9207 W Kerry Ln · Peoria, AZ 85382

$329,000

2 bd · 2.0 ba · 1,304 sqft · SingleFamily public records · 42 Days on market

Built 1986 9,151 sqft lot $252/sqft · 22% below area Est $423k · 22% under $68/mo HOA · 3% of rent

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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 +8.8/30.0
• Livability +3.8/5.0
• Schools +3.5/10.0
• Condition / age +2.5/5.0
• DSCR +2.4/10.0
• Rent growth +2.3/5.0
• 1% rule +1.8/10.0
• Appreciation +0.0/10.0

Listing remarks

Imagine 9207 W Kerry Ln, a great home in 55+ community in Westbrook Village featuring fresh interior paint and all stainless steel appliances for contemporary functionality. A comforting fireplace enhances the interior, complemented by a spacious walk in closet in the primary bedroom for organized storage. An exterior patio extends opportunities for outdoor enjoyment. Come experience this wonderful community with golf, community centers and close to Arrowhead amenities. This property is 55+ age restricted. Included 100-Day Home Warranty with buyer activation

Key facts

• Arrowhead amenities
• Walk-in closet
• Exterior patio

Tags

• STAINLESS STEEL APPLIANCES
• WALK-IN CLOSET
• EXTERIOR PATIO
• ARROWHEAD AMENITIES

Property features AI

Finance

• Other: Lot size listed as 9,151 (source: Assessor)
• HOA & community: Homeowners association with an annual fee of $819; Association fee includes grounds maintenance

Exterior

• Parking: Covered parking for 2 vehicles; 2 garage spaces
• Security: Owned security system
• Utilities: City water; Public sewer
• Home design: Single family residence; Fee simple ownership
• Construction: Wood frame construction; Painted exterior; Tile roof
• Exterior features: Gravel/stone front and back landscaping; Block fencing

Interior

• Bedrooms: 2 possible bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Natural gas heating; Cooling system (other)
• Interior features: Full bathroom in the master bedroom; Fireplace; Has heating (natural gas); Has cooling (other)

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $329k.

Deal economics

• At list price, monthly cash flow is $-270 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $281k (14.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $225k (31.7% below list).
• Recommended offer: $225k (31.7% below list) — sets the bar for 1% rule.
• Cap rate 5.3% 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 (-0.8%/yr); 281 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 $2k of loan paydown is wiped out by about $10k 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

• It's been on market 42 days — a 3% lower offer ($319k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $224,746 (31.7% 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. It's been on market 42 days. Have you received any prior offers? Is the seller open to a 32% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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?
7. 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.
8. 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.
9. 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: 0.68% ✗
• Cap rate: 5.31%
• Cash-on-cash: -3.52%
• DSCR: 0.84
• GRM: 12.2

CMA / ARV

• ARV (median comp): $423,311
• List price: $329,000
• Delta: -22.28%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
9152 W Oraibi Dr	0.15mi	2/2.0	1,461 (+12%)	3mo	$445,000	$305	70
19929 N 91st Ln	0.50mi	2/2.0	1,351 (+4%)	2mo	$422,000	$312	69
9232 W Behrend Dr	0.39mi	2/2.0	1,428 (+10%)	1mo	$285,000	$200	65
9235 W John Cabot Rd	0.74mi	3/2.0 (+1)	1,307 (+0%)	0mo	$435,000	$333	60
9032 W Sierra Pinta Dr	0.62mi	2/2.0	1,351 (+4%)	7mo	$418,000	$309	59
9140 W Behrend Dr	0.41mi	2/2.0	1,455 (+12%)	4mo	$420,000	$289	58
9238 W Behrend Dr	0.39mi	2/2.0	1,461 (+12%)	6mo	$320,000	$219	57
20132 N 92nd Ave	0.50mi	2/2.0	1,461 (+12%)	2mo	$430,000	$294	55
9041 W Escuda Dr	0.53mi	2/2.0	1,439 (+10%)	4mo	$385,000	$268	55
9759 W Taro Ln	0.70mi	2/2.0	1,202 (-8%)	4mo	$325,000	$270	51
19835 N 90th Ln	0.50mi	2/2.0	1,463 (+12%)	7mo	$385,000	$263	50
9013 W Villa Maria Dr	0.66mi	3/2.0 (+1)	1,485 (+14%)	1mo	$425,000	$286	40

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: -25.3%
• Equity multiple: 0.16×
• Total profit: $-77,205
• Equity at exit: $49,055

10-year hold

• IRR: -32.4%
• Equity multiple: -0.25×
• Total profit: $-115,262
• Equity at exit: $28,446

Cash invested: $92,120 (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 85382

