8075 W Cherry Hills Dr · Peoria, AZ 85345

$250,000

3 bd · 2.0 ba · 1,076 sqft · SingleFamily public records · 8 Days on market

Built 2008 6,404 sqft lot Est $340k · 26% under ↓ 25% since listing

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Why this score? — see what drove the D+ 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).

• ARV discount +15.0/15.0
• Cash flow +13.2/30.0
• DSCR +4.0/10.0
• Livability +3.8/5.0
• Schools +3.5/10.0
• Rent growth +2.7/5.0
• 1% rule +2.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Beautiful 3-Bedroom, 2-Bath Home with No HOA! This charming home features an open floor plan with laminate flooring throughout and a spacious backyard perfect for entertaining. Enjoy a functional kitchen, a convenient 1-car garage. Located near major freeways for easy commuting, this home offers comfort, convenience.

Key facts

• 6,404 sq ft lot
• Garage
• Built 2008

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $250k.

Deal economics

• At list price, monthly cash flow is $-4 ($-45/yr) — negative.
• To cash-flow at today's rent, offer at most $249k (0.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $187k (25.2% below list).
• Recommended offer: $187k (25.2% below list) — sets the bar for 1% rule.
• Cap rate 6.3% 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: Peoria Elementary School (math 21% / reading 29%, grade F, #638 of 1,109 statewide, top 58%, 554 students, 68% FRL); Peoria High School (math 18% / reading 22%, grade F, #225 of 381 statewide, top 60%, 1,566 students, 54% FRL) — zoned schools average 61% FRL vs 35% district-wide (26 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 22% at this address vs 39% district-wide (-16 pts) — the specific schools serving this property underperform the Peoria Unified School District (4237) average; the district grade overstates school quality for this exact location.
• Market conditions: Rents flat; 331 active listings in the ZIP; 39 comparable units currently listed for rent nearby; rentals leasing fast (median 7d 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 $2k of loan paydown is wiped out by about $8k 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.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 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 $186,897 (25.2% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.75% ✗
• Cap rate: 6.27%
• Cash-on-cash: -0.06%
• DSCR: 1.00
• GRM: 11.1

CMA / ARV

• ARV (on-the-fly): $340,016
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7950 W Paradise Dr	0.17mi	2/2.0 (-1)	1,086 (+1%)	2mo	$307,500	$283	84
11525 N 81st Ave	0.21mi	3/2.0	1,152 (+7%)	2mo	$363,500	$316	76
11510 N 80th Ave	0.25mi	3/1.0	1,024 (-5%)	2mo	$168,500	$165	75
11320 N 81 Dr	0.36mi	3/2.0	1,015 (-6%)	10mo	$334,000	$329	65
8014 W Mescal St	0.47mi	3/2.0	1,116 (+4%)	13mo	$367,990	$330	61
8503 W Bloomfield Rd	0.61mi	3/2.0	1,005 (-7%)	5mo	$380,000	$378	56
11501 N 80th Ave	0.26mi	4/2.0 (+1)	1,206 (+12%)	13mo	$269,000	$223	52
8602 W Wethersfield Rd	0.70mi	3/2.0	1,179 (+10%)	2mo	$310,000	$263	49
8408 W Corrine Dr	0.68mi	3/2.0	1,168 (+9%)	8mo	$336,000	$288	48
11807 N 76th Ave	0.61mi	3/2.0	1,228 (+14%)	4mo	$370,000	$301	45
8155 W Desert Cove Ave	0.56mi	2/2.0 (-1)	915 (-15%)	8mo	$314,900	$344	37
10723 N 80th Ln	0.72mi	2/1.0 (-1)	959 (-11%)	13mo	$305,000	$318	28

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: -18.8%
• Equity multiple: 0.35×
• Total profit: $-45,246
• Equity at exit: $37,276

10-year hold

• IRR: -16.1%
• Equity multiple: 0.18×
• Total profit: $-57,314
• Equity at exit: $21,615

Cash invested: $70,000 (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: 11.1×

Monthly cashflow live

• Estimated rent: $1,869 high
• Mortgage (P&I): −$1,311
• Tax from tax record: −$65 /mo · $781/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$392
• Net cashflow: $-4

Break-even live

Break-even rent $1,874

Max offer price $249,337

Occupancy floor 95%

Sensitivity live

Price	-10% $138	-5% $67	+0% $-4	+5% $-75	+10% $-145
Rent	-10% $-151	-5% $-78	+0% $-4	+5% $70	+10% $144
Rate	-1.0pp $122	-0.5pp $60	base $-4	+0.5pp $-69	+1.0pp $-134

