8301 N 103rd Ave #202 · Peoria, AZ 85345

$68,500

2 bd · 2.0 ba · 1,040 sqft · Manufactured · 194 Days on market

Manufactured home Built 1987 Good condition $66/sqft · 51% below area ↓ 1% 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 +2.8/10.0
• Rent growth +2.7/5.0
• Appreciation +2.5/10.0
• Manufactured-home adj. -5.9

Listing remarks MLS

Beautifully updated 2 bedroom, 2 bathroom located in a all-age community. Interior features new flooring, fresh paint, and updated fixtures creating a bright and inviting living space. The kitchen has been refreshed with modern finishes, ample cabinet storage and new appliances. Spacious primary bedroom includes a private bathroom, while the second bedroom and bath provide flexibility for guests or office space. Enjoy easy maintenance living with a functional floor plan and plenty of natural light throughout. Conveniently located near shopping, dining, and freeway access.

Key facts

• Fresh paint
• Modern finishes
• Updated flooring

Tags

• UPDATED FLOORING
• FRESH PAINT
• UPDATED FIXTURES
• MODERN FINISHES
• AMPLE CABINET STORAGE
• PRIVATE BATHROOM

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $68k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $617 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $68k).
• Recommended offer: $60k (12.0% below list) — sets the bar for market timing.
• Cap rate 17.1% vs local median 3.2% 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; 490 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 49d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 58% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $474 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 $19k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 194 days — a 12% lower offer ($60k) 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 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $60,280 (12.0% below list)

Questions for the listing agent

1. It's been on market 194 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. 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?
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: 2.01% ✓
• Cap rate: 17.10%
• Cash-on-cash: 38.59%
• DSCR: 2.72
• GRM: 4.1

CMA / ARV

• ARV (median comp): $141,086
• List price: $68,500
• Delta: -51.45%
• Verdict: UNDERPRICED
• Comps: 10 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8301 N 103 Ave #203	0.00mi	3/2.0 (+1)	1,120 (+8%)	3mo	$53,000	$47	79
8301 N 103rd Ave #206	0.03mi	2/2.0	1,152 (+11%)	8mo	$85,000	$74	74
8601 N 103rd Ave #284	0.37mi	3/2.0 (+1)	1,056 (+2%)	7mo	$275,000	$260	69
8301 N 103rd Ave #177	0.15mi	3/2.0 (+1)	1,152 (+11%)	6mo	$91,500	$79	65
8301 N 103rd Ave #49	0.15mi	2/2.0	924 (-11%)	18mo	$107,210	$116	60

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: 32.0%
• Equity multiple: 2.30×
• Total profit: $24,978
• Equity at exit: $10,214

10-year hold

• IRR: 37.8%
• Equity multiple: 4.12×
• Total profit: $59,792
• Equity at exit: $5,923

Cash invested: $19,180 (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 →

Balanced market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 2 active · 3 under contract
• Months of supply: 4.0 mo (25%/mo absorbed)
• Median asking: $160,000 ($164/sqft)
• Median days on market: 58 d
• This list price: lowest-priced of the active set
• ARV vs active asking: -17.4% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 85345

• Home prices YoY: -19.8%
• Rents YoY: 0.6%
• Active inventory: 490
• Price-to-rent: 4.1×

Monthly cashflow live

• Estimated rent: $1,380 high
• Mortgage (P&I): −$359
• Tax est. 1.5%: −$86 /mo · $1,028/yr
• Insurance: −$29
• HOA: −$0
• Lot rent leased land?: −$0
• Vacancy / Maint / Mgmt: −$290
• Net cashflow: $617

Break-even live

Break-even rent $599

Max offer price $68,500

Occupancy floor 50%

Sensitivity live

Price	-10% $664	-5% $640	+0% $617	+5% $593	+10% $569
Rent	-10% $508	-5% $562	+0% $617	+5% $671	+10% $726
Rate	-1.0pp $651	-0.5pp $634	base $617	+0.5pp $599	+1.0pp $581

