10955 N 79th Ave #179 · Peoria, AZ 85345

$79,000

3 bd · 2.0 ba · 950 sqft · Manufactured · 427 Days on market

Built 1984 Fair condition $83/sqft · 44% above area Est $55k · 44% over ↓ 29% 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 +2.2/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this updated 3-bedroom, 2-bath mobile home, perfectly situated on a desirable corner lot. This move-in ready home features a brand new roof, fresh paint, updated flooring, and modernized wiring throughout—providing peace of mind and a fresh, contemporary feel. Enjoy outdoor living with two spacious covered patios, ideal for relaxing or entertaining guests. The property also includes covered parking for convenience and protection from the elements. Don't miss this opportunity to own a well-maintained home with thoughtful updates inside and out!

Key facts

• Modernized wiring
• Covered parking
• Brand new roof

Tags

• CORNER LOT
• BRAND NEW ROOF
• UPDATED FLOORING
• MODERNIZED WIRING
• TWO SPACIOUS COVERED PATIOS
• COVERED PARKING

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $79k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $829 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $79k).
• Recommended offer: $70k (12.0% below list) — sets the bar for market timing.
• Cap rate 18.9% 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; 16 comparable units currently listed for rent nearby; rentals leasing fast (median 3d 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 31% 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 $546 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 $22k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 427 days — a 12% lower offer ($70k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 6→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $69,520 (12.0% below list)

Questions for the listing agent

1. It's been on market 427 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: 2.20% ✓
• Cap rate: 18.89%
• Cash-on-cash: 44.99%
• DSCR: 3.00
• GRM: 3.8

CMA / ARV

• ARV (median comp): $54,892
• List price: $79,000
• Delta: 43.92%
• Verdict: OVERPRICED
• Comps: 9 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
10955 N 79th Ave #60	0.00mi	2/2.0 (-1)	972 (+2%)	4mo	$65,000	$67	87
7810 W Peoria Ave #128	0.16mi	3/2.0	980 (+3%)	2mo	$40,000	$41	86
7810 W Peoria Ave #33	0.19mi	3/2.0	952 (+0%)	12mo	$85,000	$89	81
10955 N 79th Ave #3	0.00mi	2/1.5 (-1)	952 (+0%)	16mo	$46,000	$48	79
7810 W Peoria Ave #166	0.16mi	3/2.0	896 (-6%)	7mo	$57,000	$64	78
10955 N 79th Ave #37	0.04mi	2/2.0 (-1)	980 (+3%)	15mo	$88,000	$90	75
7810 W Peoria Ave #30	0.19mi	2/2.0 (-1)	1,056 (+11%)	11mo	$106,000	$100	58
7810 W Peoria Ave #153	0.19mi	2/2.0 (-1)	1,056 (+11%)	12mo	$105,000	$99	57
7810 W Peoria Ave #125	0.23mi	3/2.0	1,056 (+11%)	21mo	$117,000	$111	53
7302 W Peoria Ave #65	0.68mi	3/2.0	1,056 (+11%)	3mo	$66,500	$63	47
7344 W Peoria Ave #21	0.66mi	2/2.0 (-1)	980 (+3%)	15mo	$17,000	$17	47
7302 W Peoria Ave #50	0.69mi	2/1.0 (-1)	840 (-12%)	8mo	$18,000	$21	33

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: 39.4%
• Equity multiple: 2.63×
• Total profit: $35,974
• Equity at exit: $11,779

10-year hold

• IRR: 44.6%
• Equity multiple: 4.78×
• Total profit: $83,516
• Equity at exit: $6,830

Cash invested: $22,120 (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: 3.8×

Monthly cashflow live

• Estimated rent: $1,741 high
• Mortgage (P&I): −$414
• Tax est. 1.5%: −$99 /mo · $1,185/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$366
• Net cashflow: $829

Break-even live

Break-even rent $691

Max offer price $79,000

Occupancy floor 47%

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: $19,750
• Closing costs: $2,370
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
11600 N 75th Ave Peoria, AZ	2.0	2.0	814	$1,325	$1.63	2d	4	0.57mi
8280 W Madison St Peoria, AZ	2.0	2.0	800	$1,400	$1.75	43d	1	0.64mi
7951 W Whitney Dr Peoria, AZ	2.0–4.0	2.0–2.5	1411	$2,540	$1.80	1d	30	0.78mi
8165 W Whitney Dr Peoria, AZ	1.0–2.0	1.0–2.0	911	$2,223	$2.44	1d	229	0.79mi
10860 N 85th Ave Unit 87 Peoria, AZ	2.0	1.0	780	$1,149	$1.47	5d	1	0.86mi
10860 N 85th Ave Peoria, AZ	2.0	1.0	780	$1,225	$1.57	43d	1	0.88mi
10860 N 85th Ave Peoria, AZ	1.0–2.0	1.0	630	$1,350	$2.14	3d	1	0.88mi
8560 W Peoria Ave Peoria, AZ	2.0	1.0	888	$1,450	$1.63	1d	8	0.92mi
8650 W Peoria Ave Peoria, AZ	1.0–2.0	1.0–2.0	836	$1,492	$1.78	2d	19	1.01mi
6960 W Peoria Ave #90 Peoria, AZ	2.0	1.0	704	$1,320	$1.88	24d	1	1.12mi
9201 N 83rd Ave Peoria, AZ	1.0–3.0	1.0–2.0	981	$1,975	$2.01	1d	29	1.17mi
8757 W Peoria Ave Peoria, AZ	2.0	1.0	564	$1,539	$2.73	2d	14	1.18mi
8821 W Sahuaro Dr Peoria, AZ	3.0	2.0	1074	$1,595	$1.49	2d	1	1.22mi
8821 W Sahuaro Dr Peoria, AZ	3.0	2.0	1074	$1,595	$1.49	24d	1	1.22mi
9190 N 83rd Ave Peoria, AZ	1.0–2.0	1.0–2.0	821	$2,203	$2.68	14d	10	1.35mi
11411 N 91st Ave Unit 213 Peoria, AZ	2.0	2.0	858	$1,399	$1.63	24d	1	1.41mi

