11411 N 91st Ave #183 · Peoria, AZ 85345

$69,000

2 bd · 2.0 ba · 1,144 sqft · Manufactured · 136 Days on market

Built 2004 Fair condition $60/sqft · 6% above area Est $65k · 6% over ↓ 18% 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 +4.7/15.0
• Livability +3.8/5.0
• Schools +3.5/10.0
• Rent growth +2.7/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

ON LEASED LAND; Welcome home to this 2004 Palm harbor ground set 2 bedroom 2 bath home. Step inside to vaulted ceilings, good size front room. Kitchen is a chefs dream with plenty of cabinets, counter space and a kitchen island, even a large walk in pantry. Laundry is inside. Primary has a large walk in closet and a large bathroom with plenty of storage, double sinks and a shower with seats. Releveled 2024, ac 2018. Second bedroom is good size. Enjoy your morning coffee on the country porch. Casa Del Sol west is a highly sought after 55 plus age restricted gated community featuring heated pool, spa, exercise room, laundry, billiards, even a putting green. There is a fenced grassy area for you fur babies as well as a bbq area and outdoor shuffleboard.

Key facts

• Exercise room
• Country porch
• Kitchen island

Tags

• KITCHEN ISLAND
• WALK IN PANTRY
• WALK IN CLOSET
• COUNTRY PORCH
• HEATED POOL
• EXERCISE ROOM

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $69k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $864 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $69k).
• Recommended offer: $61k (12.0% below list) — sets the bar for market timing.
• Cap rate 21.3% 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 21d 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 30% 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 $477 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 $19k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 136 days — a 12% lower offer ($61k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 6→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $60,720 (12.0% below list)

Questions for the listing agent

1. It's been on market 136 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 2.46% ✓
• Cap rate: 21.32%
• Cash-on-cash: 53.68%
• DSCR: 3.39
• GRM: 3.4

CMA / ARV

• ARV (median comp): $64,950
• List price: $69,000
• Delta: 6.24%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
11411 N 91st Ave #225	0.16mi	2/2.0	1,144 (0%)	7mo	$88,000	$77	87
10951 N 91 Ave #23	0.23mi	3/2.0 (+1)	1,152 (+1%)	4mo	$85,000	$74	79
11411 N 91st Ave #157	0.05mi	3/2.0 (+1)	1,056 (-8%)	1mo	$20,000	$19	79
11411 N 91st Ave #235	0.02mi	2/2.0	1,024 (-10%)	6mo	$85,000	$83	77
10951 N 91st Ave #218	0.32mi	3/2.0 (+1)	1,168 (+2%)	1mo	$114,000	$98	76
10951 N 91st Ave #223	0.23mi	2/2.0	1,024 (-10%)	0mo	$69,900	$68	72
10951 N 91st Ave #175	0.23mi	3/2.0 (+1)	1,054 (-8%)	4mo	$74,200	$70	68
11411 N 91st Ave #131	0.16mi	2/2.0	980 (-14%)	4mo	$46,000	$47	65
10951 N 91st Ave #6	0.34mi	3/2.0 (+1)	1,056 (-8%)	6mo	$85,000	$80	61
10951 N 91st Ave #216	0.32mi	2/2.0	980 (-14%)	6mo	$82,000	$84	56
11000 N 91st Ave #84	0.23mi	3/1.0 (+1)	980 (-14%)	4mo	$60,000	$61	53
11275 N 99th Ave #118	0.72mi	3/2.0 (+1)	1,273 (+11%)	2mo	$265,000	$208	41

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: 49.1%
• Equity multiple: 3.07×
• Total profit: $39,915
• Equity at exit: $10,288

10-year hold

• IRR: 53.6%
• Equity multiple: 5.67×
• Total profit: $90,202
• Equity at exit: $5,966

Cash invested: $19,320 (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: 3.4×

