10810 N 91st Ave #2 · Peoria, AZ 85345

$40,000

2 bd · 1.0 ba · 720 sqft · Manufactured · 122 Days on market

Built 1984 Good condition $56/sqft · 7% above area Est $37k · 7% over ↓ 25% 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 +4.3/15.0
• 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

Remodeled, freshly painted, new flooring cozy home that is close to everything. Shopping, entertainment, schools nearby. Just a couple of blocks from the Fwy 101N and the Hwy 60W for a breeze commute. Beautiful all ages family community with a pool, dog park, fitness center, and club house. More pictures to come.

Key facts

• 2 parking spots
• Community pool
• Built 1984

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $40k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $943 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $40k).
• Recommended offer: $35k (12.0% below list) — sets the bar for market timing.
• Cap rate 34.6% 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; 9 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $277 of loan paydown is wiped out by about $1k 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 $11k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 122 days — a 12% lower offer ($35k) 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 $35,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 122 days. Have you received any prior offers? Is the seller open to a 12% 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: 3.86% ✓
• Cap rate: 34.58%
• Cash-on-cash: 101.02%
• DSCR: 5.49
• GRM: 2.2

CMA / ARV

• ARV (median comp): $37,317
• List price: $40,000
• Delta: 7.19%
• Verdict: FAIR
• Comps: 6 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
11411 N 91st Ave #28	0.33mi	2/1.0	812 (+13%)	4mo	$27,750	$34	60
11411 N 91st Ave #63	0.37mi	1/1.0 (-1)	728 (+1%)	19mo	$48,000	$66	60
10951 N 91st Ave #119	0.18mi	2/1.0	784 (+9%)	20mo	$79,000	$101	60
11411 N 91st Ave #51	0.37mi	2/2.0	792 (+10%)	17mo	$44,000	$56	48
10701 N 99th Ave #7	0.69mi	1/1.0 (-1)	672 (-7%)	20mo	$27,450	$41	35
10701 N 99 Ave #128	0.69mi	2/2.0	792 (+10%)	17mo	$39,500	$50	33
10701 N 99th Ave #90	0.69mi	2/2.0	796 (+11%)	16mo	$45,500	$57	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: 99.4%
• Equity multiple: 5.46×
• Total profit: $49,981
• Equity at exit: $5,964

10-year hold

• IRR: —
• Equity multiple: 10.54×
• Total profit: $106,817
• Equity at exit: $3,458

Cash invested: $11,200 (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: 2.2×

Monthly cashflow live

• Estimated rent: $1,543 high
• Mortgage (P&I): −$210
• Tax est. 1.5%: −$50 /mo · $600/yr
• Insurance: −$17
• HOA: −$0
• Vacancy / Maint / Mgmt: −$324
• Net cashflow: $943

Break-even live

Break-even rent $350

Max offer price $40,000

Occupancy floor 34%

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: $10,000
• Closing costs: $1,200
• Reserves months: —
• Total cash needed: —

Rent comps 9 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	3d	14	0.55mi
8650 W Peoria Ave Peoria, AZ	1.0–2.0	1.0–2.0	836	$1,492	$1.78	2d	19	0.69mi
10860 N 85th Ave Apt 58 Peoria, AZ	1.0	1.0	480	$1,049	$2.19	4d	1	0.75mi
10860 N 85th Ave Unit 55 Peoria, AZ	1.0	1.0	480	$1,075	$2.24	22d	1	0.75mi
10860 N 85th Ave Peoria, AZ	1.0–2.0	1.0	630	$1,350	$2.14	3d	1	0.80mi
9680 W Olive Ave Peoria, AZ	1.0–3.0	1.0–2.0	850	$1,540	$1.81	2d	9	1.18mi
12751 N Plaza Del Rio Blvd Peoria, AZ	1.0–2.0	1.0–2.0	1007	$1,890	$1.88	1d	10	1.19mi
11429 N 83rd Ave #2 Peoria, AZ	1.0	1.0	750	$1,100	$1.47	24d	1	1.20mi
8165 W Whitney Dr Peoria, AZ	1.0–2.0	1.0–2.0	911	$2,223	$2.44	1d	229	1.36mi

Listing history 17 events

1. 2026-06-18
   days on market $40,000 Active 122 DOM
2. 2026-06-17
   days on market $40,000 Active 121 DOM
3. 2026-06-16
   days on market $40,000 Active 120 DOM
4. 2026-06-15
   days on market $40,000 Active 119 DOM
5. 2026-06-13
   days on market $40,000 Active 117 DOM
6. 2026-06-13
   days on market $40,000 Active 116 DOM
7. 2026-06-09
   days on market $40,000 Active 113 DOM
8. 2026-06-08
   days on market $40,000 Active 112 DOM
9. 2026-06-07
   days on market $40,000 Active 111 DOM
10. 2026-06-04
    days on market $40,000 Active 108 DOM
11. 2026-06-03
    days on market $40,000 Active 107 DOM
12. 2026-06-02
    days on market $40,000 Active 106 DOM
13. 2026-06-01
    days on market $40,000 Active 105 DOM
14. 2026-05-31
    days on market $40,000 Active 104 DOM
15. 2026-05-13
    price $45,000 316-char remark

    Show marketing remark (316 chars)

    Remodeled, freshly painted, new flooring cozy home that is close to everything. Shopping, entertainment, schools nearby. Just a couple of blocks from the Fwy 101N and the Hwy 60W for a breeze commute. Beautiful all ages family community with a pool, dog park, fitness center, and club house. More pictures to come.

16. 2026-04-01
    price $49,900 316-char remark

    Show marketing remark (316 chars)

    Remodeled, freshly painted, new flooring cozy home that is close to everything. Shopping, entertainment, schools nearby. Just a couple of blocks from the Fwy 101N and the Hwy 60W for a breeze commute. Beautiful all ages family community with a pool, dog park, fitness center, and club house. More pictures to come.

17. 2026-02-16
    listed $60,000 Active 316-char remark

    Show marketing remark (316 chars)

    Remodeled, freshly painted, new flooring cozy home that is close to everything. Shopping, entertainment, schools nearby. Just a couple of blocks from the Fwy 101N and the Hwy 60W for a breeze commute. Beautiful all ages family community with a pool, dog park, fitness center, and club house. More pictures to come.

ⓘ 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: $18,521
• − Mortgage interest: −$2,241
• − Property taxes: −$600
• − Insurance: −$200
• − Repairs & maintenance: −$1,482
• − Management: −$1,482
• − Depreciation: −$1,164
• Taxable income: $11,353
• Est. tax owed @ 24.0%: −$2,725
• After-tax cash flow: $8,589/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 · 10 photos

Good 80/100 Cosmetic rehab

This remodeled manufactured home is in excellent condition with new flooring, updated appliances, and fresh paint. It's located in a family-friendly community with a pool and dog park, making it ideal for both resale and rental.

Value-add opportunities

• Both landscaping — enhances curb appeal and adds value
• Both upgraded appliances — improves functionality and aesthetics
• Both smart home integration — increases appeal to tech-savvy buyers

Renovation cost estimate screening

Value-add ROI direction

• Both landscaping — enhances curb appeal and adds value ↑
• Both upgraded appliances — improves functionality and aesthetics ↑
• Both smart home integration — increases appeal to tech-savvy buyers ↑

ⓘ 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

-25.0% since first listed

3 events — show timeline

• 2026-05-13 Price Changed $45,000 ARMLS
• 2026-04-01 Price Changed $49,900 ARMLS
• 2026-02-16 Listed $60,000 ARMLS