8218 S 7th St #68 · Phoenix, AZ 85042

$85,000

3 bd · 2.0 ba · 1,300 sqft · Manufactured · 51 Days on market

Built 1980 Good condition Est $125k · 32% under

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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 +1.5/5.0
• Schools +1.0/10.0
• Appreciation +0.0/10.0

Listing remarks

Discover all the charm of this adorable 3-bedroom mobile home! The interior boasts wood-look flooring, vaulted ceilings with exposed beams to add character, plenty of natural light, and a soothing palette that makes you want to stay. The kitchen comes equipped with recessed lighting, white shaker cabinets, ample counter space, a walk-in pantry, and built-in appliances for a seamless cooking experience. Relax after a long day in the main retreat, complete with a full bathroom with double sinks and a separate shower & tub for added privacy and comfort. Spacious storage shed out back for extra organization. Don't miss out on the community's amenities, including the pool, sports court, an

Key facts

• Wood-look flooring
• Built-in appliances
• Recessed lighting

Tags

• WOOD-LOOK FLOORING
• VAULTED CEILINGS
• RECESSED LIGHTING
• WHITE SHAKER CABINETS
• WALK-IN PANTRY
• BUILT-IN APPLIANCES

Property features AI

Finance

• Financial info: Current financing types: Conventional and Other
• HOA & community: Land lease community with a monthly land lease fee of $850; No association fees included; Community amenities include a pool and a playground

Exterior

• Parking: 1 open parking space; Common parking area
• Utilities: City water; Public sewer
• Home design: Manufactured / mobile home; Leasehold ownership
• Construction: Vertical siding and painted wood frame construction; Composition roof
• Exterior features: Storage space; Shed(s); Corner lot; Desert front and desert back landscaping; Private maintained road; Mountain view

Interior

• Kitchen: Built-in microwave; Laminate counters; Walk-in pantry
• Bedrooms: Up to 3 bedrooms
• Flooring: Vinyl flooring; Tile flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating; Central air conditioning
• Interior features: High-speed internet; Double vanity in bathroom; Eat-in kitchen; No interior steps (single-level interior); Vaulted ceilings; Pantry; Full bath in master bedroom; Separate shower and tub; Disposal
• Laundry & utility: Indoor laundry with washer/dryer hookups

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $85k. Condition is rated good.

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 $85k).
• Recommended offer: $82k (3.0% below list) — sets the bar for market timing.
• Cap rate 22.1% 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; 34 comparable units currently listed for rent nearby; rentals leasing fast (median 1d 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 $588 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 $24k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 51 days — a 3% lower offer ($82k) is reasonable based on typical stale-listing flexibility.

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 $82,450 (3.0% below list)

Questions for the listing agent

1. It's been on market 51 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 22.10%
• Cash-on-cash: 56.44%
• DSCR: 3.51
• GRM: 3.3

CMA / ARV

• ARV (on-the-fly): $124,800
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
303 E South Mountain Ave #75	0.20mi	3/2.0	1,300 (0%)	18mo	$125,000	$96	76
303 E South Mountain Ave Lot 6	0.25mi	3/2.0	1,300 (0%)	21mo	$105,000	$81	70
8218 S 7th St #146	0.13mi	3/2.0	1,440 (+11%)	20mo	$66,000	$46	59
303 E South Mountain Ave #118	0.20mi	3/2.0	1,152 (-11%)	21mo	$115,900	$101	54

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: 51.4%
• Equity multiple: 3.15×
• Total profit: $51,223
• Equity at exit: $12,674

10-year hold

• IRR: 55.6%
• Equity multiple: 5.71×
• Total profit: $112,071
• Equity at exit: $7,349

Cash invested: $23,800 (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: 3.3×

Monthly cashflow live

• Estimated rent: $2,161 high
• Mortgage (P&I): −$446
• Tax est. 1.5%: −$106 /mo · $1,275/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$454
• Net cashflow: $1,119

