8301 N 103 Ave #34 · Peoria, AZ 85345

$80,000

2 bd · 2.0 ba · 1,440 sqft · Manufactured · 49 Days on market

Built 1983 Good condition 3,000 sqft lot $56/sqft · 70% below area ↓ 11% 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
• 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

Spacious home with open layout and feels larger than expected, featuring 9-foot vaulted ceilings in the living and dining areas and 8-foot ceilings in the bedrooms. Abundant natural light from large front windows. Oversized living room offers flexible use and is currently staged as both a living area and office. The kitchen features ample storage and a pantry, with a generously sized laundry room. The primary suite is large, with a bathroom including a separate soaking tub and shower. Recent upgrades include new interior and exterior paint, new carpet, and a new hot water heater. Bedrooms include oversized closets with dual access. Massive shed built to match the home with plenty of storage

Key facts

• 3,000 sq ft lot
• 2 parking spots
• Community pool

Property features AI

Finance

• Other: Lot size listed as 3,000 (source: owner)
• HOA & community: Land lease (monthly); Land lease payment: $714 per month; Association covers grounds maintenance; Community pool; Community playground

Exterior

• Parking: 2 covered parking spaces; 2 carport spaces
• Utilities: Public sewer; Private water company
• Home design: Manufactured/Mobile home; Leasehold ownership
• Construction: Vinyl siding; Wood frame construction; Composition roof
• Exterior features: Chain-link fencing; Gravel/stone front yard; Gravel/stone backyard; Storage

Interior

• Kitchen: Refrigerator; Dishwasher; Garbage disposal; Pantry; Laminate counters
• Bedrooms: 2 possible bedrooms
• Flooring: Carpet; Linoleum
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air conditioning; Floor furnace; Wall furnace
• Interior features: Pantry; Full bathroom in primary bedroom; Separate shower and tub; Laminate counters; Dual-pane windows; Storage
• Laundry & utility: Indoor laundry

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $80k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $913 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $80k).
• Recommended offer: $78k (3.0% below list) — sets the bar for market timing.
• Cap rate 20.0% 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; 32 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).
• This rent runs 33% 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 $553 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 $22k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 49 days — a 3% lower offer ($78k) 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 $77,600 (3.0% below list)

Questions for the listing agent

1. It's been on market 49 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: 2.32% ✓
• Cap rate: 19.98%
• Cash-on-cash: 48.89%
• DSCR: 3.18
• GRM: 3.6

CMA / ARV

• ARV (median comp): $269,643
• List price: $80,000
• Delta: -70.33%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8601 N 103rd Ave #271	0.32mi	3/2.0 (+1)	1,450 (+1%)	1mo	$275,000	$190	78
8601 N 103rd Ave #85	0.32mi	3/2.0 (+1)	1,430 (-1%)	10mo	$285,000	$199	71
8601 N 103rd Ave #72	0.32mi	3/2.0 (+1)	1,362 (-5%)	2mo	$255,000	$187	70
8601 N 103rd Ave #313	0.32mi	3/2.0 (+1)	1,540 (+7%)	0mo	$242,500	$157	68
8601 N 103rd Ave #77	0.32mi	2/2.0	1,310 (-9%)	2mo	$176,000	$134	68
8601 N 103rd Ave #230	0.32mi	3/2.0 (+1)	1,568 (+9%)	1mo	$269,000	$172	64
8601 N 103rd Ave #208	0.32mi	3/2.0 (+1)	1,560 (+8%)	2mo	$310,000	$199	64
8601 N 103rd Ave #264	0.32mi	3/2.0 (+1)	1,493 (+4%)	12mo	$290,000	$194	64
8301 N 103rd Ave #173	0.18mi	3/2.0 (+1)	1,568 (+9%)	10mo	$96,500	$62	64
8601 N 103rd Ave #274	0.32mi	3/2.0 (+1)	1,344 (-7%)	8mo	$280,000	$208	62
8601 N 103rd Ave #263	0.32mi	3/2.0 (+1)	1,344 (-7%)	11mo	$296,000	$220	60
8301 N 103rd Ave #108	0.18mi	3/2.0 (+1)	1,248 (-13%)	9mo	$109,700	$88	57

