10127 N 95th Dr Unit B · Peoria, AZ 85345

$225,000

2 bd · 2.0 ba · 1,025 sqft · Condo public records · 59 Days on market

Built 1973 $220/sqft · 6% below area Est $238k · 6% under $90/mo HOA · 5% of rent

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Why this score? — see what drove the D 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 +13.0/30.0
• ARV discount +10.0/15.0
• DSCR +3.9/10.0
• Livability +3.8/5.0
• Schools +3.5/10.0
• 1% rule +2.9/10.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Tastefully updated Gemini home in the 55+ Sun Air Estates! This move-in ready residence offers 2 beds, 1 bath plus a powder room, and an attached 1-car garage. The bright interior features abundant natural light, all new paint, new flooring and baseboards, plus updated ceiling fans, light fixtures, and all new electrical outlets. The spacious formal living room is perfect for entertaining. The eat-in kitchen showcases newer SS appliances, new cabinets, sink, and subway tile backsplash. The primary bedroom includes a walk-in closet and attached powder room. Enjoy a covered patio, plus community pool, spa, and rec center, all near dining, parks, and golf. Close to dining options, parks, golf courses, and freeways. Move-in ready!

Key facts

• Attached garage
• Walk-in closet
• New cabinets

Tags

• ATTACHED GARAGE
• ABUNDANT NATURAL LIGHT
• NEWER SS APPLIANCES
• NEW CABINETS
• SUBWAY TILE BACKSPLASH
• WALK-IN CLOSET

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $225k.

Deal economics

• At list price, monthly cash flow is $-11 ($-128/yr) — negative.
• To cash-flow at today's rent, offer at most $223k (0.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $177k (21.4% below list).
• Recommended offer: $177k (21.4% below list) — sets the bar for 1% rule.
• Cap rate 6.2% 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; 37 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 36,011 units permitted in Maricopa County in 2024 (12,801 in 5+ unit buildings).
• This rent runs 32% of the median local income ($67k/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 $2k of loan paydown is wiped out by about $7k 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 59 days — a 3% lower offer ($218k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 17y ago 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 $176,922 (21.4% 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 59 days. Have you received any prior offers? Is the seller open to a 21% concession, seller financing, or rate buy-down credit?
3. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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.
10. 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.
11. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 0.79% ✗
• Cap rate: 6.24%
• Cash-on-cash: -0.20%
• DSCR: 0.99
• GRM: 10.6

CMA / ARV

• ARV (median comp): $238,309
• List price: $225,000
• Delta: -5.58%
• 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: -19.1%
• Equity multiple: 0.34×
• Total profit: $-41,342
• Equity at exit: $33,548

10-year hold

• IRR: -17.0%
• Equity multiple: 0.15×
• Total profit: $-53,324
• Equity at exit: $19,454

Cash invested: $63,000 (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 85345

• Home prices YoY: -19.8%
• Rents YoY: 0.6%
• Active inventory: 333
• Price-to-rent: 10.6×

Monthly cashflow live

• Estimated rent: $1,769 high
• Mortgage (P&I): −$1,180
• Tax from tax record: −$45 /mo · $536/yr
• Insurance: −$94
• HOA: −$90
• Vacancy / Maint / Mgmt: −$372
• Net cashflow: $-11

Break-even live

Break-even rent $1,783

Max offer price $223,114

Occupancy floor 96%

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: $56,250
• Closing costs: $6,750
• Reserves months: —
• Total cash needed: —