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: $62,500
• Closing costs: $7,500
• Reserves months: —
• Total cash needed: —

Rent comps 39 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
12480 N 83rd Dr Peoria, AZ	3.0	2.0	1410	$1,895	$1.34	4d	1	0.50mi
7914 W Mescal St Peoria, AZ	3.0	2.0	1296	$1,700	$1.31	6d	1	0.51mi
11014 N 81st Ave Peoria, AZ	3.0	3.0	1133	$1,699	$1.50	1d	1	0.55mi
11014 N 81st Ave Peoria, AZ	3.0	3.0	1133	$1,699	$1.50	7d	1	0.55mi
11851 N 76th Dr Peoria, AZ	3.0	2.0	1266	$1,899	$1.50	7d	1	0.57mi
11110 N 82nd Ln Peoria, AZ	3.0	2.0	1350	$1,899	$1.41	26d	1	0.61mi
11807 N 76th Ave Peoria, AZ	3.0	2.0	1228	$1,995	$1.62	45d	1	0.62mi
11600 N 75th Ave Peoria, AZ	2.0	2.0	814	$1,325	$1.63	4d	4	0.68mi
8311 W Edwards St Peoria, AZ	3.0	2.0	1242	$2,100	$1.69	26d	1	0.69mi
8630 W Shaw Butte Dr Peoria, AZ	3.0	2.0	1284	$1,951	$1.52	15d	1	0.72mi
10860 N 85th Ave Unit 87 Peoria, AZ	2.0	1.0	780	$1,149	$1.47	7d	1	0.87mi
10860 N 85th Ave Peoria, AZ	1.0–2.0	1.0	630	$1,350	$2.14	5d	1	0.88mi
10860 N 85th Ave Peoria, AZ	2.0	1.0	780	$1,225	$1.57	45d	1	0.88mi
8609 W Dahlia Dr Peoria, AZ	3.0	3.0	1431	$1,550	$1.08	45d	1	0.91mi
8111 W Wacker Rd Peoria, AZ	1.0–4.0	1.0–2.5	898	$1,600	$1.78	1d	3	0.92mi
8560 W Peoria Ave Peoria, AZ	2.0	1.0	888	$1,399	$1.58	1d	8	0.99mi
8280 W Madison St Peoria, AZ	2.0	2.0	800	$1,400	$1.75	45d	1	1.02mi
8773 W Dahlia Dr Peoria, AZ	3.0	2.5	1439	$2,200	$1.53	6d	1	1.04mi
8650 W Peoria Ave Peoria, AZ	1.0–2.0	1.0–2.0	836	$1,492	$1.78	1d	18	1.06mi
8656 W Willow Ave Peoria, AZ	3.0	2.0	1347	$2,000	$1.48	14d	1	1.15mi
8821 W Sahuaro Dr Peoria, AZ	3.0	2.0	1074	$1,695	$1.58	1d	1	1.17mi
8821 W Sahuaro Dr Peoria, AZ	3.0	2.0	1074	$1,595	$1.49	5d	1	1.17mi
8821 W Sahuaro Dr Peoria, AZ	3.0	2.0	1074	$1,595	$1.49	26d	1	1.17mi
11411 N 91st Ave Unit 213 Peoria, AZ	2.0	2.0	858	$1,399	$1.63	26d	1	1.23mi
11411 N 91st Ave Unit 134 Peoria, AZ	3.0	2.0	1310	$1,599	$1.22	45d	1	1.27mi
13868 N 79th Ave Peoria, AZ	2.0	2.0	937	$1,650	$1.76	1d	2	1.28mi
8165 W Whitney Dr Peoria, AZ	1.0–2.0	1.0–2.0	911	$2,223	$2.44	1d	228	1.29mi
8175 W Ludlow Dr Peoria, AZ	2.0	1.0–2.0	923	$1,754	$1.90	1d	10	1.29mi
9903 N 77th Ave Peoria, AZ	3.0	2.0	1446	$1,895	$1.31	6d	1	1.30mi
10221 N 87th Ln Peoria, AZ	3.0	2.0	1232	$2,059	$1.67	45d	1	1.33mi
7347 W Eugie Ave Peoria, AZ	3.0	2.0	1500	$1,980	$1.32	20d	1	1.35mi
14109 N 83rd Ave Peoria, AZ	1.0–3.0	1.0–2.0	1063	$2,324	$2.19	1d	17	1.37mi
7951 W Whitney Dr Peoria, AZ	2.0–4.0	2.0–2.5	1411	$2,540	$1.80	0d	30	1.39mi
13720 N 88th Ave Peoria, AZ	3.0	1.0–2.0	768	$2,380	$3.10	1d	45	1.43mi
9592 N 82nd Ave Peoria, AZ	3.0	2.5	1401	$1,775	$1.27	1d	1	1.47mi
9592 N 82nd Ave Peoria, AZ	3.0	2.5	1401	$1,775	$1.27	17d	1	1.47mi
9221 W Gary Rd Peoria, AZ	4.0	1.0	1300	$2,000	$1.54	45d	1	1.48mi
8885 W Thunderbird Rd Peoria, AZ	1.0–2.0	1.0–2.0	879	$1,725	$1.96	4d	26	1.48mi
7007 W Mercer Ln Peoria, AZ	3.0	2.5	1432	$2,100	$1.47	1d	1	1.49mi

