8601 N 71st Ave #92 · Glendale, AZ 85301

$75,000

3 bd · 2.0 ba · 1,680 sqft · Manufactured · 158 Days on market

Built 1996 Est $113k · 33% under ↓ 25% since listing

---

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 +2.5/5.0
• Schools +2.3/10.0
• Rent growth +1.8/5.0
• Appreciation +0.0/10.0

Listing remarks

Wow! Equity!!! This spacious 1680 sq ft home is priced to sell quickly! New floor in Kitchen, Laundry and Hallway (4/26) New skirting (4/26) Welcome home to easy, comfortable living in a quiet, well kept home and community. This 3 bed, 2 full-bath home offers a thoughtfully designed layout for everyday living. Enjoy peace of mind with a newer roof (8/23), and HVAC (2021), new patio awning (2025), laminate wood looking floors, new landscaping rocks, two paved covered parking spaces and generous visitor parking. The community offers a swimming pool, sandbox, picnic area, and a basketball court. Ideally located near shopping, dining, schools and free-ways. Affordable Lender approved property.

Key facts

• 4 parking spots
• Community pool
• Built 1996

Property features AI

Finance

• Financial info: Conventional financing available
• HOA & community: No association fees; Monthly land lease of $950

Exterior

• Parking: 2 covered parking spaces; 2 open parking spaces; 2 carport spaces
• Utilities: Propane; City water; Public sewer
• Home design: Manufactured/mobile home; Leasehold ownership
• Construction: Board and batten siding; Wood frame construction; Composition roof
• Exterior features: Dirt backyard; Private maintained road; Community pool; Playground

Interior

• Kitchen: Refrigerator
• Bedrooms: 3 possible bedrooms
• Flooring: Laminate flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Heat pump; Central air
• Interior features: Breakfast bar; Full bath in primary bedroom; Separate shower and tub
• Laundry & utility: Indoor laundry with washer/dryer hookup (see remarks)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $75k.

Deal economics

• At list price, monthly cash flow is $1k ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $75k).
• Recommended offer: $66k (12.0% below list) — sets the bar for market timing.
• Cap rate 22.6% 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); 220 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 14d 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 43% 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 $519 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 $21k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 158 days — a 12% lower offer ($66k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $40k (35%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $66,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 158 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: 2.59% ✓
• Cap rate: 22.58%
• Cash-on-cash: 58.15%
• DSCR: 3.59
• GRM: 3.2

CMA / ARV

• ARV (on-the-fly): $112,560
• 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 #89	0.00mi	3/2.0	1,456 (-13%)	11mo	$145,000	$100	68
8601 N 71st Ave #17	0.00mi	3/2.0	1,474 (-12%)	14mo	$150,000	$102	68
8601 N 71st Ave #56	0.00mi	4/2.0 (+1)	1,560 (-7%)	20mo	$101,000	$65	66
6960 W Peoria Ave #231	0.26mi	3/2.0	1,536 (-9%)	14mo	$56,700	$37	62
8601 N 71st Ave #128	0.00mi	3/2.0	1,440 (-14%)	20mo	$100,000	$69	59
8601 N 71st Ave #55	0.00mi	4/2.0 (+1)	1,440 (-14%)	18mo	$97,000	$67	56
6960 W Peoria Ave #197	0.26mi	2/2.0 (-1)	1,520 (-10%)	14mo	$72,000	$47	56
6960 W Peoria Ave #154	0.26mi	2/2.0 (-1)	1,560 (-7%)	23mo	$92,000	$59	52
6960 W Peoria Ave #125	0.26mi	2/2.0 (-1)	1,456 (-13%)	15mo	$30,000	$21	48
8401 N 67th Ave #83	0.56mi	3/2.0	1,536 (-9%)	23mo	$106,650	$69	40
8401 N 67th Ave #273	0.56mi	3/2.0	1,456 (-13%)	24mo	$85,000	$58	32
6601 W Eva St	0.72mi	4/3.0 (+1)	1,460 (-13%)	7mo	$240,000	$164	30

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: 53.3%
• Equity multiple: 3.24×
• Total profit: $46,992
• Equity at exit: $11,183

