8601 N 71st Ave #52 · Glendale, AZ 85301

$25,000

2 bd · 1.0 ba · 950 sqft · Manufactured · 120 Days on market

Built 1984 Est $40k · 37% under ↓ 44% since listing

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Why this score? — see what drove the C- 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 +15.0/30.0
• ARV discount +15.0/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• 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

Oversized backyard space in an amazing location on the edge of Glendale and Peoria. Situated in a very flexible, all-ages, and rent-friendly park mobile home park, hard to find and full of potential. Make: Progressive, Year: 1984, Size: 14x64, VIN: PHIA7830312

Key facts

• 2 parking spots
• Community pool
• Built 1984

Tags

• OVERSIZED BACKYARD SPACE
• FLEXIBLE MOBILE HOME PARK

Property features AI

Finance

• HOA & community: Land lease (approximately $905 monthly); Association covers sewer, water, trash, and grounds maintenance; Community pool

Exterior

• Parking: 2 covered parking spaces; 2 carport spaces
• Utilities: City water; Public sewer; 220 volts in kitchen
• Home design: Manufactured/mobile home; Leasehold property
• Construction: Fiberglass siding; Wood siding; Board & batten siding; Steel frame; Wood frame; Composition roof; Building area provided by owner
• Exterior features: Chain link fencing; Dirt backyard

Interior

• Kitchen: 220 volts available in kitchen
• Bedrooms: 2 possible bedrooms
• Bathrooms: 1 full bathroom
• Heating & cooling: Electric heating; Central air conditioning
• Interior features: Eat-in kitchen
• Laundry & utility: Laundry inside

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $25k.

Deal economics

• At list price, monthly cash flow is $899 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $25k).
• Recommended offer: $23k (9.0% below list) — sets the bar for market timing.
• Cap rate 49.5% 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; 40 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 30% 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 $173 of loan paydown is wiped out by about $750 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 $7k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 120 days — a 9% lower offer ($23k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $20k (44%) 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 $22,750 (9.0% below list)

Questions for the listing agent

1. It's been on market 120 days. Have you received any prior offers? Is the seller open to a 9% 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: 5.43% ✓
• Cap rate: 49.45%
• Cash-on-cash: 154.15%
• DSCR: 7.86
• GRM: 1.5

CMA / ARV

• ARV (on-the-fly): $39,900
• 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	980 (+3%)	20mo	$65,000	$66	70
6942 W Olive Ave #54	0.46mi	2/2.0	924 (-3%)	1mo	$28,000	$30	69
6942 W Olive Ave #94	0.46mi	2/2.0	952 (+0%)	11mo	$11,000	$12	65
6942 W Olive Ave #30	0.46mi	2/2.0	924 (-3%)	8mo	$30,000	$32	64
6942 W Olive Ave #107	0.46mi	2/2.0	896 (-6%)	5mo	$20,000	$22	61
6942 W Olive Ave #20	0.46mi	2/2.0	1,040 (+10%)	4mo	$25,000	$24	56
6942 W Olive Ave #49	0.46mi	2/2.0	896 (-6%)	12mo	$5,000	$6	55
8401 N 67th Ave #69	0.60mi	3/2.0 (+1)	960 (+1%)	14mo	$79,000	$82	50
6601 W Sunnyslope Ln	0.74mi	2/2.0	970 (+2%)	11mo	$165,000	$170	49
8401 N 67th Ave #164	0.60mi	3/2.0 (+1)	896 (-6%)	11mo	$78,500	$88	45
8401 N 67th Ave #199	0.60mi	2/1.0	840 (-12%)	12mo	$34,900	$42	43
8401 N 67th Ave #216	0.60mi	2/1.0	840 (-12%)	14mo	$46,000	$55	42

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: —
• Equity multiple: 8.04×
• Total profit: $49,263
• Equity at exit: $3,728

10-year hold

• IRR: —
• Equity multiple: 15.48×
• Total profit: $101,357
• Equity at exit: $2,162

Cash invested: $7,000 (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: 215
• Price-to-rent: 1.5×

Monthly cashflow live

• Estimated rent: $1,357 high
• Mortgage (P&I): −$131
• Tax est. 1.5%: −$31 /mo · $375/yr
• Insurance: −$10
• HOA: −$0
• Vacancy / Maint / Mgmt: −$285
• Net cashflow: $899

Break-even live

Break-even rent $219

Max offer price $25,000

Occupancy floor 29%

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: $6,250
• Closing costs: $750
• Reserves months: —
• Total cash needed: —

