8601 N 71st Ave · Glendale, AZ 85301

$59,900

2 bd · 2.0 ba · 576 sqft · Land public records · 83 Days on market

Built 1987

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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 +2.5/5.0
• Schools +2.3/10.0
• Rent growth +1.8/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Now you can Stop renting and own your very own home...this newly Remodeled 2 Bedroom, 1 Bath home features new interior texture & paint, new exterior paint, new and improved roof with extra support, renovated kitchen, renovated bathroom and new flooring throughout plus a new stove and dishwasher!!! Community also features a laundry area, a Ramada w. a community pool, Basket Ball Court, 2 Storage Units for your extra vehicles/work trailers and a self service carwash...Buyer to verify square footage, lot dimensions and other material facts. Owner has never occupied the home. Listing agent has an ownership interest in property. Lot rent is 575.00 plus utilities.

Key facts

• Move-in ready
• Covered parking
• Nicely sized yard

Tags

• MOVE-IN READY
• NICELY SIZED YARD
• COVERED PARKING
• STORAGE SHED
• COMMUNITY AMENITIES
• ACCESS TO POOL

Property features AI

Finance

• Other: Lot size source: Assessor; Building area source: Assessor; Directions available to property
• HOA & community: Land lease (monthly); Land lease fee $1,090 per month; Association covers sewer, water, trash, and grounds maintenance; Community pool; Near bus stop

Exterior

• Parking: 2 covered parking spaces; 2 carport spaces
• Utilities: City water; Public sewer
• Home design: Manufactured/mobile home; Leasehold ownership
• Construction: Fiberglass siding; Wood siding; Board & batten siding; Steel frame; Wood frame; Metal roof
• Exterior features: Shed(s); Desert front yard; Dirt back yard; City-maintained road access; Asphalt road surface

Interior

• Kitchen: Built-in microwave; Refrigerator; Dishwasher; Pantry
• Bedrooms: 2 bedrooms
• Flooring: Vinyl flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air conditioning; Ceiling heating
• Interior features: High-speed internet; Eat-in kitchen; No interior steps; Pantry; Master bedroom with 3/4 bath; Dual pane windows
• Laundry & utility: Laundry inside

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath land listed at $60k.

Deal economics

• At list price, monthly cash flow is $560 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $60k).
• Recommended offer: $56k (6.0% below list) — sets the bar for market timing.
• Cap rate 17.5% 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); 215 active listings in the ZIP; 23 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 $414 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 + 0.0% rent growth), your $17k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 83 days — a 6% lower offer ($56k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 20y ago; this cycle's ask has dropped $13k (18%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $36k; list at $60k implies a 66% gain — meaningful room to come down on a strong offer.

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 $56,306 (6.0% below list)

Questions for the listing agent

1. It's been on market 83 days. Have you received any prior offers? Is the seller open to a 6% 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: 2.06% ✓
• Cap rate: 17.52%
• Cash-on-cash: 40.08%
• DSCR: 2.78
• GRM: 4.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 33.0%
• Equity multiple: 2.33×
• Total profit: $22,381
• Equity at exit: $8,931

10-year hold

• IRR: 38.4%
• Equity multiple: 4.07×
• Total profit: $51,545
• Equity at exit: $5,179

Cash invested: $16,772 (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: 215
• Price-to-rent: 4.0×

Monthly cashflow live

• Estimated rent: $1,233 high
• Mortgage (P&I): −$314
• Tax est. 1.5%: −$75 /mo · $898/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$259
• Net cashflow: $560

Break-even live

Break-even rent $524

Max offer price $59,900

Occupancy floor 50%

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: $14,975
• Closing costs: $1,797
• Reserves months: —
• Total cash needed: —

