10810 N 91st Ave #50 · Peoria, AZ 85345

$120,000

4 bd · 2.0 ba · 1,904 sqft · Manufactured · 101 Days on market

Built 1998 Good condition $63/sqft · at area comps Est $120k · at est. ↓ 27% 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.3/15.0
• Condition / age +4.0/5.0
• Livability +3.8/5.0
• Schools +3.5/10.0
• Rent growth +2.7/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this beautifully updated 4-bedroom, 2-bath manufactured home in a desirable All Ages Family Park. Financing available for as little as 5% down! Lot rent includes a $200 monthly credit for three years written into the contract, bringing the rent to just $800 per month. Home is offering 1,904 sq ft of living space. The home features new flooring and fresh interior paint for a clean, modern feel. The spacious kitchen includes brand new cabinets and countertops with plenty of storage. Both bathrooms have also been upgraded with new cabinets and countertops. Appliances include a washer, refrigerator, electric stove, dishwasher, and microwave, making it move-in ready. The property offers covered parking, a covered front porch, storage shed, and backyard space.

Key facts

• Plenty of storage
• New flooring
• Spacious kitchen

Tags

• UPDATED MANUFACTURED HOME
• NEW FLOORING
• FRESH INTERIOR PAINT
• SPACIOUS KITCHEN
• BRAND NEW CABINETS
• PLENTY OF STORAGE

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath manufactured listed at $120k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $951 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $120k).
• Recommended offer: $109k (9.0% below list) — sets the bar for market timing.
• Cap rate 15.8% 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; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 40% 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 $830 of loan paydown is wiped out by about $4k 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 $34k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 101 days — a 9% lower offer ($109k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 3y ago; this cycle's ask has dropped $10k (8%) 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→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $109,200 (9.0% below list)

Questions for the listing agent

1. It's been on market 101 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. 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?
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: 1.88% ✓
• Cap rate: 15.80%
• Cash-on-cash: 33.97%
• DSCR: 2.51
• GRM: 4.4

CMA / ARV

• ARV (median comp): $119,500
• List price: $120,000
• Delta: 0.42%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
10951 N 91st Ave #263	0.21mi	3/2.0 (-1)	1,792 (-6%)	4mo	$95,000	$53	72
10951 N 91st Ave #84	0.25mi	3/2.0 (-1)	1,680 (-12%)	4mo	$138,000	$82	60
11275 N 99th Ave #219	0.59mi	3/2.0 (-1)	1,850 (-3%)	6mo	$285,000	$154	58
11275 N 99th Ave #131	0.48mi	3/2.0 (-1)	1,746 (-8%)	2mo	$270,000	$155	57
10951 N 91st Ave #254	0.44mi	3/2.0 (-1)	1,680 (-12%)	5mo	$121,000	$72	50
10701 N 99th` Ave #218	0.64mi	3/2.0 (-1)	1,848 (-3%)	14mo	$90,000	$49	48
11275 N 99th Ave #188	0.66mi	3/2.0 (-1)	1,849 (-3%)	14mo	$295,000	$160	48
11275 N 99th Ave #65	0.63mi	3/2.0 (-1)	1,696 (-11%)	3mo	$265,000	$156	45
11275 N 99th Ave #59	0.58mi	3/2.0 (-1)	1,681 (-12%)	22mo	$306,000	$182	31
10701 N 99th Ave Lot 35	0.64mi	3/2.0 (-1)	1,620 (-15%)	18mo	$111,000	$69	26

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: 26.6%
• Equity multiple: 2.07×
• Total profit: $35,892
• Equity at exit: $17,892

10-year hold

• IRR: 32.7%
• Equity multiple: 3.64×
• Total profit: $88,767
• Equity at exit: $10,375

Cash invested: $33,600 (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: 4.4×

Monthly cashflow live

• Estimated rent: $2,254 high
• Mortgage (P&I): −$629
• Tax est. 1.5%: −$150 /mo · $1,800/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$473
• Net cashflow: $951