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: 43.7%
• Equity multiple: 2.82×
• Total profit: $40,849
• Equity at exit: $11,928

10-year hold

• IRR: 48.7%
• Equity multiple: 5.18×
• Total profit: $93,551
• Equity at exit: $6,917

Cash invested: $22,400 (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 85345

• Home prices YoY: -19.8%
• Rents YoY: 0.6%
• Active inventory: 333
• Price-to-rent: 3.6×

Monthly cashflow live

• Estimated rent: $1,855 high
• Mortgage (P&I): −$420
• Tax est. 1.5%: −$100 /mo · $1,200/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$390
• Net cashflow: $913

Break-even live

Break-even rent $700

Max offer price $80,000

Occupancy floor 46%

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: $20,000
• Closing costs: $2,400
• Reserves months: —
• Total cash needed: —

Rent comps 32 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10603 W Seldon Ln Peoria, AZ	3.0	2.0	1852	$1,671	$0.90	44d	1	0.49mi
10421 W Puget Ave Peoria, AZ	3.0	2.0	1424	$1,750	$1.23	24d	1	0.62mi
8575 N 107th Dr Peoria, AZ	3.0	2.0	1469	$2,800	$1.91	13d	1	0.64mi
8587 N 107th Ln Peoria, AZ	3.0	2.0	1198	$1,900	$1.59	44d	1	0.69mi
7811 N 99th Ave Glendale, AZ	3.0	1.0–2.0	1044	$2,303	$2.20	1d	21	0.71mi
10821 W Royal Palm Rd Peoria, AZ	3.0	2.0	1545	$2,000	$1.29	24d	1	0.73mi
8800 N 107th Ave Peoria, AZ	3.0	2.0	1193	$1,948	$1.63	13d	2	0.74mi
8800 N 107th Ave Peoria, AZ	2.0–3.0	1.0–2.0	1075	$1,400	$1.30	44d	2	0.74mi
9680 W Northern Ave Peoria, AZ	3.0	1.0–2.0	1007	$1,655	$1.64	4d	15	0.75mi
7430 N 100th Ave Glendale, AZ	2.0	2.0	1095	$1,849	$1.69	5d	1	0.76mi
10807 W Northern Ave #121 Glendale, AZ	2.0	2.0	993	$1,399	$1.41	24d	1	0.80mi
7430 W 100th Ave Glendale, AZ	1.0–2.0	1.0–2.0	940	$1,857	$1.98	3d	6	0.81mi
9550 W Northern Ave Peoria, AZ	2.0	1.0–2.0	930	$2,000	$2.15	2d	48	0.85mi
10815 W Northern Ave #124 Glendale, AZ	2.0	2.0	993	$1,500	$1.51	24d	1	0.85mi
10856 W Ruth Ave Peoria, AZ	3.0	2.0	1458	$1,945	$1.33	44d	1	0.89mi
10060 W Desert River Blvd Glendale, AZ	1.0–3.0	1.0–2.0	1049	$1,830	$1.74	2d	40	0.89mi
9514 W El Caminito Dr Peoria, AZ	3.0	2.0	1382	$1,850	$1.34	44d	1	0.89mi
10945 W Loma Ln Peoria, AZ	3.0	2.0	1500	$2,000	$1.33	17d	1	0.90mi
10847 W Olive Ave Peoria, AZ	1.0–2.0	1.0–2.0	869	$1,485	$1.71	1d	9	0.91mi
9503 W Las Palmaritas Dr Peoria, AZ	3.0	2.0	1283	$1,200	$0.94	5d	1	0.92mi
10935 W Ruth Ave Peoria, AZ	3.0	2.0	1358	$1,950	$1.44	5d	1	0.95mi
9625 W Olive Ave Peoria, AZ	1.0–3.0	1.0–3.0	1485	$2,136	$1.44	5d	7	0.99mi
9680 W Olive Ave Peoria, AZ	1.0–3.0	1.0–2.0	850	$1,540	$1.81	2d	9	1.13mi
11185 W El Caminito Dr Peoria, AZ	3.0	2.0	1301	$1,925	$1.48	13d	1	1.17mi
10020 W Glendale Ave Glendale, AZ	3.0	1.0–2.0	1007	$1,831	$1.82	2d	29	1.20mi
8130 N 112th Ave Peoria, AZ	3.0	2.0	1301	$1,775	$1.36	3d	1	1.20mi
7455n N 95th Ave Unit 1263150P Glendale, AZ	1.0	1.0	1033	$3,630	$3.51	8d	1	1.27mi
8723 N 112th Ave Peoria, AZ	3.0	2.0	1301	$1,800	$1.38	4d	1	1.28mi
7455 N 95th Ave Glendale, AZ	1.0–3.0	1.0–2.0	1080	$1,698	$1.57	2d	16	1.33mi
9450 W Cabela Dr Glendale, AZ	3.0	1.0–2.0	1027	$1,767	$1.72	2d	13	1.41mi
10350 W Camden Ave Sun City, AZ	2.0	2.0	1413	$2,850	$2.02	24d	1	1.42mi
9626 W Mountain View Rd Unit A Peoria, AZ	2.0	2.0	1156	$1,500	$1.30	44d	1	1.42mi