Rent comps 23 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8772 N 67th Ave Glendale, AZ	1.0–3.0	1.0–2.0	937	$1,654	$1.77	1d	24	0.34mi
6767 W Butler Dr Glendale, AZ	1.0–2.0	1.5–2.0	787	$1,458	$1.85	1d	14	0.41mi
8344 N 67th Ave Glendale, AZ	1.0–2.0	1.0	615	$1,315	$2.14	1d	10	0.43mi
8450 N 67th Ave Glendale, AZ	1.0–2.0	1.0	615	$1,350	$2.20	1d	4	0.45mi
9350 N 67th Ave Unit A1 Glendale, AZ	1.0	1.0	600	$990	$1.65	24d	1	0.65mi
8401 N 67th Ave Glendale, AZ	2.0	1.0	728	$1,400	$1.92	4d	1	0.66mi
6201 W Olive Ave Glendale, AZ	1.0	1.0	585	$960	$1.64	1d	1	0.99mi
6201 W Olive Ave Unit A2 Glendale, AZ	1.0	1.0	456	$825	$1.81	1d	1	1.01mi
6201 W Olive Ave Unit A3 Glendale, AZ	1.0	1.0	554	$820	$1.48	1d	1	1.01mi
6201 W Olive Ave Unit A4 Glendale, AZ	1.0	1.0	585	$875	$1.50	1d	1	1.01mi
6049 W Laurie Ln Unit 4 Glendale, AZ	1.0	1.0	675	$1,100	$1.63	10d	1	1.23mi
6049 W Laurie Ln Unit 7 Glendale, AZ	1.0	1.0	650	$1,050	$1.62	1d	1	1.23mi
6049 W Laurie Ln Unit 5 Glendale, AZ	2.0	1.0	750	$1,210	$1.61	1d	1	1.23mi
6043 W Laurie Ln Apt 4 Glendale, AZ	1.0	1.0	675	$1,050	$1.56	11d	1	1.25mi
6015 W Olive Ave Glendale, AZ	2.0	1.0	800	$1,500	$1.88	1d	16	1.26mi
8546 N 59th Ave Glendale, AZ	2.0	1.0–2.0	700	$1,235	$1.76	1d	9	1.28mi
8546 N 59th Ave Glendale, AZ	2.0	1.0–2.0	700	$1,975	$2.82	19d	6	1.28mi
8530 N 59th Ave Glendale, AZ	1.0	0.5–1.0	690	$1,057	$1.53	1d	3	1.31mi
6060 W Royal Palm Rd Glendale, AZ	1.0	1.0	543	$1,146	$2.11	1d	4	1.31mi
6960 W Peoria Ave #90 Peoria, AZ	2.0	1.0	704	$1,320	$1.88	24d	1	1.36mi
8450 N 59th Ave Glendale, AZ	1.0–3.0	1.0–2.0	919	$1,824	$1.99	4d	1	1.39mi
8546 N 59th Ave Apt 206 Glendale, AZ	1.0	1.0	700	$1,056	$1.51	19d	1	1.42mi
5902 W Royal Palm Rd Glendale, AZ	1.0–2.0	1.0	630	$1,600	$2.54	1d	20	1.42mi

Listing history 31 events

1. 2026-06-18
   days on market $59,900 Active 83 DOM
2. 2026-06-17
   days on market $59,900 Active 82 DOM
3. 2026-06-16
   days on market $59,900 Active 81 DOM
4. 2026-06-15
   days on market $59,900 Active 80 DOM
5. 2026-06-13
   days on market $59,900 Active 78 DOM
6. 2026-06-13
   days on market $59,900 Active 77 DOM
7. 2026-06-09
   days on market $59,900 Active 74 DOM
8. 2026-06-08
   days on market $59,900 Active 73 DOM
9. 2026-06-07
   days on market $59,900 Active 72 DOM
10. 2026-06-04
    days on market $59,900 Active 69 DOM
11. 2026-06-03
    days on market $59,900 Active 68 DOM
12. 2026-06-02
    days on market $59,900 Active 67 DOM
13. 2026-06-01
    days on market $59,900 Active 66 DOM
14. 2026-06-01
    price $59,900 Active 65 DOM
15. 2026-05-31
    days on market $69,900 Active 65 DOM
16. 2026-05-03
    price $69,900
17. 2026-03-27
    listed $72,900 Active
18. 2022-12-03
    historical
19. 2020-10-28
    soldstatus $36,000 Closed 674-char remark

