10810 N 91 Ave #118 · Peoria, AZ 85345

$55,000

3 bd · 1.0 ba · 720 sqft · Manufactured · 11 Days on market

Built 1972 Est $41k · 34% over ↓ 30% 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
• Schools +3.5/10.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

Cozy, well kept and welcoming home in the all ages Solara Sands community. Shopping, dining, entertainment and schools very close. Property is near the 101 Fwy and 60 Hwy, commuting would be a breeze. Light natural wood looking flooring. Upgraded kitchen cabinets with extra large sink. Recessed canned lighting throughout, spacious bedrooms, dual pane windows. New wood fencing in backyard. Covered porch. Freshly painted. The residents can enjoy the sparkling pool, the fitness room, the dog park, and the club house. Priced to sell quick. Don't miss out!

Key facts

• Covered porch
• Extra large sink
• Dual pane windows

Tags

• UPGRADED KITCHEN CABINETS
• EXTRA LARGE SINK
• RECESSED CANNED LIGHTING
• DUAL PANE WINDOWS
• NEW WOOD FENCING
• COVERED PORCH

Property features AI

Finance

• Other: Lot size reported by owner; Building area reported by owner; Directions available
• HOA & community: Land lease ($1,000 monthly); Community pool; On-site fitness center; Near bus stop; No association fees

Exterior

• Parking: 2 open parking spaces
• Utilities: City water; Public sewer
• Home design: Manufactured/Mobile home; Fee simple ownership; Asphalt road access
• Construction: Wood frame construction; Painted exterior; Foam roof
• Exterior features: Dirt backyard; Gravel/stone front yard; Private maintained road

Interior

• Kitchen: Refrigerator; Laminate countertops
• Bedrooms: 3 bedrooms
• Flooring: Laminate flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Electric heating; Central air conditioning
• Interior features: Eat-in kitchen; Laminate counters; Dual-pane windows

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath manufactured listed at $55k.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $55k).
• Cap rate 29.8% vs local median 3.4% 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.
• Zoned schools: Cheyenne Elementary School (math 26% / reading 31%, grade F, #580 of 1,109 statewide, top 53%, 598 students, 72% FRL); Sunrise Mountain High School (math 43% / reading 41%, grade F, #67 of 381 statewide, top 17%, 2,018 students, 15% FRL).
• Market conditions: Rents flat; 331 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals leasing fast (median 4d on market — plan ~1-2 weeks tenant-placement turnaround); 36,011 units permitted in Maricopa County in 2024 (12,801 in 5+ unit buildings).
• This rent runs 33% 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 $380 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 $15k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts 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 $55,000

Questions for the listing agent

1. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 3.36% ✓
• Cap rate: 29.81%
• Cash-on-cash: 83.99%
• DSCR: 4.74
• GRM: 2.5

CMA / ARV

• ARV (on-the-fly): $41,040
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
11411 N 91st Ave #28	0.36mi	2/1.0 (-1)	812 (+13%)	4mo	$27,750	$34	54
10951 N 91st Ave #119	0.23mi	2/1.0 (-1)	784 (+9%)	20mo	$79,000	$101	53
11411 N 91st Ave #51	0.38mi	2/2.0 (-1)	792 (+10%)	17mo	$44,000	$56	43
10701 N 99th Ave #65	0.72mi	2/2.0 (-1)	796 (+11%)	5mo	$55,000	$69	36
10701 N 99 Ave #128	0.64mi	2/2.0 (-1)	792 (+10%)	17mo	$39,500	$50	30
10701 N 99th Ave #90	0.64mi	2/2.0 (-1)	796 (+11%)	16mo	$45,500	$57	30

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: 81.7%
• Equity multiple: 4.60×
• Total profit: $55,445
• Equity at exit: $8,201

10-year hold

• IRR: 84.4%
• Equity multiple: 8.79×
• Total profit: $119,898
• Equity at exit: $4,755

Cash invested: $15,400 (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: 331
• Price-to-rent: 2.5×

Monthly cashflow live

• Estimated rent: $1,845 high
• Mortgage (P&I): −$288
• Tax est. 1.5%: −$69 /mo · $825/yr
• Insurance: −$23
• HOA: −$0
• Vacancy / Maint / Mgmt: −$388
• Net cashflow: $1,078

Break-even live

Break-even rent $481

Max offer price $55,000

Occupancy floor 37%

Sensitivity live

Price	-10% $1,116	-5% $1,097	+0% $1,078	+5% $1,059	+10% $1,040
Rent	-10% $932	-5% $1,005	+0% $1,078	+5% $1,151	+10% $1,224
Rate	-1.0pp $1,106	-0.5pp $1,092	base $1,078	+0.5pp $1,064	+1.0pp $1,049

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: $13,750
• Closing costs: $1,650
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8757 W Peoria Ave Peoria, AZ	2.0	1.0	564	$1,539	$2.73	5d	14	0.63mi
8650 W Peoria Ave Peoria, AZ	1.0–2.0	1.0–2.0	836	$1,492	$1.78	1d	18	0.76mi
10860 N 85th Ave Peoria, AZ	1.0–2.0	1.0	630	$1,350	$2.14	5d	1	0.86mi
12751 N Plaza Del Rio Blvd Peoria, AZ	1.0–2.0	1.0–2.0	1007	$1,890	$1.88	3d	10	1.11mi
9680 W Olive Ave Peoria, AZ	1.0–3.0	1.0–2.0	850	$1,880	$2.21	1d	10	1.22mi
8165 W Whitney Dr Peoria, AZ	1.0–2.0	1.0–2.0	911	$2,223	$2.44	1d	228	1.44mi

Listing history 8 events

1. 2026-06-21
   days on market $55,000 Active 11 DOM
2. 2026-06-18
   days on market $55,000 Active 8 DOM
3. 2026-06-17
   days on market $55,000 Active 7 DOM
4. 2026-06-16
   days on market $55,000 Active 6 DOM
5. 2026-06-15
   days on market $55,000 Active 5 DOM
6. 2026-06-13
   days on market $55,000 Active 3 DOM
7. 2026-06-13
   remarks 557-char remark
8. 2026-06-13
   listed $55,000 Active 2 DOM

ⓘ 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: $22,145
• − Mortgage interest: −$3,081
• − Property taxes: −$825
• − Insurance: −$275
• − Repairs & maintenance: −$1,772
• − Management: −$1,772
• − Depreciation: −$1,600
• Taxable income: $12,821
• Est. tax owed @ 24.0%: −$3,077
• After-tax cash flow: $9,857/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

-30.4% since first listed

8 events — show timeline

• 2026-05-19 Listed $55,000 ARMLS
• 2026-04-23 Listing Removed — ARMLS
• 2026-04-02 Price Changed $59,000 ARMLS
• 2026-01-22 Listed $65,000 ARMLS
• 2025-09-02 Listing Removed — ARMLS
• 2025-05-28 Price Changed $68,000 ARMLS
• 2025-04-30 Price Changed $75,000 ARMLS
• 2025-03-01 Listed $79,000 ARMLS