8427 W Glendale Ave #183 · Glendale, AZ 85305

$65,000

2 bd · 2.0 ba · 1,000 sqft · Manufactured · 27 Days on market

Built 1996 Average condition 5,000 sqft lot Est $86k · 24% under ↓ 28% 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 +2.8/5.0
• Rent growth +1.8/5.0
• Schools +1.6/10.0
• Appreciation +0.0/10.0

Listing remarks

Beautiful double wide unit with huge potential. Spacious interior with wood and tile flooring. Carpet in bedrooms. Neutral paint for a bright feel. Lots of cabinet space in the kitchen. Mature trees outside. More private location with no neighbors to the east. Outside storage with ample parking. Upgrades include interior laundry area and newer AC unit. Owner willing to offer partial seller financing.

Key facts

• Outside storage
• Cabinet space
• Double wide unit

Tags

• DOUBLE WIDE UNIT
• WOOD AND TILE FLOORING
• CABINET SPACE
• MATURE TREES
• PRIVATE LOCATION
• OUTSIDE STORAGE

Property features AI

Finance

• HOA & community: No association fees; Land lease: $730 monthly; Community biking/walking path

Exterior

• Parking: 2 covered parking spaces; 2 carport spaces
• Utilities: City water; Public sewer
• Home design: Modular/Pre-Fab property; Leasehold ownership
• Construction: Wood frame construction; Painted exterior; Metal roof
• Exterior features: Wood fencing; Gravel/stone front yard; Gravel/stone backyard

Interior

• Kitchen: Refrigerator; Dishwasher; Kitchen island
• Bedrooms: 2 bedrooms
• Flooring: Carpet; Laminate; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating; Central air conditioning
• Interior features: High-speed internet; Eat-in kitchen; 9+ foot flat ceilings; Kitchen island; Full bath in primary bedroom
• Laundry & utility: Laundry inside

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $65k. Condition is rated average.

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 $65k).
• Recommended offer: $64k (1.5% below list) — sets the bar for market timing.
• Cap rate 25.0% 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; 31 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 $449 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 $18k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 27 days — a 2% lower offer ($64k) is reasonable based on typical stale-listing flexibility.
• 3 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 $64,025 (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: 2.85% ✓
• Cap rate: 25.04%
• Cash-on-cash: 66.95%
• DSCR: 3.98
• GRM: 2.9

CMA / ARV

• ARV (on-the-fly): $86,000
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8427 W Glendale Ave #88	0.06mi	3/2.0 (+1)	960 (-4%)	4mo	$83,000	$86	82
7041 N 80th Dr	0.58mi	3/2.0 (+1)	1,064 (+6%)	11mo	$265,000	$249	48
7920 W Glendale Ave #98	0.68mi	2/2.0	896 (-10%)	22mo	$75,000	$84	33

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: 62.8%
• Equity multiple: 3.68×
• Total profit: $48,735
• Equity at exit: $9,692

10-year hold

• IRR: 66.3%
• Equity multiple: 6.76×
• Total profit: $104,831
• Equity at exit: $5,620

Cash invested: $18,200 (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: 2.9×

Monthly cashflow live

• Estimated rent: $1,854 high
• Mortgage (P&I): −$341
• Tax est. 1.5%: −$81 /mo · $975/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$389
• Net cashflow: $1,015

Break-even live

Break-even rent $569

Max offer price $65,000

Occupancy floor 40%

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: $16,250
• Closing costs: $1,950
• Reserves months: —
• Total cash needed: —