Rent comps 40 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	5d	1	0.32mi
8772 N 67th Ave Glendale, AZ	1.0–3.0	1.0–2.0	937	$1,654	$1.77	1d	24	0.34mi
6767 W Butler Dr Glendale, AZ	1.0–2.0	1.5–2.0	787	$1,458	$1.85	1d	14	0.41mi
7040 W Olive Ave #12 Peoria, AZ	2.0	2.0	900	$1,445	$1.61	24d	1	0.42mi
8344 N 67th Ave Glendale, AZ	1.0–2.0	1.0	615	$1,315	$2.14	1d	10	0.43mi
8450 N 67th Ave Glendale, AZ	1.0–2.0	1.0	615	$1,350	$2.20	1d	4	0.45mi
9160 N 67th Ave Unit 212 Peoria, AZ	2.0	2.0	992	$1,680	$1.69	24d	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	$1,429	$1.47	44d	1	0.64mi
9350 N 67th Ave Glendale, AZ	2.0	2.0	970	$1,385	$1.43	13d	1	0.64mi
9350 N 67th Ave Unit A1 Glendale, AZ	1.0	1.0	600	$990	$1.65	24d	1	0.65mi
9350 N 67th Ave Unit B1 Glendale, AZ	2.0	1.0	842	$1,070	$1.27	24d	1	0.65mi
9350 N 67th Ave Unit B2 Glendale, AZ	2.0	2.0	970	$1,250	$1.29	44d	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	1.0	1.0	585	$960	$1.64	1d	1	0.99mi
6201 W Olive Ave Glendale, AZ	2.0	1.0	759	$1,445	$1.90	22d	1	0.99mi
6201 W Olive Ave Unit A3 Glendale, AZ	1.0	1.0	554	$820	$1.48	1d	1	1.01mi
6201 W Olive Ave Unit A4 Glendale, AZ	1.0	1.0	585	$875	$1.50	1d	1	1.01mi
6201 W Olive Ave Unit B1 Glendale, AZ	2.0	1.0	759	$1,225	$1.61	1d	1	1.01mi
10013 N 66th Ln Glendale, AZ	3.0	2.0	1063	$1,999	$1.88	24d	1	1.07mi
8315 N 61st Ave Glendale, AZ	2.0	1.0	900	$1,004	$1.12	1d	1	1.23mi
6049 W Laurie Ln Unit 4 Glendale, AZ	1.0	1.0	675	$1,100	$1.63	10d	1	1.23mi
6049 W Laurie Ln Unit 7 Glendale, AZ	1.0	1.0	650	$1,050	$1.62	1d	1	1.23mi
6049 W Laurie Ln Unit 5 Glendale, AZ	2.0	1.0	750	$1,210	$1.61	1d	1	1.23mi
6043 W Laurie Ln Apt 4 Glendale, AZ	1.0	1.0	675	$1,050	$1.56	11d	1	1.25mi
6015 W Olive Ave Glendale, AZ	2.0	1.0	800	$1,500	$1.88	1d	16	1.26mi
6011 W Townley Ave Glendale, AZ	2.0	1.5	1026	$1,449	$1.41	1d	1	1.28mi
8319 N 60th Dr Glendale, AZ	2.0	1.0	787	$1,099	$1.40	1d	1	1.28mi
8546 N 59th Ave Glendale, AZ	2.0	1.0–2.0	700	$1,975	$2.82	20d	6	1.28mi
8546 N 59th Ave Glendale, AZ	2.0	1.0–2.0	700	$1,235	$1.76	1d	9	1.28mi
6002 W Townley Ave Glendale, AZ	3.0	1.5	1026	$1,549	$1.51	1d	1	1.29mi
8530 N 59th Ave Glendale, AZ	1.0	0.5–1.0	690	$1,057	$1.53	1d	3	1.31mi
8622 N 59th Ave Glendale, AZ	2.0–3.0	2.0	1232	$1,450	$1.18	1d	6	1.31mi
6060 W Royal Palm Rd Glendale, AZ	1.0	1.0	543	$1,146	$2.11	1d	4	1.31mi
7951 W Whitney Dr Peoria, AZ	2.0–4.0	2.0–2.5	1411	$2,163	$1.53	1d	30	1.32mi
6960 W Peoria Ave #90 Peoria, AZ	2.0	1.0	704	$1,320	$1.88	24d	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	24d	1	1.38mi
8450 N 59th Ave Glendale, AZ	1.0–3.0	1.0–2.0	919	$1,824	$1.99	5d	1	1.39mi
8546 N 59th Ave Apt 206 Glendale, AZ	1.0	1.0	700	$1,056	$1.51	20d	1	1.42mi

Listing history 19 events

1. 2026-06-18
   days on market $25,000 Active 120 DOM
2. 2026-06-17
   days on market $25,000 Active 119 DOM
3. 2026-06-16
   days on market $25,000 Active 118 DOM
4. 2026-06-15
   days on market $25,000 Active 117 DOM
5. 2026-06-13
   days on market $25,000 Active 115 DOM
6. 2026-06-13
   days on market $25,000 Active 114 DOM
7. 2026-06-09
   days on market $25,000 Active 111 DOM
8. 2026-06-08
   days on market $25,000 Active 110 DOM
9. 2026-06-07
   days on market $25,000 Active 109 DOM
10. 2026-06-04
    days on market $25,000 Active 106 DOM
11. 2026-06-03
    days on market $25,000 Active 105 DOM
12. 2026-06-02
    days on market $25,000 Active 104 DOM
13. 2026-06-01
    days on market $25,000 Active 103 DOM
14. 2026-05-31
    days on market $25,000 Active 102 DOM
15. 2026-05-20
    status Active
16. 2026-05-18
    historical Under Contract Accepting Backups
17. 2026-04-13
    price $25,000
18. 2026-03-11
    price $39,000
19. 2026-02-18
    listed $45,000 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: $16,283
• − Mortgage interest: −$1,400
• − Property taxes: −$375
• − Insurance: −$125
• − Repairs & maintenance: −$1,303
• − Management: −$1,303
• − Depreciation: −$727
• Taxable income: $11,050
• Est. tax owed @ 24.0%: −$2,652
• After-tax cash flow: $8,138/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

-44.4% since first listed

5 events — show timeline

• 2026-05-20 Relisted — ARMLS
• 2026-05-18 Contingent — ARMLS
• 2026-04-13 Price Changed $25,000 ARMLS
• 2026-03-11 Price Changed $39,000 ARMLS
• 2026-02-18 Listed $45,000 ARMLS