8427 W Glendale Ave #210 · Glendale, AZ 85305

$89,900

4 bd · 2.0 ba · 1,568 sqft · Manufactured · 66 Days on market

Built 2000 Good condition Est $132k · 32% under ↓ 36% 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
• Condition / age +3.8/5.0
• Rent growth +1.8/5.0
• Schools +1.6/10.0
• Appreciation +0.0/10.0

Listing remarks

Beautiful 4-bedroom home in a prime Glendale location, walking distance to the popular Westgate Entertainment District with dining, shopping, and entertainment just minutes away. This well-designed home features a desirable split floorplan offering added privacy, along with a spacious living room and separate family room providing flexibility for entertaining, relaxing, or creating a home office or game room. The primary suite includes a private bathroom with a separate tub and shower, creating a comfortable retreat. With generous living space and an unbeatable location near Westgate, major freeways, and entertainment venues, this home offers convenience, comfort, and access to some of Glen

Key facts

• Glendale location
• Split floorplan
• Private bathroom

Tags

• GLENDALE LOCATION
• SPLIT FLOORPLAN
• SPACIOUS LIVING ROOM
• SEPARATE FAMILY ROOM
• PRIVATE BATHROOM
• GENEROUS LIVING SPACE

Property features AI

Finance

• HOA & community: Land lease of $825 per month; No association fees included; Community playground

Exterior

• Parking: 1 covered parking space; 1 carport space
• Utilities: City water; Public sewer
• Home design: Manufactured/mobile home; Leasehold ownership
• Construction: Wood siding; Wood frame; Steel frame; Composition roof
• Exterior features: Partial fencing; Gravel/stone front; Private maintained road

Interior

• Kitchen: Laminate counters; Refrigerator
• Bedrooms: Up to 4 possible bedrooms
• Flooring: Carpet; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating; Cooling information: see remarks
• Interior features: Eat-in kitchen; Vaulted ceilings; Full bath in primary bedroom; Separate shower and tub; Dual-pane windows

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath manufactured listed at $90k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $1k ($14k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $90k).
• Recommended offer: $85k (6.0% below list) — sets the bar for market timing.
• Cap rate 22.0% 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.
• Tolleson Union High School District (4288) (suburban): math 14% / reading 22% proficiency, ranked #188 of 249 in AZ (top 76%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Copper Canyon High School (math 6% / reading 15%, grade F, #295 of 381 statewide, top 78%, 2,156 students, 60% FRL).
• Market conditions: Rents soft (-2.8%/yr); 119 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals leasing fast (median 3d 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).
• This rent runs 31% of the median local income ($88k/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 $622 of loan paydown is wiped out by about $3k 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 $25k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 66 days — a 6% lower offer ($85k) is reasonable based on typical stale-listing flexibility.
• 2 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.

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 $84,506 (6.0% below list)

Questions for the listing agent

1. It's been on market 66 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: 2.54% ✓
• Cap rate: 22.03%
• Cash-on-cash: 56.22%
• DSCR: 3.50
• GRM: 3.3

CMA / ARV

• ARV (on-the-fly): $131,712
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8427 W Glendale Ave #31	0.00mi	3/2.0 (-1)	1,536 (-2%)	13mo	$110,000	$72	80
8427 W Glendale Ave #160	0.04mi	3/2.0 (-1)	1,369 (-13%)	24mo	$115,000	$84	52

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: 51.2%
• Equity multiple: 3.14×
• Total profit: $53,895
• Equity at exit: $13,404

10-year hold

• IRR: 55.3%
• Equity multiple: 5.69×
• Total profit: $117,970
• Equity at exit: $7,773

Cash invested: $25,172 (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 85305

• Home prices YoY: -29.0%
• Rents YoY: -2.8%
• Active inventory: 119
• Price-to-rent: 3.3×

Monthly cashflow live

• Estimated rent: $2,279 high
• Mortgage (P&I): −$471
• Tax est. 1.5%: −$112 /mo · $1,348/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$479
• Net cashflow: $1,179