Break-even live

Break-even rent $1,050

Max offer price $120,000

Occupancy floor 53%

Sensitivity live

Price	-10% $1,034	-5% $993	+0% $951	+5% $910	+10% $868
Rent	-10% $773	-5% $862	+0% $951	+5% $1,040	+10% $1,129
Rate	-1.0pp $1,012	-0.5pp $982	base $951	+0.5pp $920	+1.0pp $888

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9221 W Gary Rd Peoria, AZ	4.0	1.0	1300	$2,000	$1.54	44d	1	0.17mi
11411 N 91st Ave Unit 134 Peoria, AZ	3.0	2.0	1310	$1,599	$1.22	44d	1	0.34mi
10316 N 94th Ln Peoria, AZ	3.0	2.0	1352	$2,000	$1.48	25d	1	0.51mi
8930 W Monroe St Peoria, AZ	3.0	2.0	1300	$2,099	$1.61	24d	1	0.54mi
8930 W Monroe St Peoria, AZ	3.0	2.0	1300	$1,899	$1.46	44d	2	0.54mi
9426 W Monroe St Peoria, AZ	3.0	3.5	1405	$1,800	$1.28	17d	1	0.54mi
8889 W Cameron Dr Peoria, AZ	4.0	2.5	1998	$2,535	$1.27	44d	1	0.64mi
8889 W Cameron Dr Peoria, AZ	4.0	2.5	1998	$2,290	$1.15	22d	1	0.64mi
9002 W Malapai Dr Peoria, AZ	3.0	2.0	1270	$2,040	$1.61	20d	1	0.67mi
10221 N 87th Ln Peoria, AZ	3.0	2.0	1232	$2,059	$1.67	44d	1	0.71mi
9323 W Ironwood Dr Peoria, AZ	3.0	2.0	1306	$1,985	$1.52	24d	1	0.72mi
9323 W Ironwood Dr Peoria, AZ	3.0	2.0	1306	$2,085	$1.60	44d	1	0.72mi
9427 W Ironwood Dr Peoria, AZ	4.0	2.0	1591	$1,944	$1.22	11d	1	0.80mi
8647 W Brown St Peoria, AZ	4.0	2.0	2073	$3,295	$1.59	22d	1	0.88mi
8834 W Purdue Ave Peoria, AZ	3.0	2.0	1319	$1,800	$1.36	3d	1	0.88mi
8763 W Paradise Dr Peoria, AZ	3.0	2.0	1575	$1,800	$1.14	44d	1	0.90mi
9311 W Carol Ave Peoria, AZ	4.0	2.5	2178	$2,195	$1.01	44d	1	0.91mi
8782 W Shaw Butte Dr Peoria, AZ	3.0	2.0	1575	$2,200	$1.40	25d	1	0.95mi
8642 W Laurel Ln Peoria, AZ	4.0	2.0	1680	$2,300	$1.37	44d	1	0.97mi
9607 N 88th Dr Peoria, AZ	4.0	2.0	1541	$1,989	$1.29	21d	1	0.98mi
8543 W Cherry Hills Dr Peoria, AZ	4.0	2.0	1680	$2,341	$1.39	25d	1	1.04mi
8621 W Shaw Butte Dr Peoria, AZ	3.0	2.0	1546	$1,975	$1.28	19d	1	1.05mi
8630 W Shaw Butte Dr Peoria, AZ	3.0	2.0	1284	$1,951	$1.52	13d	1	1.06mi
8311 W Edwards St Peoria, AZ	3.0	2.0	1242	$2,100	$1.69	25d	1	1.12mi
8556 W Carol Ave Peoria, AZ	3.0	2.0	1573	$2,199	$1.40	4d	1	1.19mi
11110 N 82nd Ln Peoria, AZ	3.0	2.0	1350	$1,899	$1.41	25d	1	1.19mi
8551 W Carol Ave Peoria, AZ	3.0	2.0	1323	$2,135	$1.61	12d	1	1.22mi
11175 N 82nd Ln Peoria, AZ	3.0	2.0	1821	$2,390	$1.31	2d	1	1.22mi
8368 W Paradise Dr Peoria, AZ	3.0	2.0	1666	$2,125	$1.28	44d	1	1.26mi
11635 N 83rd Ave Peoria, AZ	4.0	2.0	1740	$2,070	$1.19	6d	1	1.27mi
8563 W Mission Ln Peoria, AZ	3.0	2.0	1323	$1,950	$1.47	25d	1	1.32mi
12160 N 83rd Dr Peoria, AZ	4.0	2.0	1818	$1,995	$1.10	22d	1	1.33mi
12976 N 88th Ln Peoria, AZ	3.0	2.5	1765	$1,825	$1.03	44d	1	1.33mi
9096 N 97th Dr Peoria, AZ	4.0	2.0	2151	$2,195	$1.02	24d	1	1.34mi
12990 N 88th Ln Peoria, AZ	3.0	2.5	1624	$1,995	$1.23	22d	1	1.34mi
8773 W Dahlia Dr Peoria, AZ	3.0	2.5	1439	$2,200	$1.53	5d	1	1.37mi
12972 N 88th Ave Peoria, AZ	3.0	2.5	1522	$2,000	$1.31	44d	1	1.37mi
9625 W Olive Ave Peoria, AZ	1.0–3.0	1.0–3.0	1485	$2,674	$1.80	6d	7	1.41mi
9026 W Ruth Ave Peoria, AZ	5.0	3.5	2620	$6,300	$2.40	25d	1	1.45mi
8609 W Dahlia Dr Peoria, AZ	3.0	3.0	1431	$1,550	$1.08	44d	1	1.46mi

