7810 W Peoria Ave #121 · Peoria, AZ 85345

$80,000

2 bd · 2.0 ba · 990 sqft · Manufactured · 57 Days on market

Built 2018 Good condition $81/sqft · 46% above area Est $55k · 46% over ↓ 28% 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.8/5.0
• Condition / age +3.8/5.0
• Schools +3.5/10.0
• Rent growth +2.7/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

NOT AGE RESTRICTED - Affordable Living in Peoria! Absolutely Beautiful 2 Bedroom, 2 Bathroom, Mobile Home Located in Suncrest Family Mobile Home Park, BUILT in 2018, Open Kitchen w/Gas Range & Oven, Kitchen Island w/Breakfast Bar, Eat-In Kitchen Dining, Spacious Greatroom w/Vaulted Ceilings, Master Bedroom w/Walk-In Closet & Ensuite Master Bathroom, 2 Car Carport, Community Clubhouse & Swimming Pool, Come Check It Out!

Key facts

• Spacious greatroom
• Kitchen island
• Open kitchen

Tags

• OPEN KITCHEN
• GAS RANGE
• KITCHEN ISLAND
• BREAKFAST BAR
• EAT-IN KITCHEN DINING
• SPACIOUS GREATROOM

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $80k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $690 ($8k/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: $78k (3.0% below list) — sets the bar for market timing.
• Cap rate 16.6% vs local median 3.3% in Peoria — 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 (#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; 24 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); 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 + 0.6% rent growth), your $22k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 57 days — a 3% lower offer ($78k) is reasonable based on typical stale-listing flexibility.
• 11 sale attempts since 3y ago; this cycle's ask has dropped $5k (6%) 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 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $77,600 (3.0% below list)

Questions for the listing agent

1. It's been on market 57 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. 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?
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: 1.97% ✓
• Cap rate: 16.64%
• Cash-on-cash: 36.96%
• DSCR: 2.64
• GRM: 4.2

CMA / ARV

• ARV (median comp): $54,892
• List price: $80,000
• Delta: 45.74%
• Verdict: OVERPRICED
• Comps: 9 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7810 W Peoria Ave #128	0.09mi	3/2.0 (+1)	980 (-1%)	2mo	$40,000	$41	87
10955 N 79th Ave #60	0.19mi	2/2.0	972 (-2%)	4mo	$65,000	$67	84
7810 W Peoria Ave #30	0.00mi	2/2.0	1,056 (+7%)	11mo	$106,000	$100	80
7810 W Peoria Ave #33	0.00mi	3/2.0 (+1)	952 (-4%)	12mo	$85,000	$89	79
7810 W Peoria Ave #153	0.00mi	2/2.0	1,056 (+7%)	12mo	$105,000	$99	79
10955 N 79th Ave #37	0.19mi	2/2.0	980 (-1%)	15mo	$88,000	$90	77
7810 W Peoria Ave #166	0.09mi	3/2.0 (+1)	896 (-10%)	7mo	$57,000	$64	69
10955 N 79th Ave #3	0.19mi	2/1.5	952 (-4%)	16mo	$46,000	$48	69
10955 N 79 Ave #46	0.19mi	2/1.5	956 (-3%)	22mo	$68,000	$71	65
7810 W Peoria Ave #125	0.05mi	3/2.0 (+1)	1,056 (+7%)	21mo	$117,000	$111	64
7344 W Peoria Ave #21	0.51mi	2/2.0	980 (-1%)	15mo	$17,000	$17	62
7302 W Peoria Ave #65	0.55mi	3/2.0 (+1)	1,056 (+7%)	3mo	$66,500	$63	56

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 · 0.62% rent growth · sell at horizon

5-year hold

• IRR: 30.1%
• Equity multiple: 2.22×
• Total profit: $27,327
• Equity at exit: $11,928

10-year hold

• IRR: 36.0%
• Equity multiple: 3.95×
• Total profit: $66,082
• 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 85345

• Home prices YoY: -19.8%
• Rents YoY: 0.6%
• Active inventory: 333
• Price-to-rent: 4.2×

Monthly cashflow live

• Estimated rent: $1,573 high
• Mortgage (P&I): −$420
• Tax est. 1.5%: −$100 /mo · $1,200/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$330
• Net cashflow: $690

