10951 N 91st Ave #130 · Peoria, AZ 85345

$120,000

3 bd · 2.0 ba · 1,244 sqft · Manufactured · 71 Days on market

Built 1983 Good condition $96/sqft · 64% above area ↓ 8% 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 +7.5/15.0
• 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 well maintained 3 bedroom , 2 bath manufactured home in the desirable Peoria Polynesian All Ages Community! This home features newer flooring, and indoor laundry room, and three newer mini-split systems for added comfort and efficiency. Major updates include a new roof (2024) and a new water heater (2025), giving peace of mind to the next owner. Enjoy covered parking and a low maintenance outdoor space. Community amenities include a pool, clubhouse, and onsite laundry. Conveniently located near shopping, dining and freeway access- don't miss this opportunity!

Key facts

• Covered parking
• Community amenities
• New water heater

Tags

• INDOOR LAUNDRY ROOM
• NEW ROOF
• NEW WATER HEATER
• COVERED PARKING
• LOW MAINTENANCE OUTDOOR SPACE
• COMMUNITY AMENITIES

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $120k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $615 ($7k/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: $113k (6.0% below list) — sets the bar for market timing.
• Cap rate 12.4% 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 22d 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 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 $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 ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 71 days — a 6% lower offer ($113k) is reasonable based on typical stale-listing flexibility.

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 $112,800 (6.0% below list)

Questions for the listing agent

1. It's been on market 71 days. Have you received any prior offers? Is the seller open to a 6% 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: 1.52% ✓
• Cap rate: 12.45%
• Cash-on-cash: 21.97%
• DSCR: 1.98
• GRM: 5.5

CMA / ARV

• ARV (median comp): $73,165
• List price: $120,000
• Delta: 64.01%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
10951 N 91st Ave #218	0.00mi	3/2.0	1,168 (-6%)	1mo	$114,000	$98	89
10951 N 91st Ave #250	0.22mi	3/2.0	1,246 (+0%)	10mo	$164,000	$132	81
11411 N 91st Ave #195	0.21mi	2/2.0 (-1)	1,232 (-1%)	7mo	$42,000	$34	78
11411 N 91st Ave #80	0.16mi	3/2.0	1,344 (+8%)	4mo	$43,000	$32	76
10951 N 91st Ave #245	0.00mi	4/2.0 (+1)	1,344 (+8%)	6mo	$135,000	$100	76
10951 N 91st Ave #61	0.23mi	3/2.0	1,320 (+6%)	4mo	$79,000	$60	76
10951 N 91st Ave #16	0.22mi	3/2.0	1,344 (+8%)	3mo	$65,000	$48	74
10951 N 91 Ave #23	0.23mi	3/2.0	1,152 (-7%)	4mo	$85,000	$74	73
11411 N 91st Ave #29	0.16mi	3/2.0	1,344 (+8%)	9mo	$79,500	$59	72
11411 N 91st Ave #225	0.16mi	2/2.0 (-1)	1,144 (-8%)	7mo	$88,000	$77	69
11411 N 91st Ave #218	0.32mi	2/2.0 (-1)	1,344 (+8%)	7mo	$52,000	$39	61
11000 N 91st Ave #101	0.36mi	2/2.0 (-1)	1,350 (+8%)	10mo	$120,000	$89	55

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: 12.0%
• Equity multiple: 1.46×
• Total profit: $15,490
• Equity at exit: $17,892

10-year hold

• IRR: 19.0%
• Equity multiple: 2.41×
• Total profit: $47,323
• 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: 5.5×

Monthly cashflow live

• Estimated rent: $1,829 high
• Mortgage (P&I): −$629
• Tax est. 1.5%: −$150 /mo · $1,800/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$384
• Net cashflow: $615

Break-even live

Break-even rent $1,050

Max offer price $120,000

Occupancy floor 61%

Sensitivity live

Price	-10% $698	-5% $657	+0% $615	+5% $574	+10% $532
Rent	-10% $471	-5% $543	+0% $615	+5% $687	+10% $760
Rate	-1.0pp $676	-0.5pp $646	base $615	+0.5pp $584	+1.0pp $553

