8172 N 80th Ln · Peoria, AZ 85345

$499,990

5 bd · 3.5 ba · 2,762 sqft · Land · 65 Days on market

Built 2026 5,000 sqft lot $181/sqft · 10% below area Est $555k · 10% under $136/mo HOA · 4% of rent ↓ 3% since listing

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Why this score? — see what drove the F 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).

• ARV discount +12.0/15.0
• Cash flow +4.9/30.0
• Livability +3.8/5.0
• Schools +3.5/10.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• 1% rule +1.1/10.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to Manor at Legacy Place, a community of new homes in Peoria, AZ. Choose from three beautiful 2-story floorplans of up to 2,762 sq. ft. , 5 beds, 3.5 baths, and 2-car garages. Choose from four options - Elements, Loft, Farmhouse, or Classic - with unique palettes and no hidden fees to provide you with the best home at the best price. This community has plenty of amenities for you to stay active while meeting and connecting with neighbors. Kick back and relax at the community pool with a good book, let the kids foster friendships on the playground with the neighbors' kids, or plan a potluck BBQ at the picnic tables at the ramada. Offered By: K. HOVNANIAN GREAT WESTERN HOMES, LLC The Hampton offers: Charming kitchen featuring Chestnut Brown cabinetry & pendant lighting. Vast center island for prepping family meals. Open concept living spaces for hosting family & friends. Lavish primary suite & bath with freestanding tub. Private Extra Suite for overnight guests. Inviting covered patio with 12' multi-slide door. Attached 2-car garage provides convenient parking.

Key facts

• Covered patio
• Chef's kitchen
• 5,000 sq ft lot

Tags

• CHEF'S KITCHEN
• QUILL-STAINED CABINETRY
• MARBLE-LOOK QUARTZ COUNTERTOPS
• FRENCH-DOOR REFRIGERATOR
• COVERED PATIO
• PRIVATE MAIN-LEVEL SUITE

What this means for you Summary

Snapshot

• This is a 5-bed/3.5-bath land listed at $500k.

Deal economics

• At list price, monthly cash flow is $-1k ($-14k/yr) — negative.
• To cash-flow at today's rent, offer at most $328k (34.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $304k (39.2% below list).
• Recommended offer: $304k (39.2% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 76/100 on livability (#14 in AZ, #3,603 nationally) — a middle-class / working-renter tenant base. Strengths: housing A+, commute A, employment A; Watch: cost of living C-, amenities D, health & safety F.
• Peoria Unified School District (4237) (suburban): math 36% / reading 42% proficiency, ranked #64 of 249 in AZ (top 26%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents flat; 333 active listings in the ZIP; 16 comparable units currently listed for rent nearby; rentals leasing fast (median 13d on market — plan ~1-2 weeks tenant-placement turnaround); 36,011 units permitted in Maricopa County in 2024 (12,801 in 5+ unit buildings).
• At $3,040/mo this rent would consume 54% of the median local household income ($67k/yr) (locally 1879% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $15k 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.

Negotiation context

• It's been on market 65 days — a 6% lower offer ($470k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $85k (15%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $303,995 (39.2% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 65 days. Have you received any prior offers? Is the seller open to a 39% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
7. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
8. 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.
9. 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.
10. 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: 0.61% ✗
• Cap rate: 3.44%
• Cash-on-cash: -10.20%
• DSCR: 0.55
• GRM: 13.7

CMA / ARV

• ARV (median comp): $554,990
• List price: $499,990
• Delta: -9.91%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 0.62% rent growth · sell at horizon

5-year hold

• IRR: -37.4%
• Equity multiple: -0.17×
• Total profit: $-163,778
• Equity at exit: $74,550

10-year hold

• IRR: -73.3%
• Equity multiple: -0.91×
• Total profit: $-267,483
• Equity at exit: $43,230

Cash invested: $139,997 (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 85345

• Home prices YoY: -19.8%
• Rents YoY: 0.6%
• Active inventory: 333
• Price-to-rent: 13.7×

