM
4. 2026-06-15
   days on market $55,000 Active 130 DOM
5. 2026-06-13
   days on market $55,000 Active 128 DOM
6. 2026-06-13
   days on market $55,000 Active 127 DOM
7. 2026-06-09
   days on market $55,000 Active 124 DOM
8. 2026-06-08
   days on market $55,000 Active 123 DOM
9. 2026-06-07
   days on market $55,000 Active 122 DOM
10. 2026-06-04
    days on market $55,000 Active 119 DOM
11. 2026-06-03
    days on market $55,000 Active 118 DOM
12. 2026-06-02
    days on market $55,000 Active 117 DOM
13. 2026-06-01
    days on market $55,000 Active 116 DOM
14. 2026-05-31
    days on market $55,000 Active 115 DOM
15. 2026-05-09
    price $55,000
16. 2026-03-24
    price $57,099
17. 2026-03-13
    price $57,100
18. 2026-02-11
    price $57,500
19. 2026-02-05
    listed $67,500 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 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,474
• − Mortgage interest: −$3,081
• − Property taxes: −$825
• − Insurance: −$275
• − Repairs & maintenance: −$1,318
• − Management: −$1,318
• − Depreciation: −$1,600
• Taxable income: $8,058
• Est. tax owed @ 24.0%: −$1,934
• After-tax cash flow: $6,520/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.

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): 40,612
• Household income: $65,132
• Rent vs Own: 47.2% rent · 52.8% own
• Severe rent burden: 2090.0

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 0.67)
• Race & ethnicity: White 45% Hispanic / Latino 35% Two or more races 19% Black 9% Asian 5% Native American 2%
• Hispanic origin (detail): Mexican 26% Cuban 2%
• Common ancestry: Lithuanian 2% Portuguese 2% Romanian 1%
• Foreign-born: 15% · Canada, Vietnam, China
• Languages at home: 71% English-only · Spanish 20% Arabic 2% 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: ▼ -342.03%
• Current HPI: 335.9575
• Rent YoY: ▲ 1.74%
• 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

-18.5% since first listed

5 events — show timeline

• 2026-05-09 Price Changed $55,000 ARMLS
• 2026-03-24 Price Changed $57,099 ARMLS
• 2026-03-13 Price Changed $57,100 ARMLS
• 2026-02-11 Price Changed $57,500 ARMLS
• 2026-02-05 Listed $67,500 ARMLS