8601 N 71 St. Ave #174 · Glendale, AZ 85301

$88,000

2 bd · 2.0 ba · 1,440 sqft · Manufactured · 157 Days on market

Built 1980 2,000 sqft lot Est $91k · at est.

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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 +8.8/15.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0
• Rent growth +1.8/5.0
• Appreciation +0.0/10.0

Listing remarks

Corner Lot, only 1 neighbor! Conventional loan or Cash. Move in ready, furnishings included with full price offer! This double wide home offers 2 master bedrooms with private baths. Laundry area also includes washer and dryer. Formal dining and Livingroom off front door. Family room has Sky Lights and is off open kitchen with all appliances. Exterior offers storage shed off 3 car carport. Large Arizona Roon for lovely outside gatherings, good size yard with BBQ area and greenery all located in desirable manufactured home park in Glendale! Land Lease includes, water, trash, Basketball court and Pool!

Key facts

• Double wide home
• Laundry area
• Arizona room

Tags

• CORNER LOT
• DOUBLE WIDE HOME
• PRIVATE BATHS
• LAUNDRY AREA
• STORAGE SHED
• ARIZONA ROOM

Property features AI

Finance

• HOA & community: Land lease community; Monthly land lease fee of $1,000; Community pool; Association covers sewer, water, trash, and grounds maintenance

Exterior

• Parking: 3 covered parking spaces; 3 carport spaces
• Utilities: Private water company; Public sewer
• Home design: Manufactured/mobile housing; Leasehold ownership; City view
• Construction: Aluminum siding; Steel frame construction; Metal roof; Building area per assessor
• Exterior features: Screened-in patio(s); Exterior storage; Chain link fencing; Corner lot; Gravel/stone front; Gravel/stone back; Asphalt road

Interior

• Kitchen: Built-in electric oven; Refrigerator
• Bedrooms: Includes two possible bedrooms; Primary/master bedroom(s) present
• Flooring: Carpet; Laminate
• Bathrooms: Two full bathrooms
• Heating & cooling: Floor furnace; Wall furnace; Heat pump; Central air; Window/wall unit
• Interior features: Two master bathrooms; Separate shower and tub; Refrigerator; Built-in electric oven

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $88k.

Deal economics

• At list price, monthly cash flow is $698 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $88k).
• Recommended offer: $77k (12.0% below list) — sets the bar for market timing.
• Cap rate 15.8% 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 soft (-3.0%/yr); 220 active listings in the ZIP; 39 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 36,011 units permitted in Maricopa County in 2024 (12,801 in 5+ unit buildings).
• This rent runs 37% of the median local income ($54k/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 $608 of loan paydown is wiped out by about $3k 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 + 0.0% rent growth), your $25k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 157 days — a 12% lower offer ($77k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 6→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $77,440 (12.0% below list)

Questions for the listing agent

1. It's been on market 157 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: 1.88% ✓
• Cap rate: 15.81%
• Cash-on-cash: 33.98%
• DSCR: 2.51
• GRM: 4.4

CMA / ARV

• ARV (on-the-fly): $90,720
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8601 N 71st Ave #89	0.08mi	3/2.0 (+1)	1,456 (+1%)	11mo	$145,000	$100	80
8601 N 71st Ave #17	0.08mi	3/2.0 (+1)	1,474 (+2%)	14mo	$150,000	$102	76
6960 W Peoria Ave #15	0.27mi	3/1.5 (+1)	1,392 (-3%)	0mo	$40,000	$29	75
6960 W Peoria Ave #125	0.27mi	2/2.0	1,456 (+1%)	15mo	$30,000	$21	73
6960 W Peoria Ave #197	0.27mi	2/2.0	1,520 (+6%)	14mo	$72,000	$47	67
6960 W Peoria Ave #237	0.27mi	2/2.0	1,344 (-7%)	13mo	$80,000	$60	66
6960 W Peoria Ave #231	0.27mi	3/2.0 (+1)	1,536 (+7%)	14mo	$56,700	$37	60
6612 W Mission Ln	0.70mi	2/2.0	1,450 (+1%)	8mo	$160,000	$110	59
6960 W Peoria Ave Unit 103-3	0.27mi	3/2.0 (+1)	1,344 (-7%)	16mo	$85,000	$63	58
8401 N 67th Ave #91	0.60mi	3/2.0 (+1)	1,344 (-7%)	12mo	$135,000	$100	46
8401 N 67th Ave #10	0.60mi	2/2.0	1,248 (-13%)	8mo	$52,500	$42	43
6538 W Eva St	0.72mi	3/2.0 (+1)	1,249 (-13%)	12mo	$245,000	$196	29