Break-even live

Break-even rent $700

Max offer price $80,000

Occupancy floor 51%

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 24 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
11600 N 75th Ave Peoria, AZ	2.0	2.0	814	$1,325	$1.63	2d	4	0.62mi
8280 W Madison St Peoria, AZ	2.0	2.0	800	$1,400	$1.75	43d	1	0.68mi
7951 W Whitney Dr Peoria, AZ	2.0–4.0	2.0–2.5	1411	$2,163	$1.53	1d	30	0.68mi
8165 W Whitney Dr Peoria, AZ	1.0–2.0	1.0–2.0	911	$2,223	$2.44	1d	229	0.77mi
11429 N 83rd Ave #2 Peoria, AZ	1.0	1.0	750	$1,100	$1.47	24d	1	0.82mi
10860 N 85th Ave Unit 87 Peoria, AZ	2.0	1.0	780	$1,149	$1.47	5d	1	0.99mi
10860 N 85th Ave Peoria, AZ	2.0	1.0	780	$1,225	$1.57	43d	1	1.00mi
10860 N 85th Ave Peoria, AZ	1.0–2.0	1.0	630	$1,350	$2.14	3d	1	1.00mi
6960 W Peoria Ave #90 Peoria, AZ	2.0	1.0	704	$1,320	$1.88	24d	1	1.00mi
8560 W Peoria Ave Peoria, AZ	2.0	1.0	888	$1,450	$1.63	1d	8	1.02mi
8650 W Peoria Ave Peoria, AZ	1.0–2.0	1.0–2.0	836	$1,492	$1.78	2d	19	1.11mi
9201 N 83rd Ave Peoria, AZ	1.0–3.0	1.0–2.0	981	$1,654	$1.68	1d	29	1.11mi
8757 W Peoria Ave Peoria, AZ	2.0	1.0	564	$1,539	$2.73	2d	14	1.27mi
9190 N 83rd Ave Peoria, AZ	1.0–2.0	1.0–2.0	821	$2,203	$2.68	14d	10	1.29mi
7040 W Olive Ave #12 Peoria, AZ	2.0	2.0	900	$1,445	$1.61	24d	1	1.32mi
8821 W Sahuaro Dr Peoria, AZ	3.0	2.0	1074	$1,595	$1.49	2d	1	1.33mi
8821 W Sahuaro Dr Peoria, AZ	3.0	2.0	1074	$1,595	$1.49	24d	1	1.33mi
7040 W Olive Ave Peoria, AZ	2.0	2.0	953	$1,465	$1.54	5d	1	1.37mi
10013 N 66th Ln Glendale, AZ	3.0	2.0	1063	$1,999	$1.88	24d	1	1.43mi
9350 N 67th Ave Unit A1 Glendale, AZ	1.0	1.0	600	$990	$1.65	24d	1	1.49mi
9350 N 67th Ave Unit B1 Glendale, AZ	2.0	1.0	842	$1,070	$1.27	24d	1	1.49mi
9350 N 67th Ave Unit B2 Glendale, AZ	2.0	2.0	970	$1,250	$1.29	43d	1	1.49mi
9350 N 67th Ave Glendale, AZ	2.0	2.0	970	$1,429	$1.47	43d	1	1.50mi
9350 N 67th Ave Glendale, AZ	2.0	2.0	970	$1,385	$1.43	12d	1	1.50mi

Listing history 50 events

1. 2026-06-18
   days on market $80,000 Active 57 DOM
2. 2026-06-17
   days on market $80,000 Active 56 DOM
3. 2026-06-16
   days on market $80,000 Active 55 DOM
4. 2026-06-15
   days on market $80,000 Active 54 DOM
5. 2026-06-13
   days on market $80,000 Active 52 DOM
6. 2026-06-13
   days on market $80,000 Active 51 DOM
7. 2026-06-09
   days on market $80,000 Active 48 DOM
8. 2026-06-08
   days on market $80,000 Active 47 DOM
9. 2026-06-07
   days on market $80,000 Active 46 DOM
10. 2026-06-04
    days on market $80,000 Active 43 DOM
11. 2026-06-03
    days on market $80,000 Active 42 DOM
12. 2026-06-02
    pricedays on market $80,000 Active 41 DOM
13. 2026-06-01
    days on market $81,000 Active 40 DOM
14. 2026-05-31
    days on market $81,000 Active 39 DOM
15. 2026-04-28
    price $83,000 435-char remark

    Show marketing remark (435 chars)

    NOT AGE RESTRICTED - Affordable Living in Peoria! Absolutely Beautiful 2 Bedroom, 2 Bathroom, Mobile Home Located in Suncrest Family Mobile Home Park, BUILT in 2018, Open Kitchen w/Gas Range & Oven, Kitchen Island w/Breakfast Bar, Eat-In Kitchen Dining, Spacious Greatroom w/Vaulted Ceilings, Master Bedroom w/Walk-In Closet & Ensuite Master Bathroom, 2 Car Carport, Community Clubhouse & Swimming Pool, Come Check It Out!

16. 2026-04-22
    listed $84,900 Active 435-char remark

    Show marketing remark (435 chars)

    NOT AGE RESTRICTED - Affordable Living in Peoria! Absolutely Beautiful 2 Bedroom, 2 Bathroom, Mobile Home Located in Suncrest Family Mobile Home Park, BUILT in 2018, Open Kitchen w/Gas Range & Oven, Kitchen Island w/Breakfast Bar, Eat-In Kitchen Dining, Spacious Greatroom w/Vaulted Ceilings, Master Bedroom w/Walk-In Closet & Ensuite Master Bathroom, 2 Car Carport, Community Clubhouse & Swimming Pool, Come Check It Out!

