Cholla Plan · Peoria, AZ 85304

$74,000

2 bd · 2.0 ba · 1,056 sqft · Manufactured · 14 Days on market

Good condition

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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 +7.5/15.0
• Livability +3.8/5.0
• Condition / age +3.8/5.0
• Schools +3.5/10.0
• Rent growth +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks

55+ age qualified community. Come tour our new spacious two bedroom, two bathroom home. The kitchen feels large and open with plenty of counter space and cabinets for storage. The kitchen is outfitted with brand new energy efficient appliances, and is open to both the living and dining room. Both the master suite, featuring a walk-in closet and en suite bathroom, and additional bedroom are generously proportioned. Come by today and make this home yours!

Key facts

• En suite bathroom
• Walk-in closet
• Listed 13 days

Tags

• ENERGY EFFICIENT APPLIANCES
• WALK-IN CLOSET
• EN SUITE BATHROOM

Property features AI

Finance

• Financial info: Listed price $74,000

Exterior

• Home design: Single-story plan home; North street prefix (N)
• Exterior features: Living area of 1,056

Interior

• Bedrooms: 2 bedrooms
• Bathrooms: 2 bathrooms
• Interior features: Plan home (Cholla)

🏗️ New construction. The $74,000 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $51,744.

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $74k. Condition is rated good.

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 $74k).
• Cap rate 31.3% 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 soft (-1.3%/yr); 125 active listings in the ZIP; 30 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 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 $358 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 + 0.0% rent growth), your $14k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 6→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $74,000

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 3.52% ✓
• Cap rate: 31.35%
• Cash-on-cash: 89.48%
• DSCR: 4.98
• GRM: 2.4

CMA / ARV

• ARV (on-the-fly): $51,744
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
10960 N 67th Ave #223	0.01mi	2/2.0	1,056 (0%)	10mo	$66,000	$63	91
10960 N 67th Ave #33	0.00mi	2/2.0	980 (-7%)	2mo	$33,000	$34	87
10960 N 67th Ave #72	0.01mi	2/2.0	1,096 (+4%)	11mo	$41,000	$37	84
10960 N 67th Ave #11	0.00mi	2/2.0	980 (-7%)	5mo	$15,000	$15	84
6960 W Peoria Ave #181	0.33mi	2/2.0	1,056 (0%)	2mo	$77,000	$73	83
10960 N 67th Ave #227	0.01mi	2/2.0	1,150 (+9%)	11mo	$72,000	$63	75
10960 N 67th Ave #180	0.01mi	2/2.0	1,152 (+9%)	12mo	$50,000	$43	74
6960 W Peoria Ave #49	0.33mi	2/2.0	980 (-7%)	6mo	$21,000	$21	68
6960 W Peoria Ave #44	0.43mi	2/2.0	952 (-10%)	1mo	$25,000	$26	63
6960 W Peoria Ave #166	0.43mi	2/2.0	1,152 (+9%)	4mo	$72,000	$63	62
6960 W Peoria Ave #59	0.31mi	2/2.0	1,188 (+12%)	7mo	$74,000	$62	59
6960 W Peoria Ave #171	0.42mi	2/2.0	924 (-12%)	7mo	$45,000	$49	54

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 86.7%
• Equity multiple: 4.80×
• Total profit: $55,116
• Equity at exit: $7,715

10-year hold

• IRR: 89.1%
• Equity multiple: 9.01×
• Total profit: $116,092
• Equity at exit: $4,474

Cash invested: $14,488 (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 85304

• Rents YoY: -1.3%
• Active inventory: 125
• Price-to-rent: 3.4×

Monthly cashflow live

• Estimated rent: $1,820 high
• Mortgage (P&I): −$271
• Tax est. 1.5%: −$65 /mo · $776/yr
• Insurance: −$22
• HOA: −$0
• Vacancy / Maint / Mgmt: −$382
• Net cashflow: $1,080

Break-even live

Break-even rent $453

Max offer price $51,744

Occupancy floor 36%

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: $12,936
• Closing costs: $1,552
• Reserves months: —
• Total cash needed: —