Monthly cashflow live

• Estimated rent: $1,698 high
• Mortgage (P&I): −$362
• Tax est. 1.5%: −$86 /mo · $1,035/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$356
• Net cashflow: $864

Break-even live

Break-even rent $604

Max offer price $69,000

Occupancy floor 44%

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: $17,250
• Closing costs: $2,070
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
11411 N 91st Ave Unit 134 Peoria, AZ	3.0	2.0	1310	$1,599	$1.22	44d	1	0.02mi
11411 N 91st Ave Unit 213 Peoria, AZ	2.0	2.0	858	$1,399	$1.63	24d	1	0.18mi
8821 W Sahuaro Dr Peoria, AZ	3.0	2.0	1074	$1,595	$1.49	3d	1	0.46mi
8821 W Sahuaro Dr Peoria, AZ	3.0	2.0	1074	$1,595	$1.49	24d	1	0.46mi
8650 W Peoria Ave Peoria, AZ	1.0–2.0	1.0–2.0	836	$1,492	$1.78	2d	19	0.67mi
10860 N 85th Ave Peoria, AZ	2.0	1.0	780	$1,225	$1.57	44d	1	0.70mi
10860 N 85th Ave Peoria, AZ	1.0–2.0	1.0	630	$1,350	$2.14	4d	1	0.70mi
8930 W Monroe St Peoria, AZ	3.0	2.0	1300	$1,899	$1.46	44d	2	0.70mi
8930 W Monroe St Peoria, AZ	3.0	2.0	1300	$2,099	$1.61	24d	1	0.70mi
10860 N 85th Ave Unit 87 Peoria, AZ	2.0	1.0	780	$1,149	$1.47	5d	1	0.70mi
8630 W Shaw Butte Dr Peoria, AZ	3.0	2.0	1284	$1,951	$1.52	13d	1	0.71mi
8560 W Peoria Ave Peoria, AZ	2.0	1.0	888	$1,450	$1.63	1d	8	0.73mi
10221 N 87th Ln Peoria, AZ	3.0	2.0	1232	$2,059	$1.67	44d	1	0.76mi
10101 N 91st Ave #109 Peoria, AZ	2.0	2.5	1161	$1,395	$1.20	2d	1	0.83mi
10316 N 94th Ln Peoria, AZ	3.0	2.0	1352	$2,000	$1.48	24d	1	0.87mi
9002 W Malapai Dr Peoria, AZ	3.0	2.0	1270	$2,040	$1.61	20d	1	0.88mi
9426 W Monroe St Peoria, AZ	3.0	3.5	1405	$1,800	$1.28	17d	1	0.90mi
10701 N 99th Ave Unit 230 Peoria, AZ	2.0	2.0	784	$1,099	$1.40	20d	1	0.91mi
8311 W Edwards St Peoria, AZ	3.0	2.0	1242	$2,100	$1.69	24d	1	0.93mi
12751 N Plaza Del Rio Blvd Peoria, AZ	1.0–2.0	1.0–2.0	1007	$1,890	$1.88	1d	10	0.95mi
11429 N 83rd Ave #2 Peoria, AZ	1.0	1.0	750	$1,100	$1.47	24d	1	0.96mi
11110 N 82nd Ln Peoria, AZ	3.0	2.0	1350	$1,899	$1.41	24d	1	0.98mi
8773 W Dahlia Dr Peoria, AZ	3.0	2.5	1439	$2,200	$1.53	4d	1	1.03mi
9323 W Ironwood Dr Peoria, AZ	3.0	2.0	1306	$2,085	$1.60	44d	1	1.05mi
9323 W Ironwood Dr Peoria, AZ	3.0	2.0	1306	$1,985	$1.52	24d	1	1.05mi
8834 W Purdue Ave Peoria, AZ	3.0	2.0	1319	$1,800	$1.36	3d	1	1.05mi
8609 W Dahlia Dr Peoria, AZ	3.0	3.0	1431	$1,550	$1.08	44d	1	1.11mi
10104 N 96th Dr Unit A Peoria, AZ	2.0	2.0	1072	$1,750	$1.63	24d	1	1.12mi
12480 N 83rd Dr Peoria, AZ	3.0	2.0	1410	$1,895	$1.34	2d	1	1.14mi
8280 W Madison St Peoria, AZ	2.0	2.0	800	$1,400	$1.75	44d	1	1.17mi
11014 N 81st Ave Peoria, AZ	3.0	3.0	1133	$1,699	$1.50	5d	1	1.19mi
10110 N 97th Dr Unit A Peoria, AZ	2.0	1.5	1025	$1,500	$1.46	24d	1	1.20mi
10822 N Balboa Dr Sun City, AZ	2.0	1.0	942	$3,000	$3.18	24d	1	1.23mi
9626 W Mountain View Rd Unit A Peoria, AZ	2.0	2.0	1156	$1,500	$1.30	44d	1	1.25mi
8656 W Willow Ave Peoria, AZ	3.0	2.0	1347	$2,000	$1.48	12d	1	1.29mi
13310 N Plaza del Rio Blvd Peoria, AZ	1.0–3.0	1.0–2.0	981	$1,556	$1.59	2d	13	1.30mi
8551 W Carol Ave Peoria, AZ	3.0	2.0	1323	$2,135	$1.61	11d	1	1.32mi
8885 W Thunderbird Rd Peoria, AZ	1.0–2.0	1.0–2.0	879	$1,725	$1.96	2d	26	1.39mi
7914 W Mescal St Peoria, AZ	3.0	2.0	1296	$1,700	$1.31	4d	1	1.40mi
8165 W Whitney Dr Peoria, AZ	1.0–2.0	1.0–2.0	911	$2,223	$2.44	1d	229	1.41mi