Listing history 23 events

1. 2026-06-18
   days on market $120,000 Active 101 DOM
2. 2026-06-17
   days on market $120,000 Active 100 DOM
3. 2026-06-16
   days on market $120,000 Active 99 DOM
4. 2026-06-15
   days on market $120,000 Active 98 DOM
5. 2026-06-13
   days on market $120,000 Active 96 DOM
6. 2026-06-13
   days on market $120,000 Active 95 DOM
7. 2026-06-09
   days on market $120,000 Active 92 DOM
8. 2026-06-08
   days on market $120,000 Active 91 DOM
9. 2026-06-07
   days on market $120,000 Active 90 DOM
10. 2026-06-04
    days on market $120,000 Active 87 DOM
11. 2026-06-03
    days on market $120,000 Active 86 DOM
12. 2026-06-02
    days on market $120,000 Active 85 DOM
13. 2026-06-01
    days on market $120,000 Active 84 DOM
14. 2026-05-31
    days on market $120,000 Active 83 DOM
15. 2026-05-05
    price $120,000 775-char remark

    Show marketing remark (775 chars)

    Welcome to this beautifully updated 4-bedroom, 2-bath manufactured home in a desirable All Ages Family Park. Financing available for as little as 5% down! Lot rent includes a $200 monthly credit for three years written into the contract, bringing the rent to just $800 per month. Home is offering 1,904 sq ft of living space. The home features new flooring and fresh interior paint for a clean, modern feel. The spacious kitchen includes brand new cabinets and countertops with plenty of storage. Both bathrooms have also been upgraded with new cabinets and countertops. Appliances include a washer, refrigerator, electric stove, dishwasher, and microwave, making it move-in ready. The property offers covered parking, a covered front porch, storage shed, and backyard space.

16. 2026-03-09
    listed $130,000 Active 775-char remark

    Show marketing remark (775 chars)

    Welcome to this beautifully updated 4-bedroom, 2-bath manufactured home in a desirable All Ages Family Park. Financing available for as little as 5% down! Lot rent includes a $200 monthly credit for three years written into the contract, bringing the rent to just $800 per month. Home is offering 1,904 sq ft of living space. The home features new flooring and fresh interior paint for a clean, modern feel. The spacious kitchen includes brand new cabinets and countertops with plenty of storage. Both bathrooms have also been upgraded with new cabinets and countertops. Appliances include a washer, refrigerator, electric stove, dishwasher, and microwave, making it move-in ready. The property offers covered parking, a covered front porch, storage shed, and backyard space.

