8601 N 71st Ave #43 · Glendale, AZ 85301

$129,000

4 bd · 2.0 ba · 1,600 sqft · Manufactured · 82 Days on market

Built 1993 Good condition Est $110k · 17% over

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Why this score? — see what drove the C+ 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
• Livability +3.8/5.0
• Condition / age +3.8/5.0
• Schools +2.3/10.0
• Rent growth +1.8/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Remodeled! Tile floor. Stunning 4 BED HOME. Spacious, with a backyard, storage, and lots of potential. Wonderful all-age community with pool, kiddie pool, basketball court, and RV storage. Pet friendly. Priced for quick sale. Must be approved by the park. Land lease $810/month. Serial #:13513207A&B. Size: 28X56. Manufacturer: Redman Homes Inc. Year: 1993.

Key facts

• Tile throughout
• Deck for relaxing
• Community with pool

Tags

• TILE THROUGHOUT
• NEW APPLIANCES
• FRESHLY PAINTED
• DECK FOR RELAXING
• EXTRA STORAGE SHED
• COMMUNITY WITH POOL

Property features AI

Finance

• HOA & community: Community pool; Playground; No association fees; Association rules prohibit visible trucks, trailers, RVs, and boats

Exterior

• Parking: 2 covered parking spaces; 2 carport spaces
• Utilities: City water; Public sewer; Electric service with 220 volts in kitchen
• Home design: Manufactured/Mobile home; Leasehold ownership
• Construction: Steel frame and wood frame construction; Painted exterior
• Exterior features: Shed(s); Chain-link fencing; Dirt backyard; Synthetic grass in front yard; Composition roof

Interior

• Kitchen: Built-in microwave; Pantry; 220-volt outlet in kitchen
• Bedrooms: Up to 4 possible bedrooms
• Flooring: Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating; Central air; Ceiling fans
• Interior features: High-speed internet; Granite counters; Laminate counters; No interior steps; Full bathroom in primary bedroom; Dual-pane windows
• Laundry & utility: Inside laundry; Refrigerator; Dishwasher; Garbage disposal

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath manufactured listed at $129k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $709 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $129k).
• Recommended offer: $121k (6.0% below list) — sets the bar for market timing.
• Cap rate 12.9% 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; 36 comparable units currently listed for rent nearby; rentals at typical pace (median 19d on market — plan ~3-4 weeks tenant-placement turnaround); 36,011 units permitted in Maricopa County in 2024 (12,801 in 5+ unit buildings).
• At $2,026/mo this rent would consume 45% of the median local household income ($54k/yr) (locally 3741% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $892 of loan paydown is wiped out by about $4k 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 $36k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 82 days — a 6% lower offer ($121k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $10k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $100k; 29% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $121,260 (6.0% below list)

Questions for the listing agent

1. It's been on market 82 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: 1.57% ✓
• Cap rate: 12.89%
• Cash-on-cash: 23.55%
• DSCR: 2.05
• GRM: 5.3

CMA / ARV

• ARV (on-the-fly): $110,400
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8601 N 71st Ave #56	0.00mi	4/2.0	1,560 (-2%)	20mo	$101,000	$65	79
8601 N 71st Ave #89	0.00mi	3/2.0 (-1)	1,456 (-9%)	11mo	$145,000	$100	71
8601 N 71st Ave #17	0.00mi	3/2.0 (-1)	1,474 (-8%)	14mo	$150,000	$102	70
8601 N 71st Ave #55	0.00mi	4/2.0	1,440 (-10%)	18mo	$97,000	$67	69
6960 W Peoria Ave #231	0.26mi	3/2.0 (-1)	1,536 (-4%)	14mo	$56,700	$37	65
8601 N 71st Ave #128	0.00mi	3/2.0 (-1)	1,440 (-10%)	20mo	$100,000	$69	61
6960 W Peoria Ave #15	0.26mi	3/1.5 (-1)	1,392 (-13%)	0mo	$40,000	$29	59
8401 N 67th Ave #83	0.56mi	3/2.0 (-1)	1,536 (-4%)	23mo	$106,650	$69	43
6601 W Eva St	0.72mi	4/3.0	1,460 (-9%)	7mo	$240,000	$164	42
8401 N 67th Ave #273	0.56mi	3/2.0 (-1)	1,456 (-9%)	24mo	$85,000	$58	34

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: 13.2%
• Equity multiple: 1.51×
• Total profit: $18,337
• Equity at exit: $19,234

10-year hold

• IRR: 19.6%
• Equity multiple: 2.42×
• Total profit: $51,283
• Equity at exit: $11,154

Cash invested: $36,120 (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: 5.3×

