8601 N 71st Ave #117 · Glendale, AZ 85301

$62,000

3 bd · 2.0 ba · 952 sqft · Manufactured · 29 Days on market

Built 1983 Good condition ↓ 20% 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Condition / age +4.0/5.0
• Livability +3.8/5.0
• Schools +2.3/10.0
• Rent growth +1.8/5.0
• Appreciation +0.0/10.0

Listing remarks

Seller is offering $5000.00 toward closing costs on this lovely remodeled home in Paradise Groves MHC. Fresh paint, newer appliances, new counters, floors and more. This is an all ages community and park approval is required.

Key facts

• New floors
• Fresh paint
• Newer appliances

Tags

• REMODELED HOME
• FRESH PAINT
• NEWER APPLIANCES
• NEW COUNTERS
• NEW FLOORS

Property features AI

Finance

• HOA & community: Land lease (monthly); Land lease: $905 per month; Association maintains grounds

Exterior

• Parking: 3 covered parking spaces; 3 carport spaces
• Utilities: Public sewer; Private water company
• Home design: Manufactured/Mobile home; Leasehold property
• Construction: Wood siding; Panelized construction; Painted exterior; Foam roof
• Exterior features: Chain link fencing; East/West exposure; Gravel/stone front and back; Community pool

Interior

• Kitchen: Built-in electric oven
• Bedrooms: Up to 3 possible bedrooms
• Flooring: Vinyl flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating; Central air; Ceiling fans
• Interior features: Eat-in kitchen; Vaulted ceilings; Master bedroom with 3/4 bath

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $62k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $771 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $62k).
• Recommended offer: $61k (1.5% below list) — sets the bar for market timing.
• Cap rate 21.2% 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); 215 active listings in the ZIP; 31 comparable units currently listed for rent nearby; rentals leasing fast (median 5d on market — plan ~1-2 weeks tenant-placement turnaround); 36,011 units permitted in Maricopa County in 2024 (12,801 in 5+ unit buildings).
• This rent runs 34% of the median local income ($54k/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 $429 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 $17k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 29 days — a 2% lower offer ($61k) 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 6→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $61,070 (1.5% below list)

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. 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?
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: 2.45% ✓
• Cap rate: 21.21%
• Cash-on-cash: 53.28%
• DSCR: 3.37
• GRM: 3.4

CMA / ARV

• ARV (on-the-fly): $39,984
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8601 N 71st Ave #140	0.08mi	2/2.0 (-1)	980 (+3%)	20mo	$65,000	$66	70
6942 W Olive Ave #54	0.46mi	2/2.0 (-1)	924 (-3%)	1mo	$28,000	$30	68
6942 W Olive Ave #94	0.46mi	2/2.0 (-1)	952 (0%)	12mo	$11,000	$12	64
6942 W Olive Ave #30	0.46mi	2/2.0 (-1)	924 (-3%)	8mo	$30,000	$32	62
6942 W Olive Ave #107	0.46mi	2/2.0 (-1)	896 (-6%)	5mo	$20,000	$22	60
8401 N 67th Ave #69	0.60mi	3/2.0	960 (+1%)	14mo	$79,000	$82	59
6942 W Olive Ave #20	0.46mi	2/2.0 (-1)	1,040 (+9%)	4mo	$25,000	$24	55
6942 W Olive Ave #49	0.46mi	2/2.0 (-1)	896 (-6%)	12mo	$5,000	$6	54
8401 N 67th Ave #164	0.60mi	3/2.0	896 (-6%)	11mo	$78,500	$88	53
6601 W Sunnyslope Ln	0.74mi	2/2.0 (-1)	970 (+2%)	11mo	$165,000	$170	48
8401 N 67th Ave #199	0.60mi	2/1.0 (-1)	840 (-12%)	12mo	$34,900	$42	34
8401 N 67th Ave #216	0.60mi	2/1.0 (-1)	840 (-12%)	14mo	$46,000	$55	32

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: 47.9%
• Equity multiple: 2.99×
• Total profit: $34,620
• Equity at exit: $9,244

