7302 W Peoria Ave #71 · Peoria, AZ 85345

$129,000

3 bd · 2.0 ba · 960 sqft · Manufactured · 45 Days on market

Built 2020 Good condition 960 sqft lot $134/sqft · 174% above area ↓ 8% 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 +29.8/30.0
• DSCR +10.0/10.0
• 1% rule +8.4/10.0
• ARV discount +7.5/15.0
• Condition / age +4.0/5.0
• Livability +3.8/5.0
• Schools +3.5/10.0
• Rent growth +2.7/5.0
• Appreciation +0.0/10.0

Listing remarks

* * * HUGE * NEWER MODEL, 2020 * CUSTOMIZED * * * This special 3 BED/2 BATH has an OPEN PLAN living space and EAT IN KITCHEN with BUILT-IN COFFEE STATION and gas stove. Laundry is adjacent to the kitchen, WASHER AND DRYER REMAIN with the property. Primary suite features LARGE, DUAL VANITY bath and WALK IN CLOSET WITH BUILT-IN closet features. AMPLE STORAGE THROUGHOUT the home includes a generous linen closet and cabinetry. CENTRAL AC and PARKING FOR 3 CARS, and citrus trees on property top off this gem of a home. ALL AGES COMMUNITY features AFFORDABLE LOT RENT, POOL and DOG PARK. Hablo espanol.

Key facts

• Central ac
• Eat in kitchen
• Walk in closet

Tags

• OPEN PLAN LIVING SPACE
• EAT IN KITCHEN
• BUILT-IN COFFEE STATION
• WALK IN CLOSET
• AMPLE STORAGE
• CENTRAL AC

Property features AI

Finance

• HOA & community: Land lease: $575 monthly; No association fees listed; Community pool

Exterior

• Parking: 1 covered parking space; 1 open parking space; 1 carport space
• Utilities: City water; Public sewer
• Home design: Manufactured/mobile home; Leasehold
• Construction: Wood frame construction; Painted exterior; Composition roof
• Exterior features: Gravel/stone front and back; Private maintained road; Fenced (other)

Interior

• Kitchen: Laminate countertops; Refrigerator; Dishwasher; Pantry; Eat-in kitchen
• Bedrooms: Up to 3 bedrooms
• Flooring: Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Natural gas heating; Central air; Ceiling fans
• Interior features: High-speed internet; Double vanity; Eat-in kitchen; Pantry; Master bathroom with 3/4 bath; Dual pane windows
• Laundry & utility: Laundry inside

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $129k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $475 ($6k/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: $125k (3.0% below list) — sets the bar for market timing.
• Cap rate 10.7% 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: Peoria Elementary School (math 21% / reading 29%, grade F, #638 of 1,109 statewide, top 58%, 554 students, 68% FRL); Peoria High School (math 18% / reading 22%, grade F, #225 of 381 statewide, top 60%, 1,566 students, 54% FRL) — zoned schools average 61% FRL vs 35% district-wide (26 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 22% at this address vs 39% district-wide (-16 pts) — the specific schools serving this property underperform the Peoria Unified School District (4237) average; the district grade overstates school quality for this exact location.
• Market conditions: Rents flat; 333 active listings in the ZIP; 15 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 31% 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 $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 + 0.6% rent growth), your $36k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 45 days — a 3% lower offer ($125k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 3y ago 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.

Recommended offer $125,130 (3.0% below list)

Questions for the listing agent

1. It's been on market 45 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: 1.34% ✓
• Cap rate: 10.71%
• Cash-on-cash: 15.78%
• DSCR: 1.70
• GRM: 6.2

CMA / ARV

• ARV (median comp): $47,149
• List price: $129,000
• Delta: 173.60%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7302 W Peoria Ave #65	0.08mi	3/2.0	1,056 (+10%)	3mo	$66,500	$63	77
6960 W Peoria Ave #44	0.45mi	2/2.0 (-1)	952 (-1%)	1mo	$25,000	$26	72
7810 W Peoria Ave #128	0.67mi	3/2.0	980 (+2%)	2mo	$40,000	$41	64
7302 W Peoria Ave #50	0.00mi	2/1.0 (-1)	840 (-12%)	8mo	$18,000	$21	64
7810 W Peoria Ave #33	0.58mi	3/2.0	952 (-1%)	12mo	$85,000	$89	62
6960 W Peoria Ave #49	0.54mi	2/2.0 (-1)	980 (+2%)	6mo	$21,000	$21	62
6960 W Peoria Ave #171	0.45mi	2/2.0 (-1)	924 (-4%)	7mo	$45,000	$49	62
10955 N 79th Ave #60	0.69mi	2/2.0 (-1)	972 (+1%)	4mo	$65,000	$67	57
7810 W Peoria Ave #166	0.67mi	3/2.0	896 (-7%)	7mo	$57,000	$64	52
6960 W Peoria Ave #181	0.54mi	2/2.0 (-1)	1,056 (+10%)	2mo	$77,000	$73	52
7810 W Peoria Ave #30	0.58mi	2/2.0 (-1)	1,056 (+10%)	11mo	$106,000	$100	43
7810 W Peoria Ave #153	0.58mi	2/2.0 (-1)	1,056 (+10%)	12mo	$105,000	$99	41

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: 3.9%
• Equity multiple: 1.15×
• Total profit: $5,337
• Equity at exit: $19,234