Break-even live

Break-even rent $744

Max offer price $85,000

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Rent comps 34 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
833 Gary Ln Unit 1545771P Phoenix, AZ	3.0	2.0	1797	$3,193	$1.78	11d	1	0.32mi
8350 S Central Ave Phoenix, AZ	2.0–4.0	1.5–2.5	1167	$2,070	$1.77	1d	8	0.32mi
7850 S Central Ave Phoenix, AZ	2.0	2.5	1780	$2,195	$1.23	1d	4	0.40mi
922 E Gary Ln Phoenix, AZ	3.0	2.0	1530	$2,099	$1.37	1d	1	0.42mi
105 W Latona Rd Phoenix, AZ	3.0	2.5	1499	$2,350	$1.57	1d	1	0.44mi
825 E Euclid Ave Phoenix, AZ	2.0–3.0	2.0–2.5	1278	$2,815	$2.20	1d	35	0.45mi
930 E Harwell Rd Phoenix, AZ	4.0	2.0	1692	$2,187	$1.29	12d	1	0.48mi
136 W Latona Rd Phoenix, AZ	3.0	2.5	1499	$2,350	$1.57	1d	1	0.49mi
207 W Latona Rd Phoenix, AZ	3.0	2.0	1319	$2,205	$1.67	1d	1	0.52mi
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
9204 S 7th St Phoenix, AZ	2.0	1.5	1200	$1,549	$1.29	1d	1	0.64mi
112 W Milada Dr Unit 112 Phoenix, AZ	3.0	2.5	1750	$2,190	$1.25	1d	1	0.67mi
1106 E Gwen St Phoenix, AZ	3.0	2.0	1625	$1,900	$1.17	7d	1	0.68mi
98 W Dobbins Rd Phoenix, AZ	3.0	3.0	1555	$2,120	$1.36	1d	7	0.69mi
120 W Dobbins Rd Phoenix, AZ	1.0–2.0	1.0	938	$1,345	$1.43	1d	3	0.70mi
8107 S 5th Ave Phoenix, AZ	3.0	2.0	1618	$2,140	$1.32	1d	1	0.71mi
2 E Piedmont Rd Phoenix, AZ	2.0	2.0	1703	$2,300	$1.35	1d	1	0.88mi
6821 S Montezuma St Phoenix, AZ	3.0–4.0	2.5–3.0	1469	$1,845	$1.26	1d	11	0.96mi
9700 S Central Ave Phoenix, AZ	2.0–3.0	2.0–3.0	1348	$2,411	$1.79	1d	5	0.96mi
6631 S 7th St Unit 10 Phoenix, AZ	3.0	2.5	1600	$2,395	$1.50	1d	1	1.00mi
6519 S 5th Way Phoenix, AZ	3.0	2.0	1711	$2,150	$1.26	24d	1	1.03mi
819 E Apollo Rd Phoenix, AZ	3.0	2.0	1800	$2,200	$1.22	11d	1	1.03mi
8402 S 15th Way Phoenix, AZ	3.0	2.0	1284	$2,050	$1.60	1d	1	1.06mi
828 E Apollo Rd Phoenix, AZ	3.0–4.0	2.5	1726	$2,295	$1.33	1d	4	1.10mi
6909 S 7th Ln Phoenix, AZ	3.0	4.0	1584	$1,620	$1.02	1d	1	1.16mi
9239 S 8th Ave Phoenix, AZ	4.0	2.0	1250	$2,300	$1.84	2d	1	1.17mi
7503 S 12th Ave Phoenix, AZ	3.0	2.0	1683	$2,200	$1.31	1d	1	1.19mi
916 W Carter Rd Phoenix, AZ	3.0	2.0	1350	$2,199	$1.63	14d	1	1.20mi
1417 E Irwin Ave Phoenix, AZ	3.0	2.0	1408	$1,985	$1.41	18d	1	1.22mi
1417 E Irwin Ave Phoenix, AZ	3.0	2.0	1408	$1,980	$1.41	11d	1	1.22mi
1207 W Carson Rd Phoenix, AZ	4.0	2.0	1660	$2,295	$1.38	4d	1	1.32mi
6614 S 10th Dr Phoenix, AZ	3.0	2.0	1347	$2,200	$1.63	16d	1	1.42mi
1016 W Lydia Ln Phoenix, AZ	3.0	2.0	1263	$1,875	$1.48	11d	1	1.47mi

Listing history 15 events

1. 2026-06-18
   days on market $85,000 Active 51 DOM
2. 2026-06-17
   days on market $85,000 Active 50 DOM
3. 2026-06-16
   days on market $85,000 Active 49 DOM
4. 2026-06-15
   days on market $85,000 Active 48 DOM
5. 2026-06-13
   days on market $85,000 Active 46 DOM
6. 2026-06-13
   days on market $85,000 Active 45 DOM
7. 2026-06-09
   days on market $85,000 Active 42 DOM
8. 2026-06-08
   days on market $85,000 Active 41 DOM
9. 2026-06-07
   days on market $85,000 Active 40 DOM
10. 2026-06-04
    days on market $85,000 Active 37 DOM
11. 2026-06-03
    days on market $85,000 Active 36 DOM
12. 2026-06-02
    days on market $85,000 Active 35 DOM
13. 2026-06-01
    days on market $85,000 Active 34 DOM
14. 2026-05-31
    days on market $85,000 Active 33 DOM
15. 2026-04-28
    listed $85,000 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: $25,926
• − Mortgage interest: −$4,761
• − Property taxes: −$1,275
• − Insurance: −$425
• − Repairs & maintenance: −$2,074
• − Management: −$2,074
• − Depreciation: −$2,473
• Taxable income: $12,844
• Est. tax owed @ 24.0%: −$3,083
• After-tax cash flow: $10,350/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 3-bedroom mobile home is in good condition with cosmetic updates needed to enhance its curb appeal and resale value.

Value-add opportunities

• Both painting exterior — enhances curb appeal and resale value
• Both landscaping — improves curb appeal and rental value
• Resale upgrading kitchen appliances — modernizes kitchen and attracts buyers
• Resale upgrading bathrooms — modernizes bathrooms and attracts buyers

Renovation cost estimate screening

Value-add ROI direction

• Both painting exterior — enhances curb appeal and resale value ↑
• Both landscaping — improves curb appeal and rental value ↑
• Resale upgrading kitchen appliances — modernizes kitchen and attracts buyers ↑
• Resale upgrading bathrooms — modernizes bathrooms and attracts buyers ↑

ⓘ 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: 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

1 event — show timeline

• 2026-04-28 Listed $85,000 ARMLS