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 25.9%
• Equity multiple: 2.03×
• Total profit: $25,365
• Equity at exit: $13,121

10-year hold

• IRR: 31.7%
• Equity multiple: 3.46×
• Total profit: $60,696
• Equity at exit: $7,609

Cash invested: $24,640 (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 85301

• Home prices YoY: -10.6%
• Rents YoY: -3.0%
• Active inventory: 220
• Price-to-rent: 4.4×

Monthly cashflow live

• Estimated rent: $1,653 high
• Mortgage (P&I): −$461
• Tax est. 1.5%: −$110 /mo · $1,320/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$347
• Net cashflow: $698

Break-even live

Break-even rent $770

Max offer price $88,000

Occupancy floor 53%

Sensitivity live

Price	-10% $759	-5% $728	+0% $698	+5% $667	+10% $637
Rent	-10% $567	-5% $633	+0% $698	+5% $763	+10% $828
Rate	-1.0pp $742	-0.5pp $720	base $698	+0.5pp $675	+1.0pp $652

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: $22,000
• Closing costs: $2,640
• Reserves months: —
• Total cash needed: —

Rent comps 39 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7040 W Olive Ave Peoria, AZ	2.0	2.0	953	$1,465	$1.54	6d	1	0.32mi
8772 N 67th Ave Glendale, AZ	1.0–3.0	1.0–2.0	937	$1,654	$1.77	2d	24	0.34mi
6767 W Butler Dr Glendale, AZ	1.0–2.0	1.5–2.0	787	$1,458	$1.85	2d	14	0.41mi
7040 W Olive Ave #12 Peoria, AZ	2.0	2.0	900	$1,445	$1.61	25d	1	0.42mi
9121 N 68th Ave Peoria, AZ	2.0	2.0	1126	$1,699	$1.51	44d	1	0.51mi
9160 N 67th Ave Unit 212 Peoria, AZ	2.0	2.0	992	$1,680	$1.69	25d	1	0.57mi
7102 W Carol Ave Peoria, AZ	3.0	2.0	1288	$1,970	$1.53	6d	1	0.59mi
9160 N 67th Ave Peoria, AZ	2.0	2.0	1100	$2,065	$1.88	44d	6	0.61mi
9350 N 67th Ave Glendale, AZ	2.0	2.0	970	$1,385	$1.43	13d	1	0.64mi
9350 N 67th Ave Glendale, AZ	2.0	2.0	970	$1,429	$1.47	44d	1	0.64mi
9350 N 67th Ave Unit B2 Glendale, AZ	2.0	2.0	970	$1,250	$1.29	44d	1	0.65mi
7027 W Palo Verde Ave Peoria, AZ	3.0	2.0	1500	$1,999	$1.33	44d	1	0.67mi
7102 W Palo Verde Ave Peoria, AZ	3.0	2.0	1360	$2,000	$1.47	44d	1	0.69mi
8938 N 64th Ln Glendale, AZ	3.0	2.0	1256	$2,095	$1.67	2d	1	0.72mi
9914 N 73rd Ave Peoria, AZ	3.0	1.5	1312	$1,716	$1.31	44d	1	0.91mi
9819 N 67th Dr Peoria, AZ	3.0	2.0	1648	$2,500	$1.52	25d	1	0.93mi
6353 W Mission Ln Glendale, AZ	3.0	2.0	1780	$2,200	$1.24	44d	1	0.93mi
9022 N 63rd Dr Glendale, AZ	3.0	2.0	1401	$2,195	$1.57	13d	1	0.96mi
6421 W Carol Ave Glendale, AZ	3.0	2.0	1243	$1,799	$1.45	19d	1	0.97mi
9459 N 64th Dr Glendale, AZ	3.0	2.0	1531	$2,600	$1.70	16d	1	1.02mi
10013 N 66th Ln Glendale, AZ	3.0	2.0	1063	$1,999	$1.88	25d	1	1.07mi
9903 N 77th Ave Peoria, AZ	3.0	2.0	1446	$1,895	$1.31	5d	1	1.16mi
8315 N 61st Ave Glendale, AZ	2.0	1.0	900	$1,004	$1.12	2d	1	1.23mi
6015 W Olive Ave Glendale, AZ	2.0	1.0	800	$1,500	$1.88	2d	16	1.26mi
6011 W Townley Ave Glendale, AZ	2.0	1.5	1026	$1,449	$1.41	2d	1	1.28mi
8546 N 59th Ave Glendale, AZ	2.0	1.0–2.0	700	$1,235	$1.76	2d	9	1.28mi
8546 N 59th Ave Glendale, AZ	2.0	1.0–2.0	700	$1,975	$2.82	21d	6	1.28mi
6002 W Townley Ave Glendale, AZ	3.0	1.5	1026	$1,549	$1.51	2d	1	1.29mi
8622 N 59th Ave Glendale, AZ	2.0–3.0	2.0	1232	$1,450	$1.18	2d	6	1.31mi
7951 W Whitney Dr Peoria, AZ	2.0–4.0	2.0–2.5	1411	$2,163	$1.53	2d	30	1.32mi
7022 W Cesar St Peoria, AZ	3.0	2.5	1514	$1,895	$1.25	44d	1	1.33mi
8546 N 59th Ave Apt 248 Glendale, AZ	2.0	2.0	900	$1,366	$1.52	21d	1	1.36mi
7332 N 70th Dr Glendale, AZ	3.0	2.0	1262	$1,700	$1.35	2d	1	1.36mi
7034 W McMahon Way Peoria, AZ	3.0	2.5	1606	$1,895	$1.18	21d	1	1.37mi
6325 W Cheryl Dr Glendale, AZ	2.0	2.0	1092	$2,100	$1.92	25d	1	1.38mi
8450 N 59th Ave Glendale, AZ	1.0–3.0	1.0–2.0	919	$1,824	$1.99	6d	1	1.39mi
9519 N 81st Dr Peoria, AZ	3.0	2.5	1752	$1,940	$1.11	25d	1	1.42mi
7552 W State Ave Glendale, AZ	3.0	2.0	1875	$2,061	$1.10	25d	1	1.44mi
8183 W Carol Ave Peoria, AZ	3.0	2.5	1684	$1,975	$1.17	45d	1	1.48mi