• Home prices YoY: -23.6%
• Rents YoY: -0.8%
• Active inventory: 281
• Price-to-rent: 12.2×

Monthly cashflow live

• Estimated rent: $2,247 high
• Mortgage (P&I): −$1,725
• Tax from tax record: −$115 /mo · $1,382/yr
• Insurance: −$137
• HOA: −$68
• Vacancy / Maint / Mgmt: −$472
• Net cashflow: $-270

Break-even live

Break-even rent $2,589

Max offer price $281,294

Occupancy floor —

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: $82,250
• Closing costs: $9,870
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9126 W Kimberly Way Peoria, AZ	2.0	2.0	1326	$2,695	$2.03	43d	1	0.23mi
9126 W Kimberly Way Peoria, AZ	2.0	2.0	1325	$2,595	$1.96	24d	1	0.23mi
9264 W Morrow Dr Peoria, AZ	2.0	2.0	1001	$2,350	$2.35	43d	1	0.29mi
9315 W Morrow Dr Peoria, AZ	2.0	2.0	909	$1,695	$1.86	24d	1	0.36mi
19518 N 89th Dr Peoria, AZ	2.0	2.0	1574	$4,000	$2.54	43d	1	0.40mi
18624 N 93rd Ave Peoria, AZ	2.0	2.0	1001	$1,795	$1.79	14d	1	0.42mi
9619 W Taro Ln Peoria, AZ	2.0	2.0	1524	$1,750	$1.15	43d	1	0.45mi
9343 W Escuda Dr Peoria, AZ	2.0	2.0	1858	$3,500	$1.88	24d	1	0.46mi
18942 N 96th Ln Peoria, AZ	2.0	2.0	1520	$1,945	$1.28	5d	1	0.55mi
8818 W Piute Ave Peoria, AZ	2.0	2.0	1462	$3,800	$2.60	43d	1	0.59mi
9029 W Villa Maria Dr Peoria, AZ	3.0	2.0	1746	$2,105	$1.21	3d	1	0.68mi
19609 N 98th Dr Peoria, AZ	2.0	2.0	1653	$2,895	$1.75	43d	1	0.75mi
8731 W McRae Way Peoria, AZ	3.0	2.0	1574	$3,300	$2.10	43d	1	0.76mi
9803 W Kimberly Way Peoria, AZ	2.0	2.0	1655	$1,800	$1.09	24d	1	0.77mi
8646 W Rockwood Dr Peoria, AZ	2.0	1.0	1451	$2,100	$1.45	5d	1	0.79mi
20456 N 94th Ln Peoria, AZ	3.0	2.0	1436	$2,200	$1.53	5d	1	0.82mi
19702 N 98th Ln Peoria, AZ	2.0	2.0	1417	$2,300	$1.62	24d	1	0.86mi
18205 N 87th Dr Peoria, AZ	3.0	3.0	1632	$1,845	$1.13	5d	1	0.92mi
17906 N 92nd Ln Peoria, AZ	3.0	2.0	1307	$2,095	$1.60	5d	1	0.93mi
9833 W Yukon Dr Peoria, AZ	3.0	2.0	1667	$2,100	$1.26	3d	1	0.98mi
9825 W Runion Dr Peoria, AZ	3.0	2.0	1667	$2,400	$1.44	20d	1	1.05mi
9668 W Irma Ln Peoria, AZ	3.0	2.0	1400	$1,895	$1.35	43d	1	1.05mi
9723 W Mohawk Ln Peoria, AZ	3.0	2.0	1649	$1,999	$1.21	43d	1	1.06mi
8810 W Grovers Ave Peoria, AZ	3.0	2.0	1308	$2,060	$1.57	5d	1	1.08mi
9830 W Runion Dr Peoria, AZ	3.0	2.0	1283	$1,985	$1.55	1d	1	1.08mi
9160 W Meadow Dr Peoria, AZ	3.0	2.5	1788	$2,100	$1.17	12d	1	1.08mi
9136 W Meadow Dr Peoria, AZ	3.0	2.5	1558	$2,100	$1.35	24d	1	1.09mi
8374 W Oraibi Dr Peoria, AZ	2.0	1.5	1495	$3,200	$2.14	43d	1	1.09mi
17374 N 89th Ave Unit C1 Peoria, AZ	3.0	2.0	1147	$1,745	$1.52	24d	1	1.14mi
17374 N 89th Ave Unit B2 Peoria, AZ	2.0	2.0	1114	$1,476	$1.32	20d	1	1.14mi
8363 W Audrey Ln Peoria, AZ	3.0	2.0	1615	$2,009	$1.24	43d	1	1.15mi
17374 N 89th Ave Peoria, AZ	2.0	2.0	1067	$1,586	$1.49	24d	1	1.23mi
17374 N 89th Ave Peoria, AZ	3.0	2.0	1147	$1,914	$1.67	21d	1	1.23mi
21234 N 94th Ln Peoria, AZ	3.0	2.0	1867	$2,205	$1.18	14d	1	1.25mi
21234 N 94th Ln Peoria, AZ	3.0	2.0	1867	$2,420	$1.30	43d	1	1.25mi
9477 W Frank Ave Peoria, AZ	3.0	2.0	1250	$2,100	$1.68	43d	1	1.25mi
8820 W Bell Rd Peoria, AZ	1.0–2.0	1.5–2.0	1038	$1,701	$1.64	1d	16	1.38mi
8201 W Beardsley Rd Peoria, AZ	1.0–2.0	1.0–2.0	930	$1,550	$1.67	5d	19	1.38mi
10134 W Mohawk Ln Peoria, AZ	2.0	1.0–2.0	827	$1,299	$1.57	43d	1	1.38mi
10134 W Mohawk Ln Peoria, AZ	1.0–2.0	1.0–2.0	992	$1,400	$1.41	12d	5	1.40mi