Monthly cashflow live

• Estimated rent: $3,040 high
• Mortgage (P&I): −$2,622
• Tax est. 1.5%: −$625 /mo · $7,500/yr
• Insurance: −$208
• HOA: −$136
• Vacancy / Maint / Mgmt: −$638
• Net cashflow: $-1,190

Break-even live

Break-even rent $4,546

Max offer price $327,830

Occupancy floor —

Sensitivity live

Price	-10% $-844	-5% $-1,017	+0% $-1,190	+5% $-1,363	+10% $-1,535
Rent	-10% $-1,430	-5% $-1,310	+0% $-1,190	+5% $-1,070	+10% $-950
Rate	-1.0pp $-938	-0.5pp $-1,063	base $-1,190	+0.5pp $-1,319	+1.0pp $-1,451

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: $124,998
• Closing costs: $15,000
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7318 N Kirsten Ave Glendale, AZ	5.0	3.0	3626	$3,495	$0.96	2d	1	0.90mi
8790 W Hayward Ave Unit 1545720P Glendale, AZ	4.0	3.0	3024	$5,161	$1.71	12d	1	0.97mi
7317 N 85th Ave Glendale, AZ	4.0	3.0	2894	$11,000	$3.80	2d	1	1.04mi
8408 W Midway Ave Glendale, AZ	5.0	2.5	3279	$10,770	$3.28	2d	1	1.08mi
8537 W Myrtle Ave Glendale, AZ	5.0	3.0	2862	$2,895	$1.01	3d	1	1.19mi
8145 W Palo Verde Ave Peoria, AZ	4.0	2.0	2132	$1,895	$0.89	15d	1	1.19mi
7039 N 84th Ave Glendale, AZ	5.0	2.5	2678	$2,895	$1.08	15d	1	1.19mi
8544 W Midway Ave Glendale, AZ	4.0	3.0	2616	$2,895	$1.11	2d	1	1.23mi
8984 W Diana Ave Peoria, AZ	4.0	2.5	2430	$8,900	$3.66	6d	1	1.24mi
7402 N 88th Ln Glendale, AZ	4.0	2.0	2219	$2,195	$0.99	44d	1	1.27mi
6832 N 77th Ln Glendale, AZ	5.0	3.0	2136	$2,300	$1.08	22d	1	1.33mi
8816 W Myrtle Ave Glendale, AZ	5.0	2.5	3122	$3,095	$0.99	44d	1	1.33mi
9026 W Ruth Ave Peoria, AZ	5.0	3.5	2620	$6,300	$2.40	25d	1	1.34mi
8854 W Myrtle Ave Glendale, AZ	4.0	2.5	2890	$3,500	$1.21	3d	1	1.35mi
7216 N 72nd Dr Glendale, AZ	5.0	2.5	2136	$2,250	$1.05	18d	1	1.44mi
8805 W Glenn Dr Glendale, AZ	4.0	2.0	2143	$2,495	$1.16	6d	1	1.45mi

HOA detail

• Monthly dues: $136 · $1,632/yr
• Likely covers: pool

Listing history 13 events

1. 2026-06-07
   status $499,990 Pending 65 DOM
2. 2026-06-04
   days on market $499,990 Active 65 DOM
3. 2026-06-03
   days on market $499,990 Active 64 DOM
4. 2026-06-02
   days on market $499,990 Active 63 DOM
5. 2026-06-01
   days on market $499,990 Active 62 DOM
6. 2026-05-31
   days on market $499,990 Active 61 DOM
7. 2026-05-16
   price $569,990 1102-char remark

   Show marketing remark (1102 chars)

   Welcome to Manor at Legacy Place, a community of new homes in Peoria, AZ. Choose from three beautiful 2-story floorplans of up to 2,762 sq. ft. , 5 beds, 3.5 baths, and 2-car garages. Choose from four options - Elements, Loft, Farmhouse, or Classic - with unique palettes and no hidden fees to provide you with the best home at the best price. This community has plenty of amenities for you to stay active while meeting and connecting with neighbors. Kick back and relax at the community pool with a good book, let the kids foster friendships on the playground with the neighbors' kids, or plan a potluck BBQ at the picnic tables at the ramada. Offered By: K. HOVNANIAN GREAT WESTERN HOMES, LLC The Hampton offers: Charming kitchen featuring Chestnut Brown cabinetry & pendant lighting. Vast center island for prepping family meals. Open concept living spaces for hosting family & friends. Lavish primary suite & bath with freestanding tub. Private Extra Suite for overnight guests. Inviting covered patio with 12' multi-slide door. Attached 2-car garage provides convenient parking.