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
8821 W Sahuaro Dr Peoria, AZ	3.0	2.0	1074	$1,595	$1.49	3d	1	0.14mi
8821 W Sahuaro Dr Peoria, AZ	3.0	2.0	1074	$1,595	$1.49	24d	1	0.14mi
11411 N 91st Ave Unit 213 Peoria, AZ	2.0	2.0	858	$1,399	$1.63	24d	1	0.15mi
11411 N 91st Ave Unit 134 Peoria, AZ	3.0	2.0	1310	$1,599	$1.22	44d	1	0.31mi
8650 W Peoria Ave Peoria, AZ	1.0–2.0	1.0–2.0	836	$1,492	$1.78	3d	19	0.37mi
9221 W Gary Rd Peoria, AZ	4.0	1.0	1300	$2,000	$1.54	44d	1	0.41mi
8930 W Monroe St Peoria, AZ	3.0	2.0	1300	$1,899	$1.46	44d	2	0.42mi
8930 W Monroe St Peoria, AZ	3.0	2.0	1300	$2,099	$1.61	24d	1	0.42mi
10221 N 87th Ln Peoria, AZ	3.0	2.0	1232	$2,059	$1.67	44d	1	0.44mi
8560 W Peoria Ave Peoria, AZ	2.0	1.0	888	$1,450	$1.63	1d	8	0.44mi
10860 N 85th Ave Peoria, AZ	2.0	1.0	780	$1,225	$1.57	44d	1	0.45mi
10860 N 85th Ave Peoria, AZ	1.0–2.0	1.0	630	$1,350	$2.14	4d	1	0.45mi
10860 N 85th Ave Unit 87 Peoria, AZ	2.0	1.0	780	$1,149	$1.47	5d	1	0.46mi
10101 N 91st Ave #109 Peoria, AZ	2.0	2.5	1161	$1,395	$1.20	3d	1	0.58mi
9002 W Malapai Dr Peoria, AZ	3.0	2.0	1270	$2,040	$1.61	20d	1	0.61mi
8311 W Edwards St Peoria, AZ	3.0	2.0	1242	$2,100	$1.69	24d	1	0.72mi
8834 W Purdue Ave Peoria, AZ	3.0	2.0	1319	$1,800	$1.36	3d	1	0.76mi
11110 N 82nd Ln Peoria, AZ	3.0	2.0	1350	$1,899	$1.41	24d	1	0.79mi
9426 W Monroe St Peoria, AZ	3.0	3.5	1405	$1,800	$1.28	17d	1	0.82mi
10316 N 94th Ln Peoria, AZ	3.0	2.0	1352	$2,000	$1.48	24d	1	0.82mi
8630 W Shaw Butte Dr Peoria, AZ	3.0	2.0	1284	$1,951	$1.52	13d	1	0.84mi
8280 W Madison St Peoria, AZ	2.0	2.0	800	$1,400	$1.75	44d	1	0.89mi
9323 W Ironwood Dr Peoria, AZ	3.0	2.0	1306	$2,085	$1.60	44d	1	0.90mi
9323 W Ironwood Dr Peoria, AZ	3.0	2.0	1306	$1,985	$1.52	24d	1	0.90mi
8551 W Carol Ave Peoria, AZ	3.0	2.0	1323	$2,135	$1.61	12d	1	1.00mi
11014 N 81st Ave Peoria, AZ	3.0	3.0	1133	$1,699	$1.50	5d	1	1.01mi
10701 N 99th Ave Unit 230 Peoria, AZ	2.0	2.0	784	$1,099	$1.40	21d	1	1.04mi
10104 N 96th Dr Unit A Peoria, AZ	2.0	2.0	1072	$1,750	$1.63	24d	1	1.06mi
8165 W Whitney Dr Peoria, AZ	1.0–2.0	1.0–2.0	911	$2,223	$2.44	1d	229	1.10mi
8563 W Mission Ln Peoria, AZ	3.0	2.0	1323	$1,950	$1.47	24d	1	1.13mi
9626 W Mountain View Rd Unit A Peoria, AZ	2.0	2.0	1156	$1,500	$1.30	44d	1	1.17mi
10110 N 97th Dr Unit A Peoria, AZ	2.0	1.5	1025	$1,500	$1.46	24d	1	1.17mi
8940 W Olive Ave Peoria, AZ	2.0	2.0	1446	$1,600	$1.11	44d	1	1.17mi
8940 W Olive Ave Peoria, AZ	2.0	2.0	897	$1,400	$1.56	17d	1	1.17mi
8610 W Eva St Peoria, AZ	3.0	2.0	1208	$2,035	$1.68	22d	1	1.18mi
8610 W Eva St Peoria, AZ	3.0	2.0	1208	$1,985	$1.64	4d	1	1.18mi
12480 N 83rd Dr Peoria, AZ	3.0	2.0	1410	$1,895	$1.34	2d	1	1.22mi
9592 N 82nd Ave Peoria, AZ	3.0	2.5	1401	$1,775	$1.27	15d	1	1.23mi
7914 W Mescal St Peoria, AZ	3.0	2.0	1296	$1,700	$1.31	5d	1	1.23mi
8773 W Dahlia Dr Peoria, AZ	3.0	2.5	1439	$2,200	$1.53	5d	1	1.25mi

