8218 S 7th St #168 · Phoenix, AZ 85042

$80,000

3 bd · 2.0 ba · 960 sqft · Manufactured · 351 Days on market

Built 1973 5,035 sqft lot ↓ 27% 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• Rent growth +1.5/5.0
• Schools +1.0/10.0
• Appreciation +0.0/10.0

Listing remarks

This well-maintained 1997 manufactured home offers 3 spacious bedrooms and 2 full bathrooms, including a remodeled master bath just 6 years ago. Recently updated throughout, this home features a new roof and completely renovated second bathroom (2024), along with fresh interior paint, modern flooring, and stylish light fixtures. You'll love the new ceiling fans, contemporary wood blinds, and the inviting outdoor space with freshly installed flooring on the porch and pavers in the patio—perfect for relaxing or entertaining. The covered carport fits two vehicles, and the home's exterior has great curb appeal. Located in a clean and quiet community on leased land, this move-in-ready ho

Key facts

• Modern flooring
• Fresh interior paint
• New roof

Tags

• REMODELED MASTER BATH
• RENOVATED SECOND BATHROOM
• NEW ROOF
• FRESH INTERIOR PAINT
• MODERN FLOORING
• STYLISH LIGHT FIXTURES

Property features AI

Finance

• HOA & community: Land lease (monthly); Land lease fee $850 monthly; Association includes water and sewer; Community pool

Exterior

• Parking: 2 covered parking spaces; 2-car carport; Common parking
• Utilities: City water; Public sewer
• Home design: Leasehold ownership; Manufactured/Mobile home
• Construction: Composition roof; Other construction materials
• Exterior features: Corner lot; Dirt front and back; Gravel/stone front and back; Composition roof (see remarks); Other construction materials; Other fencing; City maintained road

Interior

• Kitchen: Refrigerator; Disposal; Laminate counters
• Bedrooms: 3 possible bedrooms
• Flooring: Laminate flooring; Tile flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating; Central air; Ceiling fans
• Interior features: Eat-in kitchen; Full bathroom in master bedroom; Laminate counters; Wood window frames
• Laundry & utility: Indoor laundry; Washer/dryer hookup only

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $80k.

Deal economics

• At list price, monthly cash flow is $919 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $80k).
• Recommended offer: $70k (12.0% below list) — sets the bar for market timing.
• Cap rate 20.1% vs local median 3.3% in Phoenix — 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 75/100 on livability (#16 in AZ, #3,924 nationally) — a middle-class / working-renter tenant base. Strengths: amenities A+, commute A+, housing A+; Watch: health & safety C-, crime F.
• Roosevelt Elementary District (4279) (urban): math 8% / reading 14% proficiency, ranked #234 of 249 in AZ (top 94%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Valley View School (math 8% / reading 17%, grade F, #937 of 1,109 statewide, top 85%, 500 students, 88% FRL) — zoned schools average 88% FRL vs 36% district-wide (52 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents falling (-4.0%/yr); 227 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals leasing fast (median 2d 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 $553 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 351 days — a 12% lower offer ($70k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $30k (27%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

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

Recommended offer $70,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 351 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 2.33% ✓
• Cap rate: 20.08%
• Cash-on-cash: 49.25%
• DSCR: 3.19
• GRM: 3.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 43.4%
• Equity multiple: 2.79×
• Total profit: $40,161
• Equity at exit: $11,928

10-year hold

• IRR: 48.1%
• Equity multiple: 4.99×
• Total profit: $89,382
• Equity at exit: $6,917

Cash invested: $22,400 (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 85042

• Home prices YoY: -27.7%
• Rents YoY: -4.0%
• Active inventory: 227
• Price-to-rent: 3.6×

Monthly cashflow live

• Estimated rent: $1,864 high
• Mortgage (P&I): −$420
• Tax est. 1.5%: −$100 /mo · $1,200/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$391
• Net cashflow: $919