Listing history 17 events

1. 2026-06-18
   days on market $69,000 Active 136 DOM
2. 2026-06-17
   days on market $69,000 Active 135 DOM
3. 2026-06-16
   days on market $69,000 Active 134 DOM
4. 2026-06-15
   days on market $69,000 Active 133 DOM
5. 2026-06-13
   days on market $69,000 Active 131 DOM
6. 2026-06-13
   days on market $69,000 Active 130 DOM
7. 2026-06-09
   days on market $69,000 Active 127 DOM
8. 2026-06-08
   days on market $69,000 Active 126 DOM
9. 2026-06-07
   days on market $69,000 Active 125 DOM
10. 2026-06-04
    days on market $69,000 Active 122 DOM
11. 2026-06-03
    days on market $69,000 Active 121 DOM
12. 2026-06-02
    days on market $69,000 Active 120 DOM
13. 2026-06-01
    days on market $69,000 Active 119 DOM
14. 2026-05-31
    days on market $69,000 Active 118 DOM
15. 2026-05-13
    price $69,000 777-char remark

    Show marketing remark (777 chars)

    ON LEASED LAND; Welcome home to this 2004 Palm harbor ground set 2 bedroom 2 bath home. Step inside to vaulted ceilings, good size front room. Kitchen is a chefs dream with plenty of cabinets, counter space and a kitchen island, even a large walk in pantry. Laundry is inside. Primary has a large walk in closet and a large bathroom with plenty of storage, double sinks and a shower with seats. Releveled 2024, ac 2018. Second bedroom is good size. Enjoy your morning coffee on the country porch. Casa Del Sol west is a highly sought after 55 plus age restricted gated community featuring heated pool, spa, exercise room, laundry, billiards, even a putting green. There is a fenced grassy area for you fur babies as well as a bbq area and outdoor shuffleboard.