10-year hold

• IRR: 57.3%
• Equity multiple: 5.88×
• Total profit: $102,477
• Equity at exit: $6,485

Cash invested: $21,000 (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: 220
• Price-to-rent: 3.2×

Monthly cashflow live

• Estimated rent: $1,944 high
• Mortgage (P&I): −$393
• Tax est. 1.5%: −$94 /mo · $1,125/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$408
• Net cashflow: $1,018

Break-even live

Break-even rent $656

Max offer price $75,000

Occupancy floor 43%

Sensitivity live

Price	-10% $1,069	-5% $1,044	+0% $1,018	+5% $992	+10% $966
Rent	-10% $864	-5% $941	+0% $1,018	+5% $1,094	+10% $1,171
Rate	-1.0pp $1,055	-0.5pp $1,037	base $1,018	+0.5pp $998	+1.0pp $978

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7217 W Golden Ln Peoria, AZ	3.0	3.0	1986	$2,275	$1.15	19d	1	0.26mi
7217 W Golden Ln Peoria, AZ	3.0	3.0	1986	$2,235	$1.13	6d	1	0.26mi
8772 N 67th Ave Glendale, AZ	1.0–3.0	1.0–2.0	937	$2,009	$2.14	2d	24	0.35mi
6746 W Ruth Ave Peoria, AZ	2.0	1.5	1120	$1,950	$1.74	0d	1	0.39mi
7056 W Eva St Peoria, AZ	3.0	2.0	1257	$1,985	$1.58	0d	1	0.44mi
9121 N 68th Ave Peoria, AZ	2.0	2.0	1126	$1,699	$1.51	44d	1	0.57mi
6619 W Golden Ln Glendale, AZ	4.0	2.0	1768	$2,029	$1.15	3d	1	0.59mi
6619 W Golden Ln Glendale, AZ	4.0	2.0	1768	$1,979	$1.12	11d	1	0.59mi
9160 N 67th Ave Peoria, AZ	2.0	2.0	1100	$2,065	$1.88	44d	6	0.65mi
7102 W Carol Ave Peoria, AZ	3.0	2.0	1288	$1,945	$1.51	0d	1	0.66mi
7027 W Palo Verde Ave Peoria, AZ	3.0	2.0	1500	$1,999	$1.33	44d	1	0.73mi
8938 N 64th Ln Glendale, AZ	3.0	2.0	1256	$2,095	$1.67	2d	1	0.75mi
7102 W Palo Verde Ave Peoria, AZ	3.0	2.0	1360	$2,000	$1.47	44d	1	0.76mi
6353 W Mission Ln Glendale, AZ	3.0	2.0	1780	$2,200	$1.24	44d	1	0.97mi
9914 N 73rd Ave Peoria, AZ	3.0	1.5	1312	$1,716	$1.31	44d	1	0.97mi
9022 N 63rd Dr Glendale, AZ	3.0	2.0	1401	$2,195	$1.57	14d	1	0.98mi
9819 N 67th Dr Peoria, AZ	3.0	2.0	1648	$2,500	$1.52	25d	1	0.99mi
6421 W Carol Ave Glendale, AZ	3.0	2.0	1243	$1,799	$1.45	19d	1	1.02mi
7009 W Brown St Peoria, AZ	4.0	2.0	1790	$2,195	$1.23	14d	1	1.04mi
6204 W Evergreen Rd Glendale, AZ	3.0	2.0	1895	$2,066	$1.09	25d	1	1.05mi
9459 N 64th Dr Glendale, AZ	3.0	2.0	1531	$2,600	$1.70	16d	1	1.07mi
9459 N 64th Dr Glendale, AZ	3.0	2.0	1531	$2,581	$1.69	0d	1	1.07mi
6513 W Turquoise Ave Glendale, AZ	3.0	2.5	1961	$2,160	$1.10	44d	1	1.10mi
10013 N 66th Ln Glendale, AZ	3.0	2.0	1063	$1,999	$1.88	25d	1	1.13mi
7542 W Cinnabar Ave Peoria, AZ	3.0	2.5	1947	$1,895	$0.97	44d	1	1.17mi
6324 W Purdue Ave Glendale, AZ	3.0	1.5	1513	$1,350	$0.89	0d	1	1.20mi
7951 W Mission Ln Peoria, AZ	3.0	2.0	1231	$1,895	$1.54	0d	1	1.20mi
9903 N 77th Ave Peoria, AZ	3.0	2.0	1446	$1,895	$1.31	5d	1	1.21mi
6337 W Turquoise Ave Glendale, AZ	3.0	3.0	1938	$2,095	$1.08	23d	1	1.23mi
8014 W Eva St Peoria, AZ	4.0	2.0	1659	$2,085	$1.26	44d	1	1.24mi
6015 W Olive Ave Glendale, AZ	2.0	1.0	800	$1,500	$1.88	2d	16	1.28mi
7332 N 70th Dr Glendale, AZ	3.0	2.0	1262	$1,700	$1.35	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
7321 N 69th Ave Glendale, AZ	4.0	2.5	1645	$1,999	$1.22	2d	1	1.33mi
7951 W Whitney Dr Peoria, AZ	2.0–4.0	2.0–2.5	1411	$2,540	$1.80	0d	30	1.36mi
7552 W State Ave Glendale, AZ	3.0	2.0	1875	$2,061	$1.10	25d	1	1.37mi
8450 N 59th Ave Glendale, AZ	1.0–3.0	1.0–2.0	919	$2,250	$2.45	6d	1	1.38mi
7022 W Cesar St Peoria, AZ	3.0	2.5	1514	$1,895	$1.25	44d	1	1.40mi
7861 N 80th Ave Glendale, AZ	4.0	2.0	1614	$2,250	$1.39	8d	1	1.40mi
7812 N 79th Dr Glendale, AZ	4.0	2.0	1682	$2,250	$1.34	2d	1	1.40mi