8. 2026-04-25
   price $539,990 789-char remark

   Show marketing remark (789 chars)

   ~Special CASH Pricing Available $539,990~ This Hampton plan home blends comfort and style with 5 bedrooms and 3.5 baths enhanced by classic-inspired interior finishes. The chef's kitchen features Quill-stained cabinetry, marble-look quartz countertops, GE Profile stainless-steel appliances, and a French-door refrigerator, all opening to a bright great room designed for gathering. Step outside to the covered patio for easy indoor-outdoor living. A private main-level suite offers flexibility for guests or multigenerational needs. Upstairs, a spacious loft, three secondary bedrooms, and a tranquil primary suite with dual vanities, soaking tub, walk-in shower, and generous closet space complete the home. Located at Manor at Legacy Place near Loop 101, Westgate, shopping, and dining.

9. 2026-04-15
   price $589,990 1102-char remark

   Show marketing remark (1102 chars)

   Welcome to Manor at Legacy Place, a community of new homes in Peoria, AZ. Choose from three beautiful 2-story floorplans of up to 2,762 sq. ft. , 5 beds, 3.5 baths, and 2-car garages. Choose from four options - Elements, Loft, Farmhouse, or Classic - with unique palettes and no hidden fees to provide you with the best home at the best price. This community has plenty of amenities for you to stay active while meeting and connecting with neighbors. Kick back and relax at the community pool with a good book, let the kids foster friendships on the playground with the neighbors' kids, or plan a potluck BBQ at the picnic tables at the ramada. Offered By: K. HOVNANIAN GREAT WESTERN HOMES, LLC The Hampton offers: Charming kitchen featuring Chestnut Brown cabinetry & pendant lighting. Vast center island for prepping family meals. Open concept living spaces for hosting family & friends. Lavish primary suite & bath with freestanding tub. Private Extra Suite for overnight guests. Inviting covered patio with 12' multi-slide door. Attached 2-car garage provides convenient parking.

10. 2026-04-10
    price $509,990 789-char remark

    Show marketing remark (789 chars)

    ~Special CASH Pricing Available $539,990~ This Hampton plan home blends comfort and style with 5 bedrooms and 3.5 baths enhanced by classic-inspired interior finishes. The chef's kitchen features Quill-stained cabinetry, marble-look quartz countertops, GE Profile stainless-steel appliances, and a French-door refrigerator, all opening to a bright great room designed for gathering. Step outside to the covered patio for easy indoor-outdoor living. A private main-level suite offers flexibility for guests or multigenerational needs. Upstairs, a spacious loft, three secondary bedrooms, and a tranquil primary suite with dual vanities, soaking tub, walk-in shower, and generous closet space complete the home. Located at Manor at Legacy Place near Loop 101, Westgate, shopping, and dining.

11. 2026-04-07
    price $590,151 1102-char remark

    Show marketing remark (1102 chars)

    Welcome to Manor at Legacy Place, a community of new homes in Peoria, AZ. Choose from three beautiful 2-story floorplans of up to 2,762 sq. ft. , 5 beds, 3.5 baths, and 2-car garages. Choose from four options - Elements, Loft, Farmhouse, or Classic - with unique palettes and no hidden fees to provide you with the best home at the best price. This community has plenty of amenities for you to stay active while meeting and connecting with neighbors. Kick back and relax at the community pool with a good book, let the kids foster friendships on the playground with the neighbors' kids, or plan a potluck BBQ at the picnic tables at the ramada. Offered By: K. HOVNANIAN GREAT WESTERN HOMES, LLC The Hampton offers: Charming kitchen featuring Chestnut Brown cabinetry & pendant lighting. Vast center island for prepping family meals. Open concept living spaces for hosting family & friends. Lavish primary suite & bath with freestanding tub. Private Extra Suite for overnight guests. Inviting covered patio with 12' multi-slide door. Attached 2-car garage provides convenient parking.