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: $17,125
• Closing costs: $2,055
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9632 W El Caminito Dr Peoria, AZ	3.0	2.0	1382	$1,835	$1.33	67d	1	0.56mi
9680 W Northern Ave Peoria, AZ	3.0	1.0–2.0	1013	$1,615	$1.59	0d	11	0.58mi
7811 N 99th Ave Glendale, AZ	3.0	1.0–2.0	1044	$2,193	$2.10	0d	18	0.60mi
10521 W Loma Ln Peoria, AZ	3.0	2.0	1092	$2,000	$1.83	59d	1	0.64mi
10188 W Puget Ave Peoria, AZ	3.0	2.0	1460	$2,200	$1.51	44d	1	0.65mi
9550 W Northern Ave Peoria, AZ	2.0	1.0–2.0	930	$1,954	$2.10	0d	32	0.67mi
9538 W Echo Ln Peoria, AZ	3.0	2.0	1104	$1,795	$1.63	5d	1	0.67mi
10421 W Puget Ave Peoria, AZ	3.0	2.0	1424	$1,750	$1.23	120d	1	0.71mi
9514 W El Caminito Dr Peoria, AZ	3.0	2.0	1382	$1,850	$1.34	139d	1	0.72mi
8131 N 107th Ave Peoria, AZ	2.0	2.0	863	$1,350	$1.56	120d	1	0.72mi
7430 N 100th Ave Glendale, AZ	1.0	1.0	785	$1,480	$1.89	108d	1	0.74mi
9503 W Las Palmaritas Dr Peoria, AZ	3.0	2.0	1436	$1,799	$1.25	60d	1	0.75mi
9503 W Las Palmaritas Dr Peoria, AZ	3.0	2.0	1283	$1,200	$0.94	101d	1	0.75mi
8101 N 107th Ave #56 Peoria, AZ	2.0	2.0	1080	$2,200	$2.04	7d	1	0.75mi
7430 W 100th Ave Glendale, AZ	1.0–2.0	1.0–2.0	940	$1,813	$1.93	7d	6	0.78mi
8575 N 107th Dr Peoria, AZ	3.0	2.0	1469	$2,800	$1.91	108d	1	0.80mi
7430 N 100th Ave Glendale, AZ	2.0	2.0	1095	$1,849	$1.69	77d	1	0.80mi
7430 N 100th Ave Glendale, AZ	2.0	2.0	1095	$1,799	$1.64	4d	1	0.80mi
7430 N 100th Ave Glendale, AZ	2.0	2.0	1095	$1,725	$1.58	6d	1	0.80mi
7430 N 100th Ave Glendale, AZ	2.0	2.0	1095	$1,805	$1.65	40d	1	0.80mi
7430 N 100th Ave Glendale, AZ	2.0	2.0	1095	$1,695	$1.55	2d	1	0.80mi
8651 N 107th Dr Peoria, AZ	3.0	2.0	1469	$1,695	$1.15	34d	1	0.81mi
8587 N 107th Ln Peoria, AZ	3.0	2.0	1198	$1,800	$1.50	80d	1	0.86mi
8800 N 107th Ave #10 Peoria, AZ	3.0	2.0	1193	$2,500	$2.10	60d	1	0.89mi
8800 N 107th Ave Peoria, AZ	3.0	2.0	1193	$1,898	$1.59	82d	2	0.89mi
8800 N 107th Ave Peoria, AZ	2.0–3.0	1.0–2.0	1075	$1,400	$1.30	139d	2	0.89mi
8140 N 107th Ave #134 Peoria, AZ	2.0	2.0	862	$1,500	$1.74	101d	1	0.92mi
10060 W Desert River Blvd Glendale, AZ	1.0–3.0	1.0–2.0	1049	$1,936	$1.85	0d	39	0.94mi
10807 W Northern Ave #112 Glendale, AZ	2.0	2.0	993	$1,500	$1.51	5d	1	0.95mi
10807 W Northern Ave #121 Glendale, AZ	2.0	2.0	993	$1,399	$1.41	120d	1	0.95mi
10807 W Northern Ave Glendale, AZ	2.0	2.0	993	$1,450	$1.46	18d	1	0.97mi
10815 W Northern Ave #134 Glendale, AZ	2.0	2.0	864	$1,400	$1.62	9d	1	1.00mi
10815 W Northern Ave #124 Glendale, AZ	2.0	2.0	993	$1,500	$1.51	120d	1	1.00mi
9680 W Olive Ave Peoria, AZ	1.0–3.0	1.0–2.0	930	$1,486	$1.60	0d	12	1.02mi
10856 W Ruth Ave Peoria, AZ	3.0	2.0	1458	$1,945	$1.33	139d	1	1.05mi
10847 W Olive Ave Peoria, AZ	1.0–3.0	1.0–2.0	923	$1,485	$1.61	0d	13	1.06mi
10945 W Loma Ln Peoria, AZ	3.0	2.0	1500	$1,800	$1.20	78d	1	1.07mi
10962 W Manzanita Dr Peoria, AZ	3.0	2.0	1265	$2,200	$1.74	24d	1	1.08mi
9715 W Carol Ave Peoria, AZ	3.0	2.0	1322	$2,000	$1.51	49d	1	1.10mi
10935 W Ruth Ave Peoria, AZ	3.0	2.0	1358	$1,895	$1.40	24d	1	1.11mi