Monthly cashflow live

• Estimated rent: $2,026 high
• Mortgage (P&I): −$676
• Tax est. 1.5%: −$161 /mo · $1,935/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$425
• Net cashflow: $709

Break-even live

Break-even rent $1,128

Max offer price $129,000

Occupancy floor 60%

Sensitivity live

Price	-10% $798	-5% $753	+0% $709	+5% $664	+10% $620
Rent	-10% $549	-5% $629	+0% $709	+5% $789	+10% $869
Rate	-1.0pp $774	-0.5pp $742	base $709	+0.5pp $675	+1.0pp $641

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: $32,250
• Closing costs: $3,870
• Reserves months: —
• Total cash needed: —

Rent comps 36 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7217 W Golden Ln Peoria, AZ	3.0	3.0	1986	$2,275	$1.15	19d	1	0.26mi
7217 W Golden Ln Peoria, AZ	3.0	3.0	1986	$2,235	$1.13	6d	1	0.26mi
8772 N 67th Ave Glendale, AZ	1.0–3.0	1.0–2.0	937	$2,009	$2.14	2d	24	0.35mi
6619 W Golden Ln Glendale, AZ	4.0	2.0	1768	$2,029	$1.15	2d	1	0.59mi
6619 W Golden Ln Glendale, AZ	4.0	2.0	1768	$1,979	$1.12	11d	1	0.59mi
7102 W Carol Ave Peoria, AZ	3.0	2.0	1288	$1,970	$1.53	6d	1	0.66mi
7027 W Palo Verde Ave Peoria, AZ	3.0	2.0	1500	$1,999	$1.33	44d	1	0.73mi
8938 N 64th Ln Glendale, AZ	3.0	2.0	1256	$2,095	$1.67	2d	1	0.75mi
7102 W Palo Verde Ave Peoria, AZ	3.0	2.0	1360	$2,000	$1.47	44d	1	0.76mi
6353 W Mission Ln Glendale, AZ	3.0	2.0	1780	$2,200	$1.24	44d	1	0.97mi
9914 N 73rd Ave Peoria, AZ	3.0	1.5	1312	$1,716	$1.31	44d	1	0.97mi
9022 N 63rd Dr Glendale, AZ	3.0	2.0	1401	$2,195	$1.57	13d	1	0.98mi
9819 N 67th Dr Peoria, AZ	3.0	2.0	1648	$2,500	$1.52	25d	1	0.99mi
6421 W Carol Ave Glendale, AZ	3.0	2.0	1243	$1,799	$1.45	19d	1	1.02mi
7009 W Brown St Peoria, AZ	4.0	2.0	1790	$2,195	$1.23	13d	1	1.04mi
6204 W Evergreen Rd Glendale, AZ	3.0	2.0	1895	$2,066	$1.09	25d	1	1.05mi
9459 N 64th Dr Glendale, AZ	3.0	2.0	1531	$2,600	$1.70	16d	1	1.07mi
6513 W Turquoise Ave Glendale, AZ	3.0	2.5	1961	$2,160	$1.10	44d	1	1.10mi
10013 N 66th Ln Glendale, AZ	3.0	2.0	1063	$1,999	$1.88	25d	1	1.13mi
7542 W Cinnabar Ave Peoria, AZ	3.0	2.5	1947	$1,895	$0.97	44d	1	1.17mi
9903 N 77th Ave Peoria, AZ	3.0	2.0	1446	$1,895	$1.31	5d	1	1.21mi
6337 W Turquoise Ave Glendale, AZ	3.0	3.0	1938	$2,095	$1.08	23d	1	1.23mi
8014 W Eva St Peoria, AZ	4.0	2.0	1659	$2,085	$1.26	44d	1	1.24mi
7332 N 70th Dr Glendale, AZ	3.0	2.0	1262	$1,700	$1.35	2d	1	1.29mi
8622 N 59th Ave Glendale, AZ	2.0–3.0	2.0	1232	$1,899	$1.54	2d	6	1.31mi
7321 N 69th Ave Glendale, AZ	4.0	2.5	1645	$1,999	$1.22	2d	1	1.33mi
7951 W Whitney Dr Peoria, AZ	2.0–4.0	2.0–2.5	1411	$2,918	$2.07	2d	30	1.36mi
7552 W State Ave Glendale, AZ	3.0	2.0	1875	$2,061	$1.10	25d	1	1.37mi
8450 N 59th Ave Glendale, AZ	1.0–3.0	1.0–2.0	919	$2,250	$2.45	6d	1	1.38mi
7022 W Cesar St Peoria, AZ	3.0	2.5	1514	$1,895	$1.25	44d	1	1.40mi
7861 N 80th Ave Glendale, AZ	4.0	2.0	1614	$2,250	$1.39	8d	1	1.40mi
7812 N 79th Dr Glendale, AZ	4.0	2.0	1682	$2,250	$1.34	2d	1	1.40mi
7034 W McMahon Way Peoria, AZ	3.0	2.5	1606	$1,895	$1.18	21d	1	1.43mi
9519 N 81st Dr Peoria, AZ	3.0	2.5	1752	$1,940	$1.11	25d	1	1.45mi
7216 N 72nd Dr Glendale, AZ	5.0	2.5	2136	$2,250	$1.05	19d	1	1.47mi
7063 W Palmaire Ave Glendale, AZ	3.0	2.0	1300	$1,900	$1.46	2d	1	1.50mi

