7920 W Glendale Ave #40 · Glendale, AZ 85303

$77,000

3 bd · 2.0 ba · 960 sqft · Manufactured · 136 Days on market

Built 1998 Est $83k · 7% under ↓ 4% 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
• ARV discount +10.5/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0
• Rent growth +2.2/5.0
• Appreciation +0.0/10.0

Key facts

• 3 parking spots
• Community pool
• Built 1998

Property features AI

Finance

• Other: Tax information available
• Financial info: Current financing: Other
• HOA & community: Land lease of $855 per month; Association fee includes: other (see remarks); Community pool

Exterior

• Parking: 3 covered parking spaces; 3 carport spaces
• Utilities: City water; Public sewer
• Home design: Manufactured/mobile housing; Leasehold ownership
• Construction: Other construction materials; Rolled/hot mop roof; Building area reported by owner
• Exterior features: Balcony; Exterior storage; Gravel/stone front and back

Interior

• Kitchen: Pantry
• Bedrooms: Up to 3 bedrooms
• Flooring: Laminate flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating; Central air conditioning
• Interior features: Pantry; Full bath in primary bedroom; Interior laundry
• Laundry & utility: Inside laundry

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $77k.

Deal economics

• At list price, monthly cash flow is $786 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $77k).
• Recommended offer: $68k (12.0% below list) — sets the bar for market timing.
• Cap rate 18.5% 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 (-1.2%/yr); 116 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals leasing fast (median 1d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 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 $532 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 $22k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 136 days — a 12% lower offer ($68k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $67,760 (12.0% below list)

Questions for the listing agent

1. It's been on market 136 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: 2.17% ✓
• Cap rate: 18.55%
• Cash-on-cash: 43.76%
• DSCR: 2.95
• GRM: 3.8

CMA / ARV

• ARV (on-the-fly): $82,560
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7041 N 80th Dr	0.11mi	3/2.0	1,064 (+11%)	11mo	$265,000	$249	68
8427 W Glendale Ave #88	0.72mi	3/2.0	960 (0%)	4mo	$83,000	$86	63
7920 W Glendale Ave #98	0.09mi	2/2.0 (-1)	896 (-7%)	22mo	$75,000	$84	61
8427 W Glendale Ave #184	0.65mi	3/1.0	840 (-12%)	10mo	$65,000	$77	37

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: 37.2%
• Equity multiple: 2.52×
• Total profit: $32,735
• Equity at exit: $11,481

10-year hold

• IRR: 42.3%
• Equity multiple: 4.44×
• Total profit: $74,189
• Equity at exit: $6,658

Cash invested: $21,560 (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 85303

• Home prices YoY: -19.6%
• Rents YoY: -1.2%
• Active inventory: 116
• Price-to-rent: 3.8×

Monthly cashflow live

• Estimated rent: $1,669 high
• Mortgage (P&I): −$404
• Tax est. 1.5%: −$96 /mo · $1,155/yr
• Insurance: −$32
• HOA: −$0
• Vacancy / Maint / Mgmt: −$350
• Net cashflow: $786

Break-even live

Break-even rent $674

Max offer price $77,000

Occupancy floor 48%

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: $19,250
• Closing costs: $2,310
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8038 W Palmaire Ave Unit a Glendale, AZ	3.0	1.0	650	$1,500	$2.31	1d	1	0.14mi
8102 W Lamar Rd Glendale, AZ	2.0	1.0	748	$1,295	$1.73	1d	6	0.24mi
6755 N 83rd Ave Glendale, AZ	1.0–2.0	1.0–2.0	705	$1,425	$2.02	1d	8	0.40mi
7601 W Glendale Ave Glendale, AZ	1.0–2.0	1.0–2.0	955	$1,791	$1.87	1d	22	0.49mi
7020 N 75th Ave Glendale, AZ	1.0–2.0	1.0	680	$950	$1.40	1d	3	0.56mi
7501 W Glenn Dr Glendale, AZ	2.0	1.0	750	$1,099	$1.47	1d	1	0.59mi
7111 N 75th Ave Glendale, AZ	2.0	1.0–2.0	632	$1,600	$2.53	1d	6	0.72mi
8991 W Glendale Ave Glendale, AZ	1.0–2.0	1.0–2.0	922	$1,742	$1.89	1d	46	1.22mi
7403 N 91st Ave Glendale, AZ	1.0–3.0	1.0–2.0	1014	$2,328	$2.29	1d	14	1.27mi
6857 W Glenn Dr Apt B2 Glendale, AZ	2.0	1.0	820	$1,250	$1.52	19d	1	1.37mi
6851 N 93rd Ave Glendale, AZ	2.0	1.0–2.0	903	$2,396	$2.65	1d	45	1.49mi

Listing history 16 events

1. 2026-06-18
   days on market $77,000 Active 136 DOM
2. 2026-06-17
   days on market $77,000 Active 135 DOM
3. 2026-06-16
   days on market $77,000 Active 134 DOM
4. 2026-06-15
   days on market $77,000 Active 133 DOM
5. 2026-06-13
   days on market $77,000 Active 131 DOM
6. 2026-06-13
   days on market $77,000 Active 130 DOM
7. 2026-06-09
   days on market $77,000 Active 127 DOM
8. 2026-06-08
   days on market $77,000 Active 126 DOM
9. 2026-06-07
   days on market $77,000 Active 125 DOM
10. 2026-06-04
    days on market $77,000 Active 122 DOM
11. 2026-06-03
    days on market $77,000 Active 121 DOM
12. 2026-06-02
    days on market $77,000 Active 120 DOM
13. 2026-06-01
    days on market $77,000 Active 119 DOM
14. 2026-05-31
    days on market $77,000 Active 118 DOM
15. 2026-04-30
    price $77,000
16. 2026-01-30
    listed $80,000 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 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥112°F today · 19 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,026
• − Mortgage interest: −$4,313
• − Property taxes: −$1,155
• − Insurance: −$385
• − Repairs & maintenance: −$1,602
• − Management: −$1,602
• − Depreciation: −$2,240
• Taxable income: $8,729
• Est. tax owed @ 24.0%: −$2,095
• After-tax cash flow: $7,340/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): 33,663
• Household income: $80,650
• Rent vs Own: 37.1% rent · 62.9% own
• Severe rent burden: 864.0

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 0.59)
• Race & ethnicity: Hispanic / Latino 59% Two or more races 26% White 23% Black 8% Asian 5% Native American 2%
• Hispanic origin (detail): Mexican 53%
• Common ancestry: Italian 2% Lithuanian 1% Slovak 1%
• Foreign-born: 20% · Canada, Vietnam, China
• Languages at home: 55% English-only · Spanish 39% Vietnamese 2% Tagalog/Filipino 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: ▼ -77.33%
• Current HPI: 318.1348
• Rent YoY: ▼ -1.19%
• 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

-3.8% since first listed

2 events — show timeline

• 2026-04-30 Price Changed $77,000 ARMLS
• 2026-01-30 Listed $80,000 ARMLS