Break-even live

Break-even rent $786

Max offer price $89,900

Occupancy floor 43%

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: $22,475
• Closing costs: $2,697
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8564 W Ocotillo Rd Glendale, AZ	3.0	2.0	1420	$1,895	$1.33	1d	1	0.23mi
8565 W Tuckey Ln Glendale, AZ	3.0	2.0	1464	$2,100	$1.43	1d	1	0.30mi
6512 N 85th Ave Glendale, AZ	3.0	2.5	1906	$1,976	$1.04	18d	1	0.33mi
8407 W Myrtle Ave Glendale, AZ	3.0	2.0	2220	$2,300	$1.04	24d	1	0.36mi
8407 W Myrtle Ave Glendale, AZ	3.0	2.0	2220	$2,200	$0.99	17d	1	0.36mi
8805 W Glenn Dr Glendale, AZ	4.0	2.0	2143	$2,495	$1.16	5d	1	0.37mi
8736 W Tuckey Ln Glendale, AZ	4.0	3.0	2170	$2,501	$1.15	1d	1	0.42mi
8745 W Tuckey Ln Glendale, AZ	4.0	2.0	1776	$2,315	$1.30	1d	1	0.46mi
8735 W Sierra Vista Dr Glendale, AZ	3.0	2.5	1840	$2,431	$1.32	1d	1	0.48mi
8831 W Northview Ave Glendale, AZ	4.0	1.5	1575	$1,399	$0.89	24d	1	0.59mi
7306 N 88th Ln Glendale, AZ	4.0	2.0	1913	$4,500	$2.35	1d	1	0.64mi
6528 N 80th Ave Glendale, AZ	4.0	2.0	1776	$2,500	$1.41	1d	1	0.64mi
6157 N 87th Ln Glendale, AZ	3.0	2.0	1638	$1,990	$1.21	5d	1	0.70mi
6157 N 87th Ln Glendale, AZ	3.0	2.0	1638	$2,030	$1.24	18d	1	0.70mi
7402 N 88th Ln Glendale, AZ	4.0	2.0	2219	$2,195	$0.99	44d	1	0.70mi
9020 W Nicolet Ave Glendale, AZ	3.0	2.5	1903	$2,045	$1.07	15d	1	0.76mi
9020 W Nicolet Ave Glendale, AZ	3.0	2.5	1903	$2,045	$1.07	18d	1	0.76mi
7403 N 91st Ave Glendale, AZ	1.0–3.0	1.0–2.0	1014	$2,328	$2.29	2d	14	0.81mi
6832 N 77th Ln Glendale, AZ	5.0	3.0	2136	$2,300	$1.08	22d	1	0.88mi
7732 W Ocotillo Rd Glendale, AZ	3.0	2.0	1446	$2,000	$1.38	1d	1	0.93mi
8752 W Frier Dr Glendale, AZ	3.0	2.0	1922	$2,100	$1.09	44d	1	0.95mi
8860 W Frier Dr Glendale, AZ	3.0	2.0	1922	$2,095	$1.09	22d	1	0.96mi
7963 W Marlette Ave Glendale, AZ	4.0	2.5	1959	$2,096	$1.07	1d	1	0.98mi
7460 N Zanjero Blvd Glendale, AZ	1.0–3.0	1.0–2.0	949	$2,374	$2.50	2d	45	0.99mi
7375 N Zanjero Blvd Glendale, AZ	1.0–3.0	1.0–3.0	975	$2,174	$2.23	2d	41	1.00mi
7668 W Flynn Ln Glendale, AZ	3.0	2.5	2178	$2,196	$1.01	20d	1	1.04mi
6585 N 77th Dr Glendale, AZ	4.0	2.0	1710	$2,095	$1.23	1d	1	1.04mi
7812 N 79th Dr Glendale, AZ	4.0	2.0	1682	$2,250	$1.34	1d	1	1.17mi
8746 W Solano Dr Glendale, AZ	4.0	2.5	2162	$2,500	$1.16	13d	1	1.17mi
8908 W Solano Dr Glendale, AZ	3.0	2.0	1400	$3,000	$2.14	3d	1	1.19mi
7861 N 80th Ave Glendale, AZ	4.0	2.0	1614	$2,250	$1.39	8d	1	1.20mi
8924 W Solano Dr Glendale, AZ	3.0	2.0	1399	$4,000	$2.86	1d	1	1.20mi
8915 W Solano Dr Glendale, AZ	3.0	2.0	1399	$2,150	$1.54	3d	1	1.22mi
8923 W Solano Dr Glendale, AZ	3.0	2.0	1400	$1,999	$1.43	12d	1	1.23mi
9450 W Cabela Dr Glendale, AZ	3.0	1.0–2.0	1027	$2,073	$2.02	2d	13	1.25mi
8749 W San Miguel Ave Glendale, AZ	3.0	2.0	1800	$2,450	$1.36	3d	1	1.25mi
6780 N 74th Dr Glendale, AZ	3.0	2.0	1646	$1,900	$1.15	1d	1	1.27mi
6780 N 74th Dr Glendale, AZ	3.0	2.0	1646	$1,900	$1.15	18d	1	1.27mi
7455 N 95th Ave Glendale, AZ	1.0–3.0	1.0–2.0	1080	$2,162	$2.00	2d	16	1.28mi
8839 W Manzanita Dr Peoria, AZ	3.0	2.0	1343	$2,305	$1.72	22d	1	1.28mi