12. 2026-03-31
    listed $585,151 Active 789-char remark

    Show marketing remark (789 chars)

    ~Special CASH Pricing Available $539,990~ This Hampton plan home blends comfort and style with 5 bedrooms and 3.5 baths enhanced by classic-inspired interior finishes. The chef's kitchen features Quill-stained cabinetry, marble-look quartz countertops, GE Profile stainless-steel appliances, and a French-door refrigerator, all opening to a bright great room designed for gathering. Step outside to the covered patio for easy indoor-outdoor living. A private main-level suite offers flexibility for guests or multigenerational needs. Upstairs, a spacious loft, three secondary bedrooms, and a tranquil primary suite with dual vanities, soaking tub, walk-in shower, and generous closet space complete the home. Located at Manor at Legacy Place near Loop 101, Westgate, shopping, and dining.

13. 2026-03-22
    listed $585,151 Active 1102-char remark

    Show marketing remark (1102 chars)

    Welcome to Manor at Legacy Place, a community of new homes in Peoria, AZ. Choose from three beautiful 2-story floorplans of up to 2,762 sq. ft. , 5 beds, 3.5 baths, and 2-car garages. Choose from four options - Elements, Loft, Farmhouse, or Classic - with unique palettes and no hidden fees to provide you with the best home at the best price. This community has plenty of amenities for you to stay active while meeting and connecting with neighbors. Kick back and relax at the community pool with a good book, let the kids foster friendships on the playground with the neighbors' kids, or plan a potluck BBQ at the picnic tables at the ramada. Offered By: K. HOVNANIAN GREAT WESTERN HOMES, LLC The Hampton offers: Charming kitchen featuring Chestnut Brown cabinetry & pendant lighting. Vast center island for prepping family meals. Open concept living spaces for hosting family & friends. Lavish primary suite & bath with freestanding tub. Private Extra Suite for overnight guests. Inviting covered patio with 12' multi-slide door. Attached 2-car garage provides convenient parking.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $36,479
• − Mortgage interest: −$28,007
• − Property taxes: −$7,500
• − Insurance: −$2,500
• − Repairs & maintenance: −$2,918
• − Management: −$2,918
• − HOA: −$1,632
• − Depreciation: −$14,545
• Taxable loss: −$23,541
• Est. tax savings @ 24.0%: +$5,650
• After-tax cash flow: $-8,627/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: Peoria Unified School District (4237)
• NCES district ID: 0406250
• Math proficiency: 36% ▼ -14.00%
• Reading proficiency: 42% ▼ -8.00%
• Median HH income: $60,171
• Composite: 34.62/100
• National rank: #5152
• State rank: #64 of 249 in AZ

Livability — Peoria

• Score: 76/100
• State rank: #14
• US rank: #3603

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Peoria, AZ
• County: Maricopa County · 4,537,380 people
• City population: 206,687
• Metro: Phoenix-Mesa-Chandler, AZ
• Population (ZIP): 60,918
• Household income: $67,380
• Rent vs Own: 33.5% rent · 66.5% own
• Severe rent burden: 1879.0

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 0.62)
• Race & ethnicity: White 51% Hispanic / Latino 34% Two or more races 14% Black 5% Asian 4% Native American 2%
• Hispanic origin (detail): Mexican 29%
• Common ancestry: Romanian 2% Italian 2% Slovak 1%
• Foreign-born: 13% · Canada, Vietnam
• Languages at home: 76% English-only · Spanish 18% Other Indo-European 1% Vietnamese 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: ▼ -80.77%
• Current HPI: 328.1069
• Rent YoY: ▲ 0.62%
• 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

-2.6% since first listed

7 events — show timeline

• 2026-05-16 Price Changed $569,990 Zillow
• 2026-04-25 Price Changed $539,990 ARMLS
• 2026-04-15 Price Changed $589,990 Zillow
• 2026-04-10 Price Changed $509,990 ARMLS
• 2026-04-07 Price Changed $590,151 Zillow
• 2026-03-31 Listed $585,151 ARMLS
• 2026-03-22 Listed $585,151 Zillow