10-year hold

• IRR: 52.3%
• Equity multiple: 5.39×
• Total profit: $76,262
• Equity at exit: $5,361

Cash invested: $17,360 (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: 215
• Price-to-rent: 3.4×

Monthly cashflow live

• Estimated rent: $1,518 high
• Mortgage (P&I): −$325
• Tax est. 1.5%: −$78 /mo · $930/yr
• Insurance: −$26
• HOA: −$0
• Vacancy / Maint / Mgmt: −$319
• Net cashflow: $771

Break-even live

Break-even rent $542

Max offer price $62,000

Occupancy floor 44%

Sensitivity live

Price	-10% $814	-5% $792	+0% $771	+5% $749	+10% $728
Rent	-10% $651	-5% $711	+0% $771	+5% $831	+10% $891
Rate	-1.0pp $802	-0.5pp $787	base $771	+0.5pp $755	+1.0pp $738

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: $15,500
• Closing costs: $1,860
• Reserves months: —
• Total cash needed: —

Rent comps 31 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7040 W Olive Ave Peoria, AZ	2.0	2.0	953	$1,465	$1.54	6d	1	0.32mi
8772 N 67th Ave Glendale, AZ	1.0–3.0	1.0–2.0	937	$2,009	$2.14	2d	24	0.34mi
6767 W Butler Dr Glendale, AZ	1.0–2.0	1.5–2.0	787	$1,458	$1.85	2d	14	0.41mi
7040 W Olive Ave #12 Peoria, AZ	2.0	2.0	900	$1,445	$1.61	25d	1	0.42mi
8344 N 67th Ave Glendale, AZ	1.0–2.0	1.0	615	$1,315	$2.14	2d	10	0.43mi
8450 N 67th Ave Glendale, AZ	1.0–2.0	1.0	615	$1,350	$2.20	2d	4	0.45mi
9160 N 67th Ave Unit 212 Peoria, AZ	2.0	2.0	992	$1,680	$1.69	25d	1	0.57mi
9160 N 67th Ave Peoria, AZ	2.0	2.0	1100	$2,065	$1.88	44d	6	0.61mi
9350 N 67th Ave Glendale, AZ	2.0	2.0	970	$1,385	$1.43	13d	1	0.64mi
9350 N 67th Ave Glendale, AZ	2.0	2.0	970	$1,429	$1.47	44d	1	0.64mi
9350 N 67th Ave Unit B2 Glendale, AZ	2.0	2.0	970	$1,250	$1.29	44d	1	0.65mi
9350 N 67th Ave Unit B1 Glendale, AZ	2.0	1.0	842	$1,070	$1.27	25d	1	0.65mi
8401 N 67th Ave Glendale, AZ	2.0	1.0	728	$1,400	$1.92	4d	1	0.66mi
6201 W Olive Ave Glendale, AZ	2.0	1.0	759	$1,445	$1.90	22d	1	0.99mi
6201 W Olive Ave Unit B1 Glendale, AZ	2.0	1.0	759	$1,225	$1.61	2d	1	1.01mi
10013 N 66th Ln Glendale, AZ	3.0	2.0	1063	$1,999	$1.88	25d	1	1.07mi
8315 N 61st Ave Glendale, AZ	2.0	1.0	900	$1,004	$1.12	2d	1	1.23mi
6049 W Laurie Ln Unit 5 Glendale, AZ	2.0	1.0	750	$1,210	$1.61	2d	1	1.23mi
6015 W Olive Ave Glendale, AZ	2.0	1.0	800	$1,500	$1.88	2d	16	1.26mi
6011 W Townley Ave Glendale, AZ	2.0	1.5	1026	$1,449	$1.41	2d	1	1.28mi
8319 N 60th Dr Glendale, AZ	2.0	1.0	787	$1,099	$1.40	2d	1	1.28mi
8546 N 59th Ave Glendale, AZ	2.0	1.0–2.0	700	$1,235	$1.76	2d	9	1.28mi
8546 N 59th Ave Glendale, AZ	2.0	1.0–2.0	700	$1,975	$2.82	20d	6	1.28mi
6002 W Townley Ave Glendale, AZ	3.0	1.5	1026	$1,549	$1.51	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
7951 W Whitney Dr Peoria, AZ	2.0–4.0	2.0–2.5	1411	$2,540	$1.80	2d	30	1.32mi
6960 W Peoria Ave #90 Peoria, AZ	2.0	1.0	704	$1,320	$1.88	25d	1	1.36mi
8546 N 59th Ave Apt 248 Glendale, AZ	2.0	2.0	900	$1,366	$1.52	20d	1	1.36mi
6325 W Cheryl Dr Glendale, AZ	2.0	2.0	1092	$2,100	$1.92	25d	1	1.38mi
8450 N 59th Ave Glendale, AZ	1.0–3.0	1.0–2.0	919	$2,250	$2.45	5d	1	1.39mi
5902 W Royal Palm Rd Glendale, AZ	1.0–2.0	1.0	630	$1,600	$2.54	2d	20	1.42mi