Listing history 19 events

1. 2026-06-21
   days on market $88,000 Active 157 DOM
2. 2026-06-18
   days on market $88,000 Active 154 DOM
3. 2026-06-17
   days on market $88,000 Active 153 DOM
4. 2026-06-16
   days on market $88,000 Active 152 DOM
5. 2026-06-15
   days on market $88,000 Active 151 DOM
6. 2026-06-13
   days on market $88,000 Active 149 DOM
7. 2026-06-13
   days on market $88,000 Active 148 DOM
8. 2026-06-09
   days on market $88,000 Active 145 DOM
9. 2026-06-08
   days on market $88,000 Active 144 DOM
10. 2026-06-07
    days on market $88,000 Active 143 DOM
11. 2026-06-04
    days on market $88,000 Active 140 DOM
12. 2026-06-03
    days on market $88,000 Active 139 DOM
13. 2026-06-02
    days on market $88,000 Active 138 DOM
14. 2026-06-01
    days on market $88,000 Active 137 DOM
15. 2026-05-31
    days on market $88,000 Active 136 DOM
16. 2026-02-17
    price $88,000
17. 2026-01-13
    listed $90,000 Active
18. 2025-11-17
    historical
19. 2025-10-31
    listed $78,000 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 1/10 Low FEMA zone X (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 9/10 Extreme 6 d/yr ≥112°F today · 17 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: $19,838
• − Mortgage interest: −$4,929
• − Property taxes: −$1,320
• − Insurance: −$440
• − Repairs & maintenance: −$1,587
• − Management: −$1,587
• − Depreciation: −$2,560
• Taxable income: $7,414
• Est. tax owed @ 24.0%: −$1,779
• After-tax cash flow: $6,594/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): 68,178
• Household income: $53,827
• Rent vs Own: 60.0% rent · 40.0% own
• Severe rent burden: 3741.0

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: Majority Hispanic (63%)
• Race & ethnicity: Hispanic / Latino 63% Two or more races 37% White 22% Black 8% Asian 2% Native American 2%
• Hispanic origin (detail): Mexican 57% Cuban 1%
• Common ancestry: Slovak 1% Italian 1%
• Foreign-born: 26% · Canada, Vietnam, Philippines
• Languages at home: 46% English-only · Spanish 48% Arabic 1% Other Indo-European 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: ▼ -50.49%
• Current HPI: 427.3069
• Rent YoY: ▼ -2.98%
• 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

+12.8% since first listed

4 events — show timeline

• 2026-02-17 Price Changed $88,000 ARMLS
• 2026-01-13 Listed $90,000 ARMLS
• 2025-11-17 Listing Removed — ARMLS
• 2025-10-31 Listed $78,000 ARMLS