Rent comps 30 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6605 W Mescal St Glendale, AZ	3.0	2.0	1369	$1,895	$1.38	5d	1	0.15mi
6960 W Peoria Ave #90 Peoria, AZ	2.0	1.0	704	$1,320	$1.88	24d	1	0.40mi
10013 N 66th Ln Glendale, AZ	3.0	2.0	1063	$1,999	$1.88	24d	1	0.65mi
6325 W Cheryl Dr Glendale, AZ	2.0	2.0	1092	$2,100	$1.92	24d	1	0.65mi
10654 N 60th Ave Glendale, AZ	1.0–2.0	1.0–2.0	732	$1,475	$2.01	2d	27	0.79mi
7027 W Palo Verde Ave Peoria, AZ	3.0	2.0	1500	$1,999	$1.33	44d	1	1.01mi
6421 W Carol Ave Glendale, AZ	3.0	2.0	1243	$1,799	$1.45	18d	1	1.02mi
9914 N 73rd Ave Peoria, AZ	3.0	1.5	1312	$1,716	$1.31	44d	1	1.03mi
7102 W Palo Verde Ave Peoria, AZ	3.0	2.0	1360	$2,000	$1.47	44d	1	1.03mi
9350 N 67th Ave Unit B1 Glendale, AZ	2.0	1.0	842	$1,070	$1.27	24d	1	1.07mi
9350 N 67th Ave Unit B2 Glendale, AZ	2.0	2.0	970	$1,250	$1.29	44d	1	1.07mi
9350 N 67th Ave Glendale, AZ	2.0	2.0	970	$1,385	$1.43	13d	1	1.08mi
9350 N 67th Ave Glendale, AZ	2.0	2.0	970	$1,429	$1.47	44d	1	1.08mi
11600 N 75th Ave Peoria, AZ	2.0	2.0	814	$1,325	$1.63	2d	4	1.12mi
7102 W Carol Ave Peoria, AZ	3.0	2.0	1288	$1,970	$1.53	5d	1	1.12mi
9160 N 67th Ave Peoria, AZ	2.0	2.0	1100	$2,065	$1.88	44d	6	1.18mi
9160 N 67th Ave Unit 212 Peoria, AZ	2.0	2.0	992	$1,680	$1.69	24d	1	1.18mi
11807 N 76th Ave Peoria, AZ	3.0	2.0	1228	$1,995	$1.62	44d	1	1.20mi
9121 N 68th Ave Peoria, AZ	2.0	2.0	1126	$1,699	$1.51	44d	1	1.20mi
7040 W Olive Ave #12 Peoria, AZ	2.0	2.0	900	$1,445	$1.61	24d	1	1.23mi
11851 N 76th Dr Peoria, AZ	3.0	2.0	1266	$1,899	$1.50	5d	1	1.27mi
9022 N 63rd Dr Glendale, AZ	3.0	2.0	1401	$2,195	$1.57	13d	1	1.28mi
7040 W Olive Ave Peoria, AZ	2.0	2.0	953	$1,465	$1.54	5d	1	1.34mi
5625 W Sunnyside Dr Glendale, AZ	3.0	2.0	1192	$1,850	$1.55	5d	1	1.38mi
8938 N 64th Ln Glendale, AZ	3.0	2.0	1256	$2,095	$1.67	1d	1	1.39mi
6201 W Olive Ave Unit B1 Glendale, AZ	2.0	1.0	759	$1,225	$1.61	1d	1	1.43mi
9903 N 77th Ave Peoria, AZ	3.0	2.0	1446	$1,895	$1.31	4d	1	1.43mi
5648 W Mountain View Rd Glendale, AZ	3.0	2.0	1380	$2,095	$1.52	13d	1	1.46mi
9205 N 59th Ave Unit 108 Glendale, AZ	2.0	2.0	1238	$1,600	$1.29	44d	1	1.47mi
6201 W Olive Ave Glendale, AZ	2.0	1.0	759	$1,445	$1.90	22d	1	1.49mi

Listing history 10 events

1. 2026-06-18
   days on market $74,000 Active 14 DOM
2. 2026-06-17
   days on market $74,000 Active 13 DOM
3. 2026-06-16
   days on market $74,000 Active 12 DOM
4. 2026-06-15
   days on market $74,000 Active 11 DOM
5. 2026-06-13
   days on market $74,000 Active 9 DOM
6. 2026-06-13
   days on market $74,000 Active 8 DOM
7. 2026-06-09
   days on market $74,000 Active 5 DOM
8. 2026-06-08
   days on market $74,000 Active 4 DOM
9. 2026-06-07
   remarks 457-char remark
10. 2026-06-07
    listed $74,000 Active 3 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 6 d/yr ≥112°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: $21,842
• − Mortgage interest: −$2,898
• − Property taxes: −$776
• − Insurance: −$259
• − Repairs & maintenance: −$1,747
• − Management: −$1,747
• − Depreciation: −$1,505
• Taxable income: $12,909
• Est. tax owed @ 24.0%: −$3,098
• After-tax cash flow: $9,866/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 · 14 photos

Good 75/100 Cosmetic rehab

The home is in good condition with a well-maintained exterior and interior. It has a good foundation and structure, and the HVAC and mechanical systems appear to be in good condition. The home is move-in ready and has a good curb appeal.

Value-add opportunities

• Resale Paint the exterior — Painting the exterior can enhance the home's curb appeal and make it more attractive to potential buyers.
• Both Upgrade the flooring — Upgrading the flooring can improve the home's overall appearance and increase its value for both resale and rental.

Renovation cost estimate screening

Value-add ROI direction

• Resale Paint the exterior — Painting the exterior can enhance the home's curb appeal and make it more attractive to potential buyers. ↑
• Both Upgrade the flooring — Upgrading the flooring can improve the home's overall appearance and increase its value for both resale and rental. ↑

ⓘ 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): 29,861
• Household income: $86,927
• Rent vs Own: 18.9% rent · 81.1% own
• Severe rent burden: 640.0

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: Majority White (61%)
• Race & ethnicity: White 61% Hispanic / Latino 30% Two or more races 16% Black 2% Asian 2% Native American 2%
• Hispanic origin (detail): Mexican 24%
• Common ancestry: Lithuanian 3% Romanian 2% Portuguese 2%
• Foreign-born: 7% · Canada, Vietnam, China
• Languages at home: 83% English-only · Spanish 14% 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: ▼ -259.68%
• Current HPI: 310.0679
• Rent YoY: ▼ -1.30%
• 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