7302 W Peoria Ave #74 · Peoria, AZ 85345

$54,999

3 bd · 2.0 ba · 1,056 sqft · Manufactured · 1 Days on market

Built 1997 Est $67k · 17% under ↓ 15% 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 +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.8/5.0
• Schools +3.5/10.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to McCoy Mobile Home Park -- a welcoming all-ages community. This light-filled 3-bedroom, 2-bath home offers an open floor plan with vaulted ceilings and a bright living area. The functional kitchen features ample cabinetry and gas cooking. Durable laminate and wood-style floors flow throughout, and the full bath includes a tiled vanity. Enjoy outdoor living on the expansive covered front deck--ideal for morning coffee or evening relaxation. Additional highlights include a double carport, built-in storage shed, and low-maintenance desert landscaping. Conveniently located near shopping, dining, and freeway access, this home blends comfort and convenience

Key facts

• Functional kitchen
• Open floor plan
• Double carport

Tags

• OPEN FLOOR PLAN
• FUNCTIONAL KITCHEN
• EXPANSIVE COVERED FRONT DECK
• DOUBLE CARPORT
• BUILT-IN STORAGE SHED

Property features AI

Finance

• Other: Lot and building area reported by owner
• HOA & community: Land lease of $775 per month; Association fees include other items (see remarks); Near bus stop

Exterior

• Parking: 1 covered parking space; 1 open parking space; 1 carport space
• Utilities: Private sewer; Private water company
• Home design: Manufactured/Mobile home; Leasehold ownership
• Construction: Wood frame construction; Painted exterior; Composition roof
• Exterior features: Storage; Gravel/stone front yard; Gravel/stone backyard; No fencing

Interior

• Kitchen: Non-laminate counters; Refrigerator; Dishwasher
• Bedrooms: Up to 3 bedrooms
• Flooring: Laminate flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Natural gas heating; Central air conditioning
• Interior features: High-speed internet; Eat-in kitchen; Full bathroom in primary bedroom

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $55k.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $55k).
• Cap rate 30.0% 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; 31 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 33% 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 $380 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 $15k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 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.

Recommended offer $54,999

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 3.38% ✓
• Cap rate: 30.02%
• Cash-on-cash: 84.75%
• DSCR: 4.77
• GRM: 2.5

CMA / ARV

• ARV (on-the-fly): $66,528
• Comps found: 12

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 (0%)	3mo	$66,500	$63	94
6960 W Peoria Ave #181	0.53mi	2/2.0 (-1)	1,056 (0%)	2mo	$77,000	$73	69
7810 W Peoria Ave #30	0.58mi	2/2.0 (-1)	1,056 (0%)	11mo	$106,000	$100	59
7810 W Peoria Ave #153	0.58mi	2/2.0 (-1)	1,056 (0%)	12mo	$105,000	$99	58
6960 W Peoria Ave #44	0.45mi	2/2.0 (-1)	952 (-10%)	1mo	$25,000	$26	57
6960 W Peoria Ave #166	0.45mi	2/2.0 (-1)	1,152 (+9%)	4mo	$72,000	$63	56
7810 W Peoria Ave #128	0.67mi	3/2.0	980 (-7%)	2mo	$40,000	$41	55
6960 W Peoria Ave #49	0.53mi	2/2.0 (-1)	980 (-7%)	6mo	$21,000	$21	53
6960 W Peoria Ave #171	0.45mi	2/2.0 (-1)	924 (-12%)	7mo	$45,000	$49	47
7810 W Peoria Ave #33	0.58mi	3/2.0	952 (-10%)	12mo	$85,000	$89	47
6960 W Peoria Ave #59	0.48mi	2/2.0 (-1)	1,188 (+12%)	7mo	$74,000	$62	46
10955 N 79th Ave #60	0.69mi	2/2.0 (-1)	972 (-8%)	4mo	$65,000	$67	46

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: 82.5%
• Equity multiple: 4.64×
• Total profit: $56,043
• Equity at exit: $8,201

10-year hold

• IRR: 85.2%
• Equity multiple: 8.86×
• Total profit: $121,113
• Equity at exit: $4,755

Cash invested: $15,400 (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: 2.5×