17. 2026-04-21
    historical
18. 2026-04-14
    price $85,000
19. 2026-04-07
    listed $90,000 Active
20. 2026-04-07
    historical
21. 2026-03-31
    price $93,000
22. 2026-02-25
    price $94,000
23. 2026-01-22
    listed $94,400 Active
24. 2026-01-22
    historical
25. 2026-01-06
    price $94,500
26. 2025-12-30
    price $94,900
27. 2025-12-30
    price $104,900
28. 2025-12-03
    price $94,900
29. 2025-11-04
    listed $95,000 Active
30. 2025-11-04
    historical
31. 2025-10-15
    price $95,500
32. 2025-10-07
    price $96,000
33. 2025-09-10
    listed $98,500 Active
34. 2025-09-10
    historical
35. 2025-09-09
    listed $98,500 Active
36. 2025-09-09
    historical
37. 2025-08-26
    listed $98,500 Active
38. 2025-08-26
    historical
39. 2025-08-19
    price $98,500
40. 2025-08-12
    status Active
41. 2025-08-12
    historical
42. 2025-07-29
    listed $99,400 Active
43. 2025-07-29
    historical
44. 2025-07-11
    price $99,500
45. 2025-06-10
    price $99,900
46. 2025-06-03
    price $102,000
47. 2025-05-20
    price $105,000
48. 2025-05-09
    listed $107,000 Active
49. 2023-11-03
    soldstatus $107,000 Closed
50. 2023-09-29
    historical Under Contract Accepting Backups

ⓘ 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 ≥113°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: $18,879
• − Mortgage interest: −$4,481
• − Property taxes: −$1,200
• − Insurance: −$400
• − Repairs & maintenance: −$1,510
• − Management: −$1,510
• − Depreciation: −$2,327
• Taxable income: $7,450
• Est. tax owed @ 24.0%: −$1,788
• After-tax cash flow: $6,492/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 · 13 photos

Good 75/100 Cosmetic rehab

This mobile home is in good condition with a good condition score of 75. It has a good kitchen, bathrooms, and exterior. The home is move-in ready with minor cosmetic updates needed to enhance its curb appeal and value.

Value-add opportunities

• Both Paint exterior siding — Enhances curb appeal and value
• Both Trim landscaping — Improves curb appeal and enhances property value

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior siding — Enhances curb appeal and value ↑
• Both Trim landscaping — Improves curb appeal and enhances property 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: 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

-27.8% since first listed

38 events — show timeline

• 2026-04-28 Price Changed $83,000 ARMLS
• 2026-04-22 Listed $84,900 ARMLS
• 2026-04-21 Listing Removed — ARMLS
• 2026-04-14 Price Changed $85,000 ARMLS
• 2026-04-07 Listing Removed — ARMLS
• 2026-04-07 Listed $90,000 ARMLS
• 2026-03-31 Price Changed $93,000 ARMLS
• 2026-02-25 Price Changed $94,000 ARMLS
• 2026-01-22 Listing Removed — ARMLS
• 2026-01-22 Listed $94,400 ARMLS
• 2026-01-06 Price Changed $94,500 ARMLS
• 2025-12-30 Price Changed $94,900 ARMLS
• 2025-12-30 Price Changed $104,900 ARMLS
• 2025-12-03 Price Changed $94,900 ARMLS
• 2025-11-04 Listing Removed — ARMLS
• 2025-11-04 Listed $95,000 ARMLS
• 2025-10-15 Price Changed $95,500 ARMLS
• 2025-10-07 Price Changed $96,000 ARMLS
• 2025-09-10 Listing Removed — ARMLS
• 2025-09-10 Listed $98,500 ARMLS
• 2025-09-09 Listing Removed — ARMLS
• 2025-09-09 Listed $98,500 ARMLS
• 2025-08-26 Listing Removed — ARMLS
• 2025-08-26 Listed $98,500 ARMLS
• 2025-08-19 Price Changed $98,500 ARMLS
• 2025-08-12 Relisted — ARMLS
• 2025-08-12 Listing Removed — ARMLS
• 2025-07-29 Listing Removed — ARMLS
• 2025-07-29 Listed $99,400 ARMLS
• 2025-07-11 Price Changed $99,500 ARMLS
• 2025-06-10 Price Changed $99,900 ARMLS
• 2025-06-03 Price Changed $102,000 ARMLS
• 2025-05-20 Price Changed $105,000 ARMLS
• 2025-05-09 Listed $107,000 ARMLS
• 2023-11-03 Sold (MLS) $107,000 ARMLS
• 2023-09-29 Contingent — ARMLS
• 2023-09-05 Price Changed $110,000 ARMLS
• 2023-08-24 Listed $115,000 ARMLS