Listing history 23 events

1. 2026-06-21
   days on market $75,000 Active 158 DOM
2. 2026-06-18
   days on market $75,000 Active 155 DOM
3. 2026-06-17
   days on market $75,000 Active 154 DOM
4. 2026-06-16
   days on market $75,000 Active 153 DOM
5. 2026-06-15
   days on market $75,000 Active 152 DOM
6. 2026-06-13
   days on market $75,000 Active 150 DOM
7. 2026-06-13
   days on market $75,000 Active 149 DOM
8. 2026-06-09
   days on market $75,000 Active 146 DOM
9. 2026-06-08
   days on market $75,000 Active 145 DOM
10. 2026-06-07
    days on market $75,000 Active 144 DOM
11. 2026-06-04
    days on market $75,000 Active 141 DOM
12. 2026-06-03
    days on market $75,000 Active 140 DOM
13. 2026-06-02
    days on market $75,000 Active 139 DOM
14. 2026-06-01
    days on market $75,000 Active 138 DOM
15. 2026-05-31
    days on market $75,000 Active 137 DOM
16. 2026-05-16
    price $75,000
17. 2026-04-16
    price $94,500
18. 2026-04-03
    price $98,500
19. 2026-01-28
    price $99,999
20. 2026-01-14
    listed $115,500 Active
21. 2025-04-23
    historical
22. 2025-04-12
    price $99,998
23. 2025-03-20
    listed $99,999 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: $23,331
• − Mortgage interest: −$4,201
• − Property taxes: −$1,125
• − Insurance: −$375
• − Repairs & maintenance: −$1,866
• − Management: −$1,866
• − Depreciation: −$2,182
• Taxable income: $11,715
• Est. tax owed @ 24.0%: −$2,812
• After-tax cash flow: $9,400/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): 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

-25.0% since first listed

8 events — show timeline

• 2026-05-16 Price Changed $75,000 ARMLS
• 2026-04-16 Price Changed $94,500 ARMLS
• 2026-04-03 Price Changed $98,500 ARMLS
• 2026-01-28 Price Changed $99,999 ARMLS
• 2026-01-14 Listed $115,500 ARMLS
• 2025-04-23 Listing Removed — ARMLS
• 2025-04-12 Price Changed $99,998 ARMLS
• 2025-03-20 Listed $99,999 ARMLS