Listing history 20 events

1. 2026-06-18
   days on market $62,000 Active 29 DOM
2. 2026-06-17
   days on market $62,000 Active 28 DOM
3. 2026-06-16
   pricedays on market $62,000 Active 27 DOM
4. 2026-06-15
   days on market $64,000 Active 26 DOM
5. 2026-06-13
   days on market $64,000 Active 24 DOM
6. 2026-06-13
   days on market $64,000 Active 23 DOM
7. 2026-06-09
   days on market $64,000 Active 20 DOM
8. 2026-06-08
   days on market $64,000 Active 19 DOM
9. 2026-06-07
   days on market $64,000 Active 18 DOM
10. 2026-06-04
    days on market $64,000 Active 15 DOM
11. 2026-06-03
    days on market $64,000 Active 14 DOM
12. 2026-06-02
    days on market $64,000 Active 13 DOM
13. 2026-06-01
    days on market $64,000 Active 12 DOM
14. 2026-05-31
    days on market $64,000 Active 11 DOM
15. 2026-05-20
    listed $64,000 Active
16. 2026-05-11
    historical
17. 2026-04-20
    price $59,000
18. 2026-04-07
    price $65,000
19. 2026-03-13
    price $69,999
20. 2026-03-06
    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 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: $18,217
• − Mortgage interest: −$3,473
• − Property taxes: −$930
• − Insurance: −$310
• − Repairs & maintenance: −$1,457
• − Management: −$1,457
• − Depreciation: −$1,804
• Taxable income: $8,786
• Est. tax owed @ 24.0%: −$2,109
• After-tax cash flow: $7,141/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 remodeled manufactured home in Paradise Groves MHC is in good condition with cosmetic updates, making it an attractive investment for both resale and rental.

Value-add opportunities

• Both Paint exterior and interior — Fresh paint enhances curb appeal and interior aesthetics
• Both Replace countertops — New countertops improve functionality and aesthetics
• Both Replace flooring — New flooring enhances functionality and aesthetics
• Both Replace appliances — New appliances improve functionality and aesthetics
• Both Landscaping improvements — Enhances curb appeal and adds value

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior and interior — Fresh paint enhances curb appeal and interior aesthetics ↑
• Both Replace countertops — New countertops improve functionality and aesthetics ↑
• Both Replace flooring — New flooring enhances functionality and aesthetics ↑
• Both Replace appliances — New appliances improve functionality and aesthetics ↑
• Both Landscaping improvements — Enhances curb appeal 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: 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

-20.0% since first listed

6 events — show timeline

• 2026-05-20 Listed $64,000 ARMLS
• 2026-05-11 Listing Removed — ARMLS
• 2026-04-20 Price Changed $59,000 ARMLS
• 2026-04-07 Price Changed $65,000 ARMLS
• 2026-03-13 Price Changed $69,999 ARMLS
• 2026-03-06 Listed $80,000 ARMLS