17. 2024-11-21
    soldstatus $140,000 Closed 791-char remark

    Show marketing remark (791 chars)

    Welcome to this 4 bed, 2 bath 1998 mobile home located in the desirable all ages park of Solara Sands in Peoria, Arizona! COMPLETE REMODEL! This home is perfect for those seeking comfort, convenience, and affordability in a great location. As you step inside, you'll appreciate the bright and open living spaces. The vaulted ceilings create an airy atmosphere and add to the feeling of spaciousness. The laminate flooring in the dining area and kitchen add a modern touch. The kitchen has ample counter space and cabinets for storage. The primary bedroom has plenty of room for a king-sized bed and other furniture. The en suite bathroom features a shower/tub combo and ample storage space. The other two bedrooms are also comfortably sized and share a full bathroom with a shower/ tub combo

18. 2024-11-12
    status Pending 791-char remark

    Show marketing remark (791 chars)

    Welcome to this 4 bed, 2 bath 1998 mobile home located in the desirable all ages park of Solara Sands in Peoria, Arizona! COMPLETE REMODEL! This home is perfect for those seeking comfort, convenience, and affordability in a great location. As you step inside, you'll appreciate the bright and open living spaces. The vaulted ceilings create an airy atmosphere and add to the feeling of spaciousness. The laminate flooring in the dining area and kitchen add a modern touch. The kitchen has ample counter space and cabinets for storage. The primary bedroom has plenty of room for a king-sized bed and other furniture. The en suite bathroom features a shower/tub combo and ample storage space. The other two bedrooms are also comfortably sized and share a full bathroom with a shower/ tub combo

19. 2024-10-10
    listed $150,000 Active 791-char remark

    Show marketing remark (791 chars)

    Welcome to this 4 bed, 2 bath 1998 mobile home located in the desirable all ages park of Solara Sands in Peoria, Arizona! COMPLETE REMODEL! This home is perfect for those seeking comfort, convenience, and affordability in a great location. As you step inside, you'll appreciate the bright and open living spaces. The vaulted ceilings create an airy atmosphere and add to the feeling of spaciousness. The laminate flooring in the dining area and kitchen add a modern touch. The kitchen has ample counter space and cabinets for storage. The primary bedroom has plenty of room for a king-sized bed and other furniture. The en suite bathroom features a shower/tub combo and ample storage space. The other two bedrooms are also comfortably sized and share a full bathroom with a shower/ tub combo

20. 2023-07-07
    soldstatus $150,000 Closed
21. 2023-06-20
    status Pending
22. 2023-06-08
    price $150,000
23. 2023-04-27
    listed $165,000 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 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: $27,044
• − Mortgage interest: −$6,722
• − Property taxes: −$1,800
• − Insurance: −$600
• − Repairs & maintenance: −$2,163
• − Management: −$2,163
• − Depreciation: −$3,491
• Taxable income: $10,104
• Est. tax owed @ 24.0%: −$2,425
• After-tax cash flow: $8,988/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

Good 80/100 Cosmetic rehab

This beautifully updated 4-bedroom, 2-bath manufactured home is move-in ready with new flooring, fresh paint, and modern kitchen and bathroom upgrades. The exterior and landscaping are well-maintained, making it an attractive option for both buyers and renters.

Value-add opportunities

• Both Paint exterior siding — Enhances curb appeal and can increase both resale and rental value
• Both Replace outdoor lighting — Improves curb appeal and can increase both resale and rental value

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior siding — Enhances curb appeal and can increase both resale and rental value ↑
• Both Replace outdoor lighting — Improves curb appeal and can increase both resale and rental 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

-27.3% since first listed

9 events — show timeline

• 2026-05-05 Price Changed $120,000 ARMLS
• 2026-03-09 Listed $130,000 ARMLS
• 2024-11-21 Sold (MLS) $140,000 ARMLS
• 2024-11-12 Pending — ARMLS
• 2024-10-10 Listed $150,000 ARMLS
• 2023-07-07 Sold (MLS) $150,000 ARMLS
• 2023-06-20 Pending — ARMLS
• 2023-06-08 Price Changed $150,000 ARMLS
• 2023-04-27 Listed $165,000 ARMLS