Rent comps 31 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
6755 N 83rd Ave Glendale, AZ	1.0–2.0	1.0–2.0	705	$1,425	$2.02	1d	8	0.35mi
8102 W Lamar Rd Glendale, AZ	2.0	1.0	748	$1,295	$1.73	1d	6	0.48mi
8991 W Glendale Ave Glendale, AZ	1.0–2.0	1.0–2.0	922	$1,742	$1.89	1d	46	0.58mi
7403 N 91st Ave Glendale, AZ	1.0–3.0	1.0–2.0	1014	$1,885	$1.86	2d	14	0.81mi
6745 N 93rd Ave #1154 Glendale, AZ	2.0	2.5	1439	$2,595	$1.80	17d	1	0.82mi
6851 N 93rd Ave Glendale, AZ	2.0	1.0–2.0	903	$2,396	$2.65	1d	45	0.85mi
6605 N 93rd Ave Glendale, AZ	2.0	2.5–3.0	1611	$1,998	$1.24	1d	2	0.90mi
7732 W Ocotillo Rd Glendale, AZ	3.0	2.0	1446	$2,000	$1.38	1d	1	0.93mi
6610 N 93rd Ave Glendale, AZ	1.0–2.0	1.0–2.0	933	$1,675	$1.80	1d	18	0.97mi
7460 N Zanjero Blvd Glendale, AZ	1.0–3.0	1.0–2.0	949	$1,922	$2.02	3d	45	0.99mi
7375 N Zanjero Blvd Glendale, AZ	1.0–3.0	1.0–3.0	975	$1,686	$1.73	2d	41	1.00mi
6770 N Sunrise Blvd Glendale, AZ	1.0	1.0	712	$1,626	$2.28	1d	5	1.08mi
7601 W Glendale Ave Glendale, AZ	1.0–2.0	1.0–2.0	955	$1,791	$1.87	1d	22	1.10mi
8908 W Solano Dr Glendale, AZ	3.0	2.0	1400	$3,000	$2.14	3d	1	1.19mi
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
7501 W Glenn Dr Glendale, AZ	2.0	1.0	750	$1,099	$1.47	1d	1	1.24mi
9450 W Cabela Dr Glendale, AZ	3.0	1.0–2.0	1027	$1,767	$1.72	2d	13	1.25mi
8914 W Loma Ln Unit 8914 Peoria, AZ	2.0	1.0	809	$1,450	$1.79	44d	1	1.27mi
7455 N 95th Ave Glendale, AZ	1.0–3.0	1.0–2.0	1080	$1,698	$1.57	2d	16	1.28mi
8839 W Manzanita Dr Peoria, AZ	3.0	2.0	1343	$2,305	$1.72	22d	1	1.28mi
7455n N 95th Ave Unit 1263150P Glendale, AZ	1.0	1.0	1033	$3,630	$3.51	8d	1	1.35mi
7721 W Rancho Dr Glendale, AZ	3.0	2.0	1265	$1,850	$1.46	1d	1	1.37mi
7111 N 75th Ave Glendale, AZ	2.0	1.0–2.0	632	$1,600	$2.53	1d	6	1.38mi
7707 W Rancho Dr Glendale, AZ	3.0	2.0	1265	$1,895	$1.50	1d	1	1.39mi
8856 W Griswold Rd Peoria, AZ	3.0	2.0	1343	$1,935	$1.44	5d	1	1.41mi
7825 W San Miguel Ave Glendale, AZ	3.0	2.0	1476	$2,100	$1.42	1d	1	1.46mi
9010 W Griswold Rd Peoria, AZ	3.0	2.0	1500	$1,999	$1.33	5d	1	1.48mi

Listing history 22 events

1. 2026-06-18
   days on market $65,000 Active 27 DOM
2. 2026-06-17
   days on market $65,000 Active 26 DOM
3. 2026-06-16
   days on market $65,000 Active 25 DOM
4. 2026-06-15
   days on market $65,000 Active 24 DOM
5. 2026-06-13
   days on market $65,000 Active 22 DOM
6. 2026-06-09
   days on market $65,000 Active 18 DOM
7. 2026-06-08
   days on market $65,000 Active 17 DOM
8. 2026-06-07
   days on market $65,000 Active 16 DOM
9. 2026-06-04
   days on market $65,000 Active 13 DOM
10. 2026-06-03
    days on market $65,000 Active 12 DOM
11. 2026-06-02
    days on market $65,000 Active 11 DOM
12. 2026-06-01
    days on market $65,000 Active 10 DOM
13. 2026-05-31
    remarks 403-char remark
14. 2026-05-31
    days on market $65,000 Active 9 DOM
15. 2026-05-22
    listed $65,000 Active
16. 2025-11-12
    historical
17. 2025-10-21
    price $82,500
18. 2025-10-14
    price $85,000
19. 2025-09-09
    price $87,500
20. 2025-07-11
    historical
21. 2025-07-10
    listed $90,000 Active
22. 2025-07-10
    listed $90,000

ⓘ 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: $22,248
• − Mortgage interest: −$3,641
• − Property taxes: −$975
• − Insurance: −$325
• − Repairs & maintenance: −$1,780
• − Management: −$1,780
• − Depreciation: −$1,891
• Taxable income: $11,856
• Est. tax owed @ 24.0%: −$2,845
• After-tax cash flow: $9,340/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

Average 55/100 Moderate rehab

This double-wide manufactured home has average condition with moderate rehab needs, offering potential for increased value through cosmetic updates.

Repairs flagged

• Minor kitchen backsplash — slight wear
• Minor bathroom vanity — slight wear
• Minor exterior siding — slight wear

Value-add opportunities

• Resale paint interior walls — enhances curb appeal and interior aesthetics
• Resale replace kitchen backsplash — modernizes kitchen and adds value
• Resale repair exterior siding — improves home's appearance and value

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen backsplash · slight wear	Minor	$500–3,000
bathroom vanity · slight wear	Minor	$500–3,000
exterior siding · slight wear	Minor	$500–3,000
Total estimated repair cost · 3 items		$1,500–9,000

Value-add ROI direction

• Resale paint interior walls — enhances curb appeal and interior aesthetics ↑
• Resale replace kitchen backsplash — modernizes kitchen and adds value ↑
• Resale repair exterior siding — improves home's appearance and 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: 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

-27.8% since first listed

8 events — show timeline

• 2026-05-22 Listed $65,000 ARMLS
• 2025-11-12 Listing Removed — ARMLS
• 2025-10-21 Price Changed $82,500 ARMLS
• 2025-10-14 Price Changed $85,000 ARMLS
• 2025-09-09 Price Changed $87,500 ARMLS
• 2025-07-11 Listing Removed — ARMLS
• 2025-07-10 Listed $90,000 ARMLS
• 2025-07-10 Listed $90,000 ARMLS