10-year hold

• IRR: 11.1%
• Equity multiple: 1.77×
• Total profit: $27,888
• 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 85345

• Home prices YoY: -19.8%
• Rents YoY: 0.6%
• Active inventory: 333
• Price-to-rent: 6.2×

Monthly cashflow live

• Estimated rent: $1,730 high
• Mortgage (P&I): −$676
• Tax est. 1.5%: −$161 /mo · $1,935/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$363
• Net cashflow: $475

Break-even live

Break-even rent $1,128

Max offer price $129,000

Occupancy floor 68%

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 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6960 W Peoria Ave #90 Peoria, AZ	2.0	1.0	704	$1,320	$1.88	24d	1	0.44mi
11600 N 75th Ave Peoria, AZ	2.0	2.0	814	$1,325	$1.63	2d	4	0.54mi
10013 N 66th Ln Glendale, AZ	3.0	2.0	1063	$1,999	$1.88	24d	1	0.95mi
7040 W Olive Ave #12 Peoria, AZ	2.0	2.0	900	$1,445	$1.61	24d	1	1.11mi
7951 W Whitney Dr Peoria, AZ	2.0–4.0	2.0–2.5	1411	$2,540	$1.80	1d	30	1.14mi
9350 N 67th Ave Unit B1 Glendale, AZ	2.0	1.0	842	$1,070	$1.27	24d	1	1.16mi
9350 N 67th Ave Unit B2 Glendale, AZ	2.0	2.0	970	$1,250	$1.29	43d	1	1.16mi
9350 N 67th Ave Glendale, AZ	2.0	2.0	970	$1,429	$1.47	43d	1	1.17mi
9350 N 67th Ave Glendale, AZ	2.0	2.0	970	$1,385	$1.43	13d	1	1.17mi
7040 W Olive Ave Peoria, AZ	2.0	2.0	953	$1,465	$1.54	5d	1	1.19mi
6325 W Cheryl Dr Glendale, AZ	2.0	2.0	1092	$2,100	$1.92	24d	1	1.21mi
9160 N 67th Ave Unit 212 Peoria, AZ	2.0	2.0	992	$1,680	$1.69	24d	1	1.25mi
8280 W Madison St Peoria, AZ	2.0	2.0	800	$1,400	$1.75	43d	1	1.27mi
9160 N 67th Ave Peoria, AZ	2.0	2.0	1100	$2,065	$1.88	43d	6	1.27mi
8165 W Whitney Dr Peoria, AZ	1.0–2.0	1.0–2.0	911	$2,223	$2.44	1d	229	1.32mi

Listing history 21 events

1. 2026-06-18
   days on market $129,000 Active 45 DOM
2. 2026-06-17
   days on market $129,000 Active 44 DOM
3. 2026-06-16
   days on market $129,000 Active 43 DOM
4. 2026-06-15
   days on market $129,000 Active 42 DOM
5. 2026-06-13
   days on market $129,000 Active 40 DOM
6. 2026-06-13
   days on market $129,000 Active 39 DOM
7. 2026-06-09
   days on market $129,000 Active 36 DOM
8. 2026-06-08
   days on market $129,000 Active 35 DOM
9. 2026-06-07
   days on market $129,000 Active 34 DOM
10. 2026-06-04
    days on market $129,000 Active 31 DOM
11. 2026-06-03
    days on market $129,000 Active 30 DOM
12. 2026-06-02
    days on market $129,000 Active 29 DOM
13. 2026-06-01
    days on market $129,000 Active 28 DOM
14. 2026-05-31
    days on market $129,000 Active 27 DOM
15. 2026-05-04
    listed $129,000 Active 605-char remark
16. 2024-07-03
    historical
17. 2024-04-10
    listed $125,000 Active
18. 2024-01-01
    historical
19. 2023-09-25
    price $138,900
20. 2023-08-16
    price $150,000
21. 2023-08-08
    listed $140,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $20,759
• − Mortgage interest: −$7,226
• − Property taxes: −$1,935
• − Insurance: −$645
• − Repairs & maintenance: −$1,661
• − Management: −$1,661
• − Depreciation: −$3,753
• Taxable income: $3,879
• Est. tax owed @ 24.0%: −$931
• After-tax cash flow: $4,771/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

This 2020 manufactured home is in good condition with modern updates and a good curb appeal. It is move-in ready and has the potential for further value increases with minor cosmetic improvements.

Value-add opportunities

• Both Painting exterior and interior walls — Enhances curb appeal and interior aesthetics.
• Both Landscaping improvements — Enhances curb appeal and adds value.
• Both Newer appliances — Modernizes the kitchen and adds value.
• Both New flooring — Updates the living space and adds value.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior and interior walls — Enhances curb appeal and interior aesthetics. ↑
• Both Landscaping improvements — Enhances curb appeal and adds value. ↑
• Both Newer appliances — Modernizes the kitchen and adds value. ↑
• Both New flooring — Updates the living space and adds value. ↑

ⓘ 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

-7.9% since first listed

7 events — show timeline

• 2026-05-04 Listed $129,000 ARMLS
• 2024-07-03 Listing Removed — ARMLS
• 2024-04-10 Listed $125,000 ARMLS
• 2024-01-01 Listing Removed — ARMLS
• 2023-09-25 Price Changed $138,900 ARMLS
• 2023-08-16 Price Changed $150,000 ARMLS
• 2023-08-08 Listed $140,000 ARMLS