Listing history 20 events

1. 2026-06-21
   days on market $129,000 Active 82 DOM
2. 2026-06-18
   days on market $129,000 Active 79 DOM
3. 2026-06-17
   days on market $129,000 Active 78 DOM
4. 2026-06-16
   days on market $129,000 Active 77 DOM
5. 2026-06-15
   days on market $129,000 Active 76 DOM
6. 2026-06-13
   days on market $129,000 Active 74 DOM
7. 2026-06-13
   days on market $129,000 Active 73 DOM
8. 2026-06-09
   days on market $129,000 Active 70 DOM
9. 2026-06-08
   days on market $129,000 Active 69 DOM
10. 2026-06-07
    days on market $129,000 Active 68 DOM
11. 2026-06-04
    days on market $129,000 Active 65 DOM
12. 2026-06-03
    days on market $129,000 Active 64 DOM
13. 2026-06-02
    days on market $129,000 Active 63 DOM
14. 2026-06-01
    days on market $129,000 Active 62 DOM
15. 2026-05-31
    days on market $129,000 Active 61 DOM
16. 2026-04-17
    price $129,000
17. 2026-03-24
    listed $139,000 Active
18. 2025-06-11
    soldstatus $100,000 Closed 361-char remark

    Show marketing remark (361 chars)

    Remodeled! Tile floor. Stunning 4 BED HOME. Spacious, with a backyard, storage, and lots of potential. Wonderful all-age community with pool, kiddie pool, basketball court, and RV storage. Pet friendly. Priced for quick sale. Must be approved by the park. Land lease $810/month. Serial #:13513207A&B. Size: 28X56. Manufacturer: Redman Homes Inc. Year: 1993.

19. 2025-05-21
    status Pending 361-char remark

    Show marketing remark (361 chars)

    Remodeled! Tile floor. Stunning 4 BED HOME. Spacious, with a backyard, storage, and lots of potential. Wonderful all-age community with pool, kiddie pool, basketball court, and RV storage. Pet friendly. Priced for quick sale. Must be approved by the park. Land lease $810/month. Serial #:13513207A&B. Size: 28X56. Manufacturer: Redman Homes Inc. Year: 1993.

20. 2025-05-13
    listed $115,000 Active 361-char remark

    Show marketing remark (361 chars)

    Remodeled! Tile floor. Stunning 4 BED HOME. Spacious, with a backyard, storage, and lots of potential. Wonderful all-age community with pool, kiddie pool, basketball court, and RV storage. Pet friendly. Priced for quick sale. Must be approved by the park. Land lease $810/month. Serial #:13513207A&B. Size: 28X56. Manufacturer: Redman Homes Inc. Year: 1993.

ⓘ 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: $24,309
• − Mortgage interest: −$7,226
• − Property taxes: −$1,935
• − Insurance: −$645
• − Repairs & maintenance: −$1,945
• − Management: −$1,945
• − Depreciation: −$3,753
• Taxable income: $6,861
• Est. tax owed @ 24.0%: −$1,647
• After-tax cash flow: $6,860/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 well-maintained mobile home is in good condition with recent updates, making it a solid investment for both resale and rental.

Value-add opportunities

• Both painting — fresh paint enhances curb appeal and interior aesthetics
• Both landscaping — improved landscaping can increase curb appeal and property value
• Both upgrading window treatments — modern window treatments can improve energy efficiency and aesthetics

Renovation cost estimate screening

Value-add ROI direction

• Both painting — fresh paint enhances curb appeal and interior aesthetics ↑
• Both landscaping — improved landscaping can increase curb appeal and property value ↑
• Both upgrading window treatments — modern window treatments can improve energy efficiency and aesthetics ↑

ⓘ 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: 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

+12.2% since first listed

5 events — show timeline

• 2026-04-17 Price Changed $129,000 ARMLS
• 2026-03-24 Listed $139,000 ARMLS
• 2025-06-11 Sold (MLS) $100,000 ARMLS
• 2025-05-21 Pending — ARMLS
• 2025-05-13 Listed $115,000 ARMLS