Listing history 17 events

1. 2026-06-18
   days on market $89,900 Active 66 DOM
2. 2026-06-17
   days on market $89,900 Active 65 DOM
3. 2026-06-16
   days on market $89,900 Active 64 DOM
4. 2026-06-15
   days on market $89,900 Active 63 DOM
5. 2026-06-13
   days on market $89,900 Active 61 DOM
6. 2026-06-09
   days on market $89,900 Active 57 DOM
7. 2026-06-08
   days on market $89,900 Active 56 DOM
8. 2026-06-07
   days on market $89,900 Active 55 DOM
9. 2026-06-04
   days on market $89,900 Active 52 DOM
10. 2026-06-03
    days on market $89,900 Active 51 DOM
11. 2026-06-02
    days on market $89,900 Active 50 DOM
12. 2026-06-01
    days on market $89,900 Active 49 DOM
13. 2026-05-31
    days on market $89,900 Active 48 DOM
14. 2026-05-18
    historical Under Contract Accepting Backups
15. 2026-04-13
    listed $89,900 Active
16. 2026-01-01
    historical
17. 2025-07-23
    listed $139,900 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: $27,350
• − Mortgage interest: −$5,036
• − Property taxes: −$1,348
• − Insurance: −$450
• − Repairs & maintenance: −$2,188
• − Management: −$2,188
• − Depreciation: −$2,615
• Taxable income: $13,525
• Est. tax owed @ 24.0%: −$3,246
• After-tax cash flow: $10,905/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, move-in-ready manufactured home in Glendale offers a good investment opportunity with a prime location and modern updates.

Value-add opportunities

• Resale painting the exterior — enhances curb appeal
• Rental upgrading ceiling fans — improves comfort and energy efficiency
• Both installing smart home devices — increases convenience and marketability

Renovation cost estimate screening

Value-add ROI direction

• Resale painting the exterior — enhances curb appeal ↑
• Rental upgrading ceiling fans — improves comfort and energy efficiency ↑
• Both installing smart home devices — increases convenience and marketability ↑

ⓘ 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: Tolleson Union High School District (4288)
• NCES district ID: 0408520
• Math proficiency: 14% ▼ -21.00%
• Reading proficiency: 22% ▼ -14.00%
• Median HH income: $51,925
• Composite: 16.41/100
• National rank: #9193
• State rank: #188 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): 18,043
• Household income: $88,167
• Rent vs Own: 49.5% rent · 50.5% own
• Severe rent burden: 832.0

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 0.67)
• Race & ethnicity: Hispanic / Latino 47% White 31% Two or more races 23% Black 10% Asian 6% Native American 2%
• Hispanic origin (detail): Mexican 39% Cuban 1% Dominican 2%
• Common ancestry: Lithuanian 1% Portuguese 1% Slovak 1%
• Foreign-born: 19% · Canada, Vietnam
• Languages at home: 58% English-only · Spanish 32% Other Indo-European 2% French/Haitian/Cajun 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: ▼ -114.07%
• Current HPI: 278.8051
• Rent YoY: ▼ -2.78%
• 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

-35.7% since first listed

4 events — show timeline

• 2026-05-18 Contingent — ARMLS
• 2026-04-13 Listed $89,900 ARMLS
• 2026-01-01 Listing Removed — ARMLS
• 2025-07-23 Listed $139,900 ARMLS