Rent comps 37 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10316 N 94th Ln Peoria, AZ	3.0	2.0	1352	$2,000	$1.48	24d	1	0.09mi
9426 W Monroe St Peoria, AZ	3.0	3.5	1405	$1,800	$1.28	16d	1	0.09mi
10104 N 96th Dr Unit A Peoria, AZ	2.0	2.0	1072	$1,750	$1.63	24d	1	0.17mi
10110 N 97th Dr Unit A Peoria, AZ	2.0	1.5	1025	$1,500	$1.46	24d	1	0.28mi
9323 W Ironwood Dr Peoria, AZ	3.0	2.0	1306	$1,985	$1.52	23d	1	0.29mi
9323 W Ironwood Dr Peoria, AZ	3.0	2.0	1306	$2,085	$1.60	43d	1	0.29mi
9626 W Mountain View Rd Unit A Peoria, AZ	2.0	2.0	1156	$1,500	$1.30	43d	1	0.30mi
10701 N 99th Ave Unit 230 Peoria, AZ	2.0	2.0	784	$1,099	$1.40	20d	1	0.54mi
10101 N 91st Ave #109 Peoria, AZ	2.0	2.5	1161	$1,395	$1.20	2d	1	0.60mi
9002 W Malapai Dr Peoria, AZ	3.0	2.0	1270	$2,040	$1.61	20d	1	0.64mi
9680 W Olive Ave Peoria, AZ	1.0–3.0	1.0–2.0	850	$1,540	$1.81	1d	9	0.66mi
8930 W Monroe St Peoria, AZ	3.0	2.0	1300	$1,899	$1.46	43d	2	0.69mi
8930 W Monroe St Peoria, AZ	3.0	2.0	1300	$2,099	$1.61	23d	1	0.69mi
10822 N Balboa Dr Sun City, AZ	2.0	1.0	942	$3,000	$3.18	24d	1	0.77mi
9625 W Olive Ave Peoria, AZ	1.0–3.0	1.0–3.0	1485	$2,136	$1.44	5d	7	0.85mi
8834 W Purdue Ave Peoria, AZ	3.0	2.0	1319	$1,800	$1.36	3d	1	0.85mi
11411 N 91st Ave Unit 213 Peoria, AZ	2.0	2.0	858	$1,399	$1.63	24d	1	0.90mi
10221 N 87th Ln Peoria, AZ	3.0	2.0	1232	$2,059	$1.67	43d	1	0.93mi
11411 N 91st Ave Unit 134 Peoria, AZ	3.0	2.0	1310	$1,599	$1.22	43d	1	0.94mi
8940 W Olive Ave Peoria, AZ	2.0	2.0	897	$1,400	$1.56	16d	1	0.94mi
8940 W Olive Ave Peoria, AZ	2.0	2.0	1446	$1,600	$1.11	43d	1	0.94mi
8821 W Sahuaro Dr Peoria, AZ	3.0	2.0	1074	$1,595	$1.49	2d	1	0.95mi
8821 W Sahuaro Dr Peoria, AZ	3.0	2.0	1074	$1,595	$1.49	24d	1	0.95mi
10350 W Camden Ave Sun City, AZ	2.0	2.0	1413	$2,850	$2.02	24d	1	1.12mi
8650 W Peoria Ave Peoria, AZ	1.0–2.0	1.0–2.0	836	$1,492	$1.78	2d	19	1.13mi
8560 W Peoria Ave Peoria, AZ	2.0	1.0	888	$1,450	$1.63	1d	8	1.21mi
8551 W Carol Ave Peoria, AZ	3.0	2.0	1323	$2,135	$1.61	11d	1	1.23mi
8563 W Mission Ln Peoria, AZ	3.0	2.0	1323	$1,950	$1.47	24d	1	1.27mi
8610 W Eva St Peoria, AZ	3.0	2.0	1208	$1,985	$1.64	4d	1	1.28mi
8610 W Eva St Peoria, AZ	3.0	2.0	1208	$2,035	$1.68	21d	1	1.28mi
10860 N 85th Ave Peoria, AZ	1.0–2.0	1.0	630	$1,350	$2.14	3d	1	1.28mi
10860 N 85th Ave Peoria, AZ	2.0	1.0	780	$1,225	$1.57	43d	1	1.28mi
10860 N 85th Ave Unit 87 Peoria, AZ	2.0	1.0	780	$1,149	$1.47	5d	1	1.30mi
9514 W El Caminito Dr Peoria, AZ	3.0	2.0	1382	$1,850	$1.34	43d	1	1.35mi
9503 W Las Palmaritas Dr Peoria, AZ	3.0	2.0	1283	$1,200	$0.94	5d	1	1.43mi
10421 W Puget Ave Peoria, AZ	3.0	2.0	1424	$1,750	$1.23	24d	1	1.47mi
8544 W Lawrence Ln Peoria, AZ	3.0	2.0	1304	$1,695	$1.30	5d	1	1.47mi

HOA detail condo

• Monthly dues: $90 · $1,080/yr
• Likely covers: electricpool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 24 events

1. 2026-06-18
   days on market $225,000 Active 59 DOM
2. 2026-06-17
   days on market $225,000 Active 58 DOM
3. 2026-06-16
   days on market $225,000 Active 57 DOM
4. 2026-06-15
   days on market $225,000 Active 56 DOM
5. 2026-06-13
   days on market $225,000 Active 54 DOM
6. 2026-06-13
   days on market $225,000 Active 53 DOM
7. 2026-06-09
   days on market $225,000 Active 50 DOM
8. 2026-06-08
   days on market $225,000 Active 49 DOM
9. 2026-06-07
   pricedays on market $225,000 Active 48 DOM
10. 2026-06-04
    days on market $230,000 Active 45 DOM
11. 2026-06-03
    days on market $230,000 Active 44 DOM
12. 2026-06-02
    days on market $230,000 Active 43 DOM
13. 2026-06-01
    days on market $230,000 Active 42 DOM
14. 2026-05-31
    days on market $230,000 Active 41 DOM
15. 2026-05-02
    price $230,000 736-char remark

    Show marketing remark (736 chars)

    Tastefully updated Gemini home in the 55+ Sun Air Estates! This move-in ready residence offers 2 beds, 1 bath plus a powder room, and an attached 1-car garage. The bright interior features abundant natural light, all new paint, new flooring and baseboards, plus updated ceiling fans, light fixtures, and all new electrical outlets. The spacious formal living room is perfect for entertaining. The eat-in kitchen showcases newer SS appliances, new cabinets, sink, and subway tile backsplash. The primary bedroom includes a walk-in closet and attached powder room. Enjoy a covered patio, plus community pool, spa, and rec center, all near dining, parks, and golf. Close to dining options, parks, golf courses, and freeways. Move-in ready!