Listing history 18 events

1. 2026-06-18
   days on market $79,000 Active 427 DOM
2. 2026-06-17
   days on market $79,000 Active 426 DOM
3. 2026-06-16
   days on market $79,000 Active 425 DOM
4. 2026-06-15
   days on market $79,000 Active 424 DOM
5. 2026-06-13
   days on market $79,000 Active 422 DOM
6. 2026-06-13
   days on market $79,000 Active 421 DOM
7. 2026-06-09
   days on market $79,000 Active 418 DOM
8. 2026-06-08
   days on market $79,000 Active 417 DOM
9. 2026-06-07
   days on market $79,000 Active 416 DOM
10. 2026-06-04
    days on market $79,000 Active 413 DOM
11. 2026-06-03
    days on market $79,000 Active 412 DOM
12. 2026-06-02
    days on market $79,000 Active 411 DOM
13. 2026-06-01
    days on market $79,000 Active 410 DOM
14. 2026-05-31
    days on market $79,000 Active 409 DOM
15. 2026-02-12
    price $79,000 572-char remark

    Show marketing remark (572 chars)

    Welcome to this updated 3-bedroom, 2-bath mobile home, perfectly situated on a desirable corner lot. This move-in ready home features a brand new roof, fresh paint, updated flooring, and modernized wiring throughout—providing peace of mind and a fresh, contemporary feel. Enjoy outdoor living with two spacious covered patios, ideal for relaxing or entertaining guests. The property also includes covered parking for convenience and protection from the elements. Don't miss this opportunity to own a well-maintained home with thoughtful updates inside and out!

16. 2025-09-11
    price $89,000 572-char remark

    Show marketing remark (572 chars)

    Welcome to this updated 3-bedroom, 2-bath mobile home, perfectly situated on a desirable corner lot. This move-in ready home features a brand new roof, fresh paint, updated flooring, and modernized wiring throughout—providing peace of mind and a fresh, contemporary feel. Enjoy outdoor living with two spacious covered patios, ideal for relaxing or entertaining guests. The property also includes covered parking for convenience and protection from the elements. Don't miss this opportunity to own a well-maintained home with thoughtful updates inside and out!

17. 2025-06-30
    price $98,000 572-char remark

    Show marketing remark (572 chars)

    Welcome to this updated 3-bedroom, 2-bath mobile home, perfectly situated on a desirable corner lot. This move-in ready home features a brand new roof, fresh paint, updated flooring, and modernized wiring throughout—providing peace of mind and a fresh, contemporary feel. Enjoy outdoor living with two spacious covered patios, ideal for relaxing or entertaining guests. The property also includes covered parking for convenience and protection from the elements. Don't miss this opportunity to own a well-maintained home with thoughtful updates inside and out!

18. 2025-04-13
    listed $112,000 Active 572-char remark

    Show marketing remark (572 chars)

    Welcome to this updated 3-bedroom, 2-bath mobile home, perfectly situated on a desirable corner lot. This move-in ready home features a brand new roof, fresh paint, updated flooring, and modernized wiring throughout—providing peace of mind and a fresh, contemporary feel. Enjoy outdoor living with two spacious covered patios, ideal for relaxing or entertaining guests. The property also includes covered parking for convenience and protection from the elements. Don't miss this opportunity to own a well-maintained home with thoughtful updates inside and out!

ⓘ 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 · 15 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: $20,891
• − Mortgage interest: −$4,425
• − Property taxes: −$1,185
• − Insurance: −$395
• − Repairs & maintenance: −$1,671
• − Management: −$1,671
• − Depreciation: −$2,298
• Taxable income: $9,245
• Est. tax owed @ 24.0%: −$2,219
• After-tax cash flow: $7,733/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 Cosmetic rehab

This mobile home is in fair condition with cosmetic updates needed. It has a good roof and solid foundation, but some exterior paint and landscaping require attention. Updates to the exterior and flooring would significantly enhance its resale and rental value.

Repairs flagged

• Minor exterior paint — some wear
• Minor landscaping — overgrown areas

Value-add opportunities

• Resale paint exterior — enhances curb appeal
• Resale landscaping — improves curb appeal
• Both update flooring — modernizes interior and improves resale value
• Both update paint — enhances curb appeal and interior aesthetics

Renovation cost estimate screening

Repair item	Severity	Est. cost
exterior paint · some wear	Minor	$500–3,000
landscaping · overgrown areas	Minor	$500–3,000
Total estimated repair cost · 2 items		$1,000–6,000

Value-add ROI direction

• Resale paint exterior — enhances curb appeal ↑
• Resale landscaping — improves curb appeal ↑
• Both update flooring — modernizes interior and improves resale value ↑
• Both update paint — enhances curb appeal and interior aesthetics ↑

ⓘ 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

-29.5% since first listed

4 events — show timeline

• 2026-02-12 Price Changed $79,000 ARMLS
• 2025-09-11 Price Changed $89,000 ARMLS
• 2025-06-30 Price Changed $98,000 ARMLS
• 2025-04-13 Listed $112,000 ARMLS