Break-even live

Break-even rent $700

Max offer price $80,000

Occupancy floor 46%

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: $20,000
• Closing costs: $2,400
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8350 S Central Ave Phoenix, AZ	2.0–4.0	1.5–2.5	1167	$2,070	$1.77	1d	8	0.32mi
300 E Jessie Owens Pkwy Phoenix, AZ	1.0–3.0	1.0–2.0	916	$1,666	$1.82	1d	1	0.60mi
11 E Dobbins Rd Phoenix, AZ	2.0–4.0	1.5–2.5	1167	$2,045	$1.75	1d	4	0.64mi
120 W Dobbins Rd Phoenix, AZ	1.0–2.0	1.0	938	$1,345	$1.43	1d	3	0.70mi
6216 S 10th St Apt 4 Phoenix, AZ	2.0	1.0	549	$1,295	$2.36	1d	1	1.33mi
1630 E Baseline Rd Phoenix, AZ	1.0–2.0	1.0–2.0	724	$1,715	$2.37	1d	8	1.42mi

Listing history 14 events

1. 2026-06-04
   days on market $80,000 Active 351 DOM
2. 2026-06-03
   days on market $80,000 Active 350 DOM
3. 2026-06-02
   days on market $80,000 Active 349 DOM
4. 2026-06-01
   days on market $80,000 Active 348 DOM
5. 2026-05-31
   days on market $80,000 Active 347 DOM
6. 2026-05-18
   price $80,000
7. 2026-01-06
   status Active
8. 2026-01-06
   price $90,000
9. 2026-01-04
   historical
10. 2025-11-04
    status Active
11. 2025-10-31
    historical
12. 2025-10-02
    price $98,000
13. 2025-07-29
    price $100,000
14. 2025-06-13
    listed $110,000 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 6/10 Major
• 🌡 Heat 9/10 Extreme 7 d/yr ≥111°F today · 19 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,364
• − Mortgage interest: −$4,481
• − Property taxes: −$1,200
• − Insurance: −$400
• − Repairs & maintenance: −$1,789
• − Management: −$1,789
• − Depreciation: −$2,327
• Taxable income: $10,377
• Est. tax owed @ 24.0%: −$2,490
• After-tax cash flow: $8,543/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: Roosevelt Elementary District (4279)
• NCES district ID: 0407080
• Math proficiency: 8% ▼ -13.00%
• Reading proficiency: 14% ▼ -8.00%
• Median HH income: $42,813
• Composite: 9.74/100
• National rank: #9829
• State rank: #234 of 249 in AZ

Livability — Phoenix

• Score: 75/100
• State rank: #16
• US rank: #3924

Category grades

Amenities A+ Commute A+ Cost of living B- Crime F Employment B- Housing A+ Health & safety C- User ratings F

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Phoenix, AZ
• County: Maricopa County · 4,537,380 people
• City population: 1,500,198
• Metro: Phoenix-Mesa-Chandler, AZ
• Population (ZIP): 45,903
• Household income: $88,717
• Rent vs Own: 32.4% rent · 67.6% own
• Severe rent burden: 1624.0

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 0.66)
• Race & ethnicity: Hispanic / Latino 50% Two or more races 29% White 25% Black 14% Asian 4% Native American 2% Pacific Islander 1%
• Hispanic origin (detail): Mexican 45%
• Common ancestry: Romanian 1% Lithuanian 1% Italian 1%
• Foreign-born: 17% · Canada, China, Vietnam
• Languages at home: 65% English-only · Spanish 29% Other Asian/Pacific 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: ▼ -122.03%
• Current HPI: 318.0601
• Rent YoY: ▼ -4.00%
• 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

-27.3% since first listed

9 events — show timeline

• 2026-05-18 Price Changed $80,000 ARMLS
• 2026-01-06 Relisted — ARMLS
• 2026-01-06 Price Changed $90,000 ARMLS
• 2026-01-04 Listing Removed — ARMLS
• 2025-11-04 Relisted — ARMLS
• 2025-10-31 Listing Removed — ARMLS
• 2025-10-02 Price Changed $98,000 ARMLS
• 2025-07-29 Price Changed $100,000 ARMLS
• 2025-06-13 Listed $110,000 ARMLS