16. 2026-04-20
    price $235,000 736-char remark

    Show marketing remark (736 chars)

    Tastefully updated Gemini home in the 55+ Sun Air Estates! This move-in ready residence offers 2 beds, 1 bath plus a powder room, and an attached 1-car garage. The bright interior features abundant natural light, all new paint, new flooring and baseboards, plus updated ceiling fans, light fixtures, and all new electrical outlets. The spacious formal living room is perfect for entertaining. The eat-in kitchen showcases newer SS appliances, new cabinets, sink, and subway tile backsplash. The primary bedroom includes a walk-in closet and attached powder room. Enjoy a covered patio, plus community pool, spa, and rec center, all near dining, parks, and golf. Close to dining options, parks, golf courses, and freeways. Move-in ready!

17. 2026-04-20
    listed $230,000 Active 736-char remark

    Show marketing remark (736 chars)

    Tastefully updated Gemini home in the 55+ Sun Air Estates! This move-in ready residence offers 2 beds, 1 bath plus a powder room, and an attached 1-car garage. The bright interior features abundant natural light, all new paint, new flooring and baseboards, plus updated ceiling fans, light fixtures, and all new electrical outlets. The spacious formal living room is perfect for entertaining. The eat-in kitchen showcases newer SS appliances, new cabinets, sink, and subway tile backsplash. The primary bedroom includes a walk-in closet and attached powder room. Enjoy a covered patio, plus community pool, spa, and rec center, all near dining, parks, and golf. Close to dining options, parks, golf courses, and freeways. Move-in ready!

18. 2022-03-11
    soldstatus $239,000 Closed 174-char remark

    Show marketing remark (174 chars)

    55+ COMMUNITY! This is a lovely unit in Sun Air Estates. 2 bed, 1.5 bath, large primary room, 1 car garage. Close to101 freeway access, shopping, restaurants, and much more.

19. 2022-03-11
    soldstatus $239,000

    Show marketing remark (174 chars)

    55+ COMMUNITY! This is a lovely unit in Sun Air Estates. 2 bed, 1.5 bath, large primary room, 1 car garage. Close to101 freeway access, shopping, restaurants, and much more.

20. 2022-02-07
    historical 174-char remark

    Show marketing remark (174 chars)

    55+ COMMUNITY! This is a lovely unit in Sun Air Estates. 2 bed, 1.5 bath, large primary room, 1 car garage. Close to101 freeway access, shopping, restaurants, and much more.

21. 2022-02-07
    listed $239,000 174-char remark

    Show marketing remark (174 chars)

    55+ COMMUNITY! This is a lovely unit in Sun Air Estates. 2 bed, 1.5 bath, large primary room, 1 car garage. Close to101 freeway access, shopping, restaurants, and much more.

22. 2010-01-05
    historical
23. 2009-09-16
    listed $75,000
24. 1983-11-01
    soldstatus $27,856

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

Tax reassessment forecast AZ · Resets to sale price

• Current annual tax: $536 · $45/mo
• Projected year-2 tax: $1,485 · $124/mo
• Expected delta: +$949/yr (+$79/mo · 176.9%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

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 · 19 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,231
• − Mortgage interest: −$12,603
• − Property taxes: −$536
• − Insurance: −$1,125
• − Repairs & maintenance: −$1,698
• − Management: −$1,698
• − HOA: −$1,080
• − Depreciation: −$6,545
• Taxable loss: −$4,056
• Est. tax savings @ 24.0%: +$974
• After-tax cash flow: $845/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

+725.7% since first listed

10 events — show timeline

• 2026-05-02 Price Changed $230,000 ARMLS
• 2026-04-20 Price Changed $235,000 ARMLS
• 2026-04-20 Listed $230,000 ARMLS
• 2022-03-11 Sold (Public Records) $239,000 Public Records
• 2022-03-11 Sold (MLS) $239,000 ARMLS
• 2022-02-07 Listed $239,000 ARMLS
• 2022-02-07 Listing Removed — ARMLS
• 2010-01-05 Listing Removed — ARMLS
• 2009-09-16 Listed $75,000 ARMLS
• 1983-11-01 Sold (Public Records) $27,856 Public Records

Property tax history

-2.4%/yr

Latest (2025): $536 · +2.8% YoY. Source: county tax records.