Listing history 16 events

1. 2026-06-18
   days on market $120,000 Active 71 DOM
2. 2026-06-17
   days on market $120,000 Active 70 DOM
3. 2026-06-16
   days on market $120,000 Active 69 DOM
4. 2026-06-15
   days on market $120,000 Active 68 DOM
5. 2026-06-13
   days on market $120,000 Active 66 DOM
6. 2026-06-13
   days on market $120,000 Active 65 DOM
7. 2026-06-09
   days on market $120,000 Active 62 DOM
8. 2026-06-08
   days on market $120,000 Active 61 DOM
9. 2026-06-07
   days on market $120,000 Active 60 DOM
10. 2026-06-04
    days on market $120,000 Active 57 DOM
11. 2026-06-03
    days on market $120,000 Active 56 DOM
12. 2026-06-02
    days on market $120,000 Active 55 DOM
13. 2026-06-01
    days on market $120,000 Active 54 DOM
14. 2026-05-31
    days on market $120,000 Active 53 DOM
15. 2026-04-30
    price $120,000 581-char remark

    Show marketing remark (581 chars)

    Welcome to this well maintained 3 bedroom , 2 bath manufactured home in the desirable Peoria Polynesian All Ages Community! This home features newer flooring, and indoor laundry room, and three newer mini-split systems for added comfort and efficiency. Major updates include a new roof (2024) and a new water heater (2025), giving peace of mind to the next owner. Enjoy covered parking and a low maintenance outdoor space. Community amenities include a pool, clubhouse, and onsite laundry. Conveniently located near shopping, dining and freeway access- don't miss this opportunity!

16. 2026-04-08
    listed $130,000 Active 581-char remark

    Show marketing remark (581 chars)

    Welcome to this well maintained 3 bedroom , 2 bath manufactured home in the desirable Peoria Polynesian All Ages Community! This home features newer flooring, and indoor laundry room, and three newer mini-split systems for added comfort and efficiency. Major updates include a new roof (2024) and a new water heater (2025), giving peace of mind to the next owner. Enjoy covered parking and a low maintenance outdoor space. Community amenities include a pool, clubhouse, and onsite laundry. Conveniently located near shopping, dining and freeway access- don't miss this opportunity!

ⓘ 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: $21,942
• − Mortgage interest: −$6,722
• − Property taxes: −$1,800
• − Insurance: −$600
• − Repairs & maintenance: −$1,755
• − Management: −$1,755
• − Depreciation: −$3,491
• Taxable income: $5,819
• Est. tax owed @ 24.0%: −$1,396
• After-tax cash flow: $5,986/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 · 3 photos

Good 80/100 Cosmetic rehab

This well-maintained 3-bedroom, 2-bath manufactured home in Peoria Polynesian All Ages Community features a new roof (2024) and water heater (2025), making it a move-in-ready property with good curb appeal.

Value-add opportunities

• Both Paint exterior — Enhances curb appeal and resale value
• Both Clean gutters — Improves drainage and aesthetics
• Both Replace landscaping — Freshens up the curb appeal and adds value

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior — Enhances curb appeal and resale value ↑
• Both Clean gutters — Improves drainage and aesthetics ↑
• Both Replace landscaping — Freshens up the 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

-7.7% since first listed

2 events — show timeline

• 2026-04-30 Price Changed $120,000 ARMLS
• 2026-04-08 Listed $130,000 ARMLS