HOA detail

• Monthly dues: $68 · $816/yr

Listing history 20 events

1. 2026-06-18
   days on market $329,000 Active 42 DOM
2. 2026-06-18
   price $329,000 Active 41 DOM
3. 2026-06-17
   days on market $339,000 Active 41 DOM
4. 2026-06-16
   days on market $339,000 Active 40 DOM
5. 2026-06-15
   days on market $339,000 Active 39 DOM
6. 2026-06-13
   days on market $339,000 Active 37 DOM
7. 2026-06-13
   days on market $339,000 Active 36 DOM
8. 2026-06-09
   days on market $339,000 Active 33 DOM
9. 2026-06-08
   days on market $339,000 Active 32 DOM
10. 2026-06-07
    days on market $339,000 Active 31 DOM
11. 2026-06-04
    pricedays on market $339,000 Active 28 DOM
12. 2026-06-03
    days on market $349,000 Active 27 DOM
13. 2026-06-02
    days on market $349,000 Active 26 DOM
14. 2026-06-01
    days on market $349,000 Active 25 DOM
15. 2026-05-31
    days on market $349,000 Active 24 DOM
16. 2026-05-07
    listed $360,000 Active 565-char remark
17. 2026-04-27
    soldstatus $326,100
18. 1993-10-19
    soldstatus $87,900
19. 1990-10-16
    soldstatus $82,500
20. 1986-06-17
    soldstatus $80,540

ⓘ 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: $1,382 · $115/mo
• Projected year-2 tax: $2,171 · $181/mo
• Expected delta: +$789/yr (+$66/mo · 57.1%)

ⓘ 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 2/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥113°F today · 18 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: $26,970
• − Mortgage interest: −$18,429
• − Property taxes: −$1,382
• − Insurance: −$1,645
• − Repairs & maintenance: −$2,158
• − Management: −$2,158
• − HOA: −$816
• − Depreciation: −$9,571
• Taxable loss: −$9,188
• Est. tax savings @ 24.0%: +$2,205
• After-tax cash flow: $-1,035/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): 43,729
• Household income: $91,525
• Rent vs Own: 30.3% rent · 69.7% own
• Severe rent burden: 1350.0

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: Predominantly White (72%)
• Race & ethnicity: White 72% Hispanic / Latino 15% Two or more races 12% Asian 5% Black 2%
• Hispanic origin (detail): Mexican 11%
• Common ancestry: Romanian 4% Italian 2% Lithuanian 2%
• Foreign-born: 12% · Canada, China, Vietnam
• Languages at home: 83% English-only · Spanish 7% Arabic 2% Other Indo-European 2%

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: ▼ -86.44%
• Current HPI: 280.5805
• Rent YoY: ▼ -0.80%
• 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

+308.5% since first listed

8 events — show timeline

• 2026-06-18 Price Changed $329,000 ARMLS
• 2026-06-04 Price Changed $339,000 ARMLS
• 2026-05-21 Price Changed $349,000 ARMLS
• 2026-05-07 Listed $360,000 ARMLS
• 2026-04-27 Sold (Public Records) $326,100 Public Records
• 1993-10-19 Sold (Public Records) $87,900 Public Records
• 1990-10-16 Sold (Public Records) $82,500 Public Records
• 1986-06-17 Sold (Public Records) $80,540 Public Records

Property tax history

+0.4%/yr

Latest (2025): $1,382 · +2.8% YoY. Source: county tax records.