Listing history 7 events

1. 2026-04-27
   status Pending
2. 2026-04-18
   listed $250,000 Active
3. 2026-03-06
   soldstatus $310,000 Closed 318-char remark

   Show marketing remark (318 chars)

   Beautiful 3-Bedroom, 2-Bath Home with No HOA! This charming home features an open floor plan with laminate flooring throughout and a spacious backyard perfect for entertaining. Enjoy a functional kitchen, a convenient 1-car garage. Located near major freeways for easy commuting, this home offers comfort, convenience.

4. 2026-01-27
   status Pending 318-char remark

   Show marketing remark (318 chars)

   Beautiful 3-Bedroom, 2-Bath Home with No HOA! This charming home features an open floor plan with laminate flooring throughout and a spacious backyard perfect for entertaining. Enjoy a functional kitchen, a convenient 1-car garage. Located near major freeways for easy commuting, this home offers comfort, convenience.

5. 2026-01-13
   price $299,900 318-char remark

   Show marketing remark (318 chars)

   Beautiful 3-Bedroom, 2-Bath Home with No HOA! This charming home features an open floor plan with laminate flooring throughout and a spacious backyard perfect for entertaining. Enjoy a functional kitchen, a convenient 1-car garage. Located near major freeways for easy commuting, this home offers comfort, convenience.

6. 2025-12-22
   price $324,900 318-char remark

   Show marketing remark (318 chars)

   Beautiful 3-Bedroom, 2-Bath Home with No HOA! This charming home features an open floor plan with laminate flooring throughout and a spacious backyard perfect for entertaining. Enjoy a functional kitchen, a convenient 1-car garage. Located near major freeways for easy commuting, this home offers comfort, convenience.

7. 2025-10-31
   listed $334,900 Active 318-char remark

   Show marketing remark (318 chars)

   Beautiful 3-Bedroom, 2-Bath Home with No HOA! This charming home features an open floor plan with laminate flooring throughout and a spacious backyard perfect for entertaining. Enjoy a functional kitchen, a convenient 1-car garage. Located near major freeways for easy commuting, this home offers comfort, convenience.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast AZ · Resets to sale price

• Current annual tax: $781 · $65/mo
• Projected year-2 tax: $1,650 · $138/mo
• Expected delta: +$869/yr (+$72/mo · 111.4%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

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 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,428
• − Mortgage interest: −$14,004
• − Property taxes: −$781
• − Insurance: −$1,250
• − Repairs & maintenance: −$1,794
• − Management: −$1,794
• − Depreciation: −$7,273
• Taxable loss: −$4,468
• Est. tax savings @ 24.0%: +$1,072
• After-tax cash flow: $1,027/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

-25.4% since first listed

7 events — show timeline

• 2026-04-27 Pending — ARMLS
• 2026-04-18 Listed $250,000 ARMLS
• 2026-03-06 Sold (MLS) $310,000 ARMLS
• 2026-01-27 Pending — ARMLS
• 2026-01-13 Price Changed $299,900 ARMLS
• 2025-12-22 Price Changed $324,900 ARMLS
• 2025-10-31 Listed $334,900 ARMLS

Property tax history

-0.4%/yr

Latest (2025): $781 · +2.8% YoY. Source: county tax records.