16. 2026-03-24
    price $79,000 777-char remark

    Show marketing remark (777 chars)

    ON LEASED LAND; Welcome home to this 2004 Palm harbor ground set 2 bedroom 2 bath home. Step inside to vaulted ceilings, good size front room. Kitchen is a chefs dream with plenty of cabinets, counter space and a kitchen island, even a large walk in pantry. Laundry is inside. Primary has a large walk in closet and a large bathroom with plenty of storage, double sinks and a shower with seats. Releveled 2024, ac 2018. Second bedroom is good size. Enjoy your morning coffee on the country porch. Casa Del Sol west is a highly sought after 55 plus age restricted gated community featuring heated pool, spa, exercise room, laundry, billiards, even a putting green. There is a fenced grassy area for you fur babies as well as a bbq area and outdoor shuffleboard.

17. 2026-02-02
    listed $84,500 Active 777-char remark

    Show marketing remark (777 chars)

    ON LEASED LAND; Welcome home to this 2004 Palm harbor ground set 2 bedroom 2 bath home. Step inside to vaulted ceilings, good size front room. Kitchen is a chefs dream with plenty of cabinets, counter space and a kitchen island, even a large walk in pantry. Laundry is inside. Primary has a large walk in closet and a large bathroom with plenty of storage, double sinks and a shower with seats. Releveled 2024, ac 2018. Second bedroom is good size. Enjoy your morning coffee on the country porch. Casa Del Sol west is a highly sought after 55 plus age restricted gated community featuring heated pool, spa, exercise room, laundry, billiards, even a putting green. There is a fenced grassy area for you fur babies as well as a bbq area and outdoor shuffleboard.

ⓘ 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 6 d/yr ≥113°F today · 16 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: $20,370
• − Mortgage interest: −$3,865
• − Property taxes: −$1,035
• − Insurance: −$345
• − Repairs & maintenance: −$1,630
• − Management: −$1,630
• − Depreciation: −$2,007
• Taxable income: $9,859
• Est. tax owed @ 24.0%: −$2,366
• After-tax cash flow: $8,004/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

Fair 45/100 Moderate rehab

This home requires significant repairs and updates to improve its condition and value. The exterior and interior paint need to be refreshed, the flooring replaced, and the kitchen and bathroom updated. Landscaping also needs attention. With these improvements, the home could become a move-in-ready property.

Repairs flagged

• Major exterior paint — Peeling paint
• Major interior paint — Peeling paint
• Major flooring — Worn carpet
• Major kitchen cabinets — Old cabinets
• Major kitchen appliances — Outdated appliances
• Major bathroom fixtures — Old fixtures
• Major landscaping — Overgrown vegetation

Value-add opportunities

• Both new exterior paint — Enhances curb appeal and value
• Both new flooring — Improves living space and value
• Both new kitchen cabinets and appliances — Modernizes the kitchen and adds value
• Both new bathroom fixtures — Enhances the bathroom and adds value
• Both landscaping — Improves curb appeal and adds value

Renovation cost estimate screening

Repair item	Severity	Est. cost
exterior paint · Peeling paint	Major	$15,000–50,000
interior paint · Peeling paint	Major	$15,000–50,000
flooring · Worn carpet	Major	$15,000–50,000
kitchen cabinets · Old cabinets	Major	$15,000–50,000
kitchen appliances · Outdated appliances	Major	$15,000–50,000
bathroom fixtures · Old fixtures	Major	$15,000–50,000
landscaping · Overgrown vegetation	Major	$15,000–50,000
Total estimated repair cost · 7 items		$105,000–350,000

Value-add ROI direction

• Both new exterior paint — Enhances curb appeal and value ↑
• Both new flooring — Improves living space and value ↑
• Both new kitchen cabinets and appliances — Modernizes the kitchen and adds value ↑
• Both new bathroom fixtures — Enhances the bathroom and adds value ↑
• Both landscaping — Improves curb appeal and adds 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

-18.3% since first listed

3 events — show timeline

• 2026-05-13 Price Changed $69,000 ARMLS
• 2026-03-24 Price Changed $79,000 ARMLS
• 2026-02-02 Listed $84,500 ARMLS