Listing history 15 events

1. 2026-06-18
   days on market $80,000 Active 49 DOM
2. 2026-06-17
   days on market $80,000 Active 48 DOM
3. 2026-06-16
   days on market $80,000 Active 47 DOM
4. 2026-06-15
   days on market $80,000 Active 46 DOM
5. 2026-06-13
   days on market $80,000 Active 44 DOM
6. 2026-06-13
   days on market $80,000 Active 43 DOM
7. 2026-06-09
   days on market $80,000 Active 40 DOM
8. 2026-06-08
   days on market $80,000 Active 39 DOM
9. 2026-06-07
   pricedays on market $80,000 Active 38 DOM
10. 2026-06-04
    days on market $85,000 Active 35 DOM
11. 2026-06-03
    days on market $85,000 Active 34 DOM
12. 2026-06-02
    days on market $85,000 Active 33 DOM
13. 2026-06-01
    days on market $85,000 Active 32 DOM
14. 2026-05-31
    days on market $85,000 Active 31 DOM
15. 2026-04-30
    listed $90,000 Active 800-char remark

ⓘ 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: $22,260
• − Mortgage interest: −$4,481
• − Property taxes: −$1,200
• − Insurance: −$400
• − Repairs & maintenance: −$1,781
• − Management: −$1,781
• − Depreciation: −$2,327
• Taxable income: $10,290
• Est. tax owed @ 24.0%: −$2,470
• After-tax cash flow: $8,481/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 home is in good condition with recent updates, offering a good balance of curb appeal and interior comfort. Consider updating flooring and adding smart home devices for a higher resale and rental value.

Value-add opportunities

• Both update flooring to hardwood — enhances curb appeal and interior aesthetics
• Both install smart home devices — improves energy efficiency and convenience

Renovation cost estimate screening

Value-add ROI direction

• Both update flooring to hardwood — enhances curb appeal and interior aesthetics ↑
• Both install smart home devices — improves energy efficiency and convenience ↑

ⓘ 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

-11.1% since first listed

3 events — show timeline

• 2026-06-04 Price Changed $80,000 ARMLS
• 2026-05-20 Price Changed $85,000 ARMLS
• 2026-04-30 Listed $90,000 ARMLS