    Show marketing remark (674 chars)

    Now you can Stop renting and own your very own home...this newly Remodeled 2 Bedroom, 1 Bath home features new interior texture & paint, new exterior paint, new and improved roof with extra support, renovated kitchen, renovated bathroom and new flooring throughout plus a new stove and dishwasher!!! Community also features a laundry area, a Ramada w. a community pool, Basket Ball Court, 2 Storage Units for your extra vehicles/work trailers and a self service carwash...Buyer to verify square footage, lot dimensions and other material facts. Owner has never occupied the home. Listing agent has an ownership interest in property. Lot rent is 575.00 plus utilities.

20. 2020-10-17
    price $37,900 674-char remark

    Show marketing remark (674 chars)

    Now you can Stop renting and own your very own home...this newly Remodeled 2 Bedroom, 1 Bath home features new interior texture & paint, new exterior paint, new and improved roof with extra support, renovated kitchen, renovated bathroom and new flooring throughout plus a new stove and dishwasher!!! Community also features a laundry area, a Ramada w. a community pool, Basket Ball Court, 2 Storage Units for your extra vehicles/work trailers and a self service carwash...Buyer to verify square footage, lot dimensions and other material facts. Owner has never occupied the home. Listing agent has an ownership interest in property. Lot rent is 575.00 plus utilities.

21. 2020-10-02
    listed $42,900 Active 674-char remark

    Show marketing remark (674 chars)

    Now you can Stop renting and own your very own home...this newly Remodeled 2 Bedroom, 1 Bath home features new interior texture & paint, new exterior paint, new and improved roof with extra support, renovated kitchen, renovated bathroom and new flooring throughout plus a new stove and dishwasher!!! Community also features a laundry area, a Ramada w. a community pool, Basket Ball Court, 2 Storage Units for your extra vehicles/work trailers and a self service carwash...Buyer to verify square footage, lot dimensions and other material facts. Owner has never occupied the home. Listing agent has an ownership interest in property. Lot rent is 575.00 plus utilities.

22. 2008-10-28
    historical
23. 2008-08-04
    listed $36,500
24. 2006-12-20
    historical
25. 2006-09-06
    historical
26. 2006-08-20
    listed $39,900
27. 2006-08-20
    listed $32,900
28. 1992-04-10
    soldstatus $2,718,000
29. 1990-01-25
    soldstatus $2,725,000
30. 1990-01-25
    soldstatus $2,725,000
31. 1986-12-15
    soldstatus $2,700,000

ⓘ 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: $14,798
• − Mortgage interest: −$3,355
• − Property taxes: −$898
• − Insurance: −$300
• − Repairs & maintenance: −$1,184
• − Management: −$1,184
• − Depreciation: −$1,743
• Taxable income: $6,134
• Est. tax owed @ 24.0%: −$1,472
• After-tax cash flow: $5,251/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

-97.4% since first listed

16 events — show timeline

• 2026-05-03 Price Changed $69,900 ARMLS
• 2026-03-27 Listed $72,900 ARMLS
• 2022-12-03 Rental Removed — RENT.
• 2020-10-28 Sold (MLS) $36,000 ARMLS
• 2020-10-17 Price Changed $37,900 ARMLS
• 2020-10-02 Listed $42,900 ARMLS
• 2008-10-28 Listing Removed — ARMLS
• 2008-08-04 Listed $36,500 ARMLS
• 2006-12-20 Listing Removed — ARMLS
• 2006-09-06 Listing Removed — ARMLS
• 2006-08-20 Listed $32,900 ARMLS
• 2006-08-20 Listed $39,900 ARMLS
• 1992-04-10 Sold (Public Records) $2,718,000 Public Records
• 1990-01-25 Sold (Public Records) $2,725,000 Public Records
• 1990-01-25 Sold (Public Records) $2,725,000 Public Records
• 1986-12-15 Sold (Public Records) $2,700,000 Public Records

Property tax history

+1.1%/yr

Latest (2025): $35,609 · +3.9% YoY. Source: county tax records.