Monthly cashflow live

• Estimated rent: $1,858 high
• Mortgage (P&I): −$288
• Tax est. 1.5%: −$69 /mo · $825/yr
• Insurance: −$23
• HOA: −$0
• Vacancy / Maint / Mgmt: −$390
• Net cashflow: $1,088

Break-even live

Break-even rent $481

Max offer price $54,999

Occupancy floor 36%

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: $13,750
• Closing costs: $1,650
• Reserves months: —
• Total cash needed: —

Rent comps 31 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
9914 N 73rd Ave Peoria, AZ	3.0	1.5	1312	$1,716	$1.31	44d	1	0.58mi
6826 W Cholla St Peoria, AZ	4.0	2.0	1440	$1,869	$1.30	44d	1	0.66mi
11807 N 76th Ave Peoria, AZ	3.0	2.0	1228	$1,995	$1.62	44d	1	0.69mi
9903 N 77th Ave Peoria, AZ	3.0	2.0	1446	$1,895	$1.31	4d	1	0.76mi
11851 N 76th Dr Peoria, AZ	3.0	2.0	1266	$1,899	$1.50	5d	1	0.77mi
7102 W Palo Verde Ave Peoria, AZ	3.0	2.0	1360	$2,000	$1.47	44d	1	0.79mi
7914 W Mescal St Peoria, AZ	3.0	2.0	1296	$1,700	$1.31	4d	1	0.81mi
7027 W Palo Verde Ave Peoria, AZ	3.0	2.0	1500	$1,999	$1.33	44d	1	0.85mi
7102 W Carol Ave Peoria, AZ	3.0	2.0	1288	$1,970	$1.53	5d	1	0.89mi
6605 W Mescal St Glendale, AZ	3.0	2.0	1369	$1,895	$1.38	5d	1	0.91mi
10013 N 66th Ln Glendale, AZ	3.0	2.0	1063	$1,999	$1.88	24d	1	0.95mi
11014 N 81st Ave Peoria, AZ	3.0	3.0	1133	$1,699	$1.50	5d	1	1.02mi
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 B2 Glendale, AZ	2.0	2.0	970	$1,250	$1.29	44d	1	1.16mi
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 Glendale, AZ	2.0	2.0	970	$1,429	$1.47	44d	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
9121 N 68th Ave Peoria, AZ	2.0	2.0	1126	$1,699	$1.51	44d	1	1.22mi
11110 N 82nd Ln Peoria, AZ	3.0	2.0	1350	$1,899	$1.41	24d	1	1.23mi
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	44d	1	1.27mi
9160 N 67th Ave Peoria, AZ	2.0	2.0	1100	$2,065	$1.88	44d	6	1.27mi
8311 W Edwards St Peoria, AZ	3.0	2.0	1242	$2,100	$1.69	24d	1	1.30mi
8165 W Whitney Dr Peoria, AZ	1.0–2.0	1.0–2.0	911	$2,223	$2.44	1d	229	1.32mi
6421 W Carol Ave Glendale, AZ	3.0	2.0	1243	$1,799	$1.45	18d	1	1.34mi
9592 N 82nd Ave Peoria, AZ	3.0	2.5	1401	$1,775	$1.27	15d	1	1.40mi

Listing history 2 events

1. 2026-06-18
   remarks 669-char remark
2. 2026-06-18
   listed $54,999 Active 1 DOM

ⓘ 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: $22,295
• − Mortgage interest: −$3,081
• − Property taxes: −$825
• − Insurance: −$275
• − Repairs & maintenance: −$1,784
• − Management: −$1,784
• − Depreciation: −$1,600
• Taxable income: $12,947
• Est. tax owed @ 24.0%: −$3,107
• After-tax cash flow: $9,945/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: 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

-15.4% since first listed

6 events — show timeline

• 2026-06-08 Listed $54,999 ARMLS
• 2026-02-02 Listing Removed — ARMLS
• 2026-01-02 Price Changed $60,000 ARMLS
• 2025-12-11 Listed $65,000 ARMLS
• 2025-10-14 Listing Removed — ARMLS
• 2025-07-24 Listed $65,000 ARMLS