Listing history 50 events

1. 2026-09-23
   days on market $68,500 Active 194 DOM
2. 2026-09-22
   days on market $68,500 Active 193 DOM
3. 2026-09-21
   days on market $68,500 Active 192 DOM
4. 2026-09-20
   days on market $68,500 Active 191 DOM
5. 2026-09-19
   days on market $68,500 Active 190 DOM
6. 2026-09-18
   days on market $68,500 Active 189 DOM
7. 2026-09-17
   days on market $68,500 Active 188 DOM
8. 2026-09-16
   days on market $68,500 Active 187 DOM
9. 2026-09-15
   days on market $68,500 Active 186 DOM
10. 2026-09-14
    days on market $68,500 Active 185 DOM
11. 2026-09-13
    days on market $68,500 Active 184 DOM
12. 2026-09-12
    days on market $68,500 Active 183 DOM
13. 2026-09-11
    days on market $68,500 Active 182 DOM
14. 2026-09-05
    days on market $68,500 Active 176 DOM
15. 2026-09-04
    days on market $68,500 Active 175 DOM
16. 2026-09-03
    days on market $68,500 Active 174 DOM
17. 2026-08-31
    days on market $68,500 Active 171 DOM
18. 2026-08-30
    days on market $68,500 Active 170 DOM
19. 2026-08-29
    days on market $68,500 Active 169 DOM
20. 2026-08-28
    days on market $68,500 Active 168 DOM
21. 2026-08-27
    days on market $68,500 Active 167 DOM
22. 2026-08-26
    days on market $68,500 Active 166 DOM
23. 2026-08-25
    days on market $68,500 Active 165 DOM
24. 2026-08-24
    days on market $68,500 Active 164 DOM
25. 2026-08-23
    days on market $68,500 Active 163 DOM
26. 2026-08-22
    days on market $68,500 Active 162 DOM
27. 2026-08-21
    days on market $68,500 Active 161 DOM
28. 2026-08-20
    days on market $68,500 Active 160 DOM
29. 2026-08-19
    days on market $68,500 Active 159 DOM
30. 2026-08-18
    days on market $68,500 Active 158 DOM
31. 2026-08-17
    days on market $68,500 Active 157 DOM
32. 2026-08-16
    days on market $68,500 Active 156 DOM
33. 2026-08-15
    days on market $68,500 Active 155 DOM
34. 2026-08-14
    pricedays on market $68,500 Active 154 DOM
35. 2026-08-13
    days on market $69,000 Active 153 DOM
36. 2026-08-12
    days on market $69,000 Active 152 DOM
37. 2026-08-11
    days on market $69,000 Active 151 DOM
38. 2026-08-10
    days on market $69,000 Active 150 DOM
39. 2026-08-09
    days on market $69,000 Active 149 DOM
40. 2026-08-08
    days on market $69,000 Active 148 DOM
41. 2026-08-06
    days on market $69,000 Active 146 DOM
42. 2026-08-05
    days on market $69,000 Active 145 DOM
43. 2026-08-04
    days on market $69,000 Active 144 DOM
44. 2026-08-03
    days on market $69,000 Active 143 DOM
45. 2026-07-31
    days on market $69,000 Active 140 DOM
46. 2026-07-30
    days on market $69,000 Active 138 DOM
47. 2026-07-28
    remarks 699-char remark
48. 2026-07-28
    days on market $69,000 Active 137 DOM
49. 2026-07-26
    days on market $69,000 Active 135 DOM
50. 2026-07-24
    days on market $69,000 Active 133 DOM

ⓘ 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: $16,560
• − Mortgage interest: −$3,837
• − Property taxes: −$1,028
• − Insurance: −$342
• − Repairs & maintenance: −$1,325
• − Management: −$1,325
• − Depreciation: −$1,993
• Taxable income: $6,711
• Est. tax owed @ 24.0%: −$1,611
• After-tax cash flow: $5,791/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 80/100 Cosmetic rehab Est. rehab $5,200–$15,600 screening

This updated mobile home is move-in ready with new flooring, fixtures, and paint. It offers a good condition score and potential for further value enhancement through minor updates.

Value-add opportunities

• Both Paint exterior — Enhances curb appeal and value ↑
• Both Replace ceiling fans — Modernizes and improves airflow ↑
• Both Install smart home devices — Enhances convenience and energy efficiency ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 28/100

Zoned Schools

Elementary Country Meadows Elementary School F AZ #638/1,109 Nat'l #29,899/41,679 High Raymond S. Kellis F AZ #114/381 Nat'l #10,882/17,239

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

B Composite livability gradescore 76/100

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 · 4,979,203 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: 16% of renters

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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%

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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%

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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

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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

-1.4% since first listed

4 events — show timeline

• 2026-05-18 Price Changed $69,000 ARMLS
• 2026-05-12 Relisted — ARMLS
• 2026-05-09 Contingent — ARMLS
• 2026-03-13 Listed $70,000 ARMLS