11411 N 91st Ave #143 · Peoria, AZ 85345

$65,000

2 bd · 2.0 ba · 1,344 sqft · SingleFamily · 68 Days on market

Built 1977 $48/sqft · 18% above area Est $55k · 18% over ↓ 7% 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 +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to your perfect retreat in the Casa del Sol Resort West Community! This charming 2-bedroom, 2-bath home welcomes you with a delightful country-style front porch--the perfect place to enjoy your morning coffee or unwind with peaceful evening sunsets. New Paint! Inside, you'll love the bright and inviting living space, NEW carpet in both bedrooms and durable, easy-care faux wood flooring throughout the main living areas. The kitchen is fully equipped with all appliances included, making this home truly move-in ready. Step outside to your own private fenced yard--ideal for relaxing, entertaining, or enjoying a bit of outdoor living. Located in a 55+ gated, resort-style community, Casa del Sol Resort West offers an active and vibrant lifestyle with fantastic amenities This 55+ gated resort-style community offers an active and vibrant lifestyle with fantastic amenities, including: Heated swimming pool and spa Clubhouse with regular organized activities Fitness center Shuffleboard courts RV parking Golf putting green Move-in ready and priced to sell -- this lovely home is waiting for you to make it your own!

Key facts

• Fitness center
• Shuffleboard courts
• Private fenced yard

Tags

• COUNTRY-STYLE FRONT PORCH
• PRIVATE FENCED YARD
• HEATED SWIMMING POOL
• FITNESS CENTER
• SHUFFLEBOARD COURTS
• GOLF PUTTING GREEN

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $65k.

Deal economics

• At list price, monthly cash flow is $986 ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $65k).
• Recommended offer: $61k (6.0% below list) — sets the bar for market timing.
• Cap rate 24.5% 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 24d 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 32% 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 $449 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 $18k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 68 days — a 6% lower offer ($61k) is reasonable based on typical stale-listing flexibility.
• 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 6→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $61,100 (6.0% below list)

Questions for the listing agent

1. It's been on market 68 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1977 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 2.79% ✓
• Cap rate: 24.49%
• Cash-on-cash: 64.98%
• DSCR: 3.89
• GRM: 3.0

CMA / ARV

• ARV (median comp): $55,281
• List price: $65,000
• Delta: 17.58%
• 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
8881 W Cameron Dr	0.29mi	3/2.0 (+1)	1,348 (+0%)	1mo	$383,000	$284	80
9237 W Cholla St	0.24mi	3/2.0 (+1)	1,401 (+4%)	1mo	$358,400	$256	75
8926 W Christopher Michael Ln	0.14mi	3/2.0 (+1)	1,299 (-3%)	17mo	$346,574	$267	69
11221 N 91st Dr	0.15mi	3/2.0 (+1)	1,246 (-7%)	12mo	$359,000	$288	66
9257 W Gary Rd	0.30mi	3/2.0 (+1)	1,500 (+12%)	2mo	$335,000	$223	60
8807 W Shaw Butte Dr	0.55mi	3/2.0 (+1)	1,264 (-6%)	3mo	$350,000	$277	57
8734 W Sahuaro Dr	0.48mi	3/2.0 (+1)	1,288 (-4%)	11mo	$270,000	$210	57
9118 W Cameron Dr	0.19mi	3/1.5 (+1)	1,160 (-14%)	10mo	$345,000	$297	53
8921 W Laurel Ln	0.39mi	3/2.0 (+1)	1,502 (+12%)	12mo	$380,000	$253	47
9232 W Mobile Ave	0.44mi	3/2.0 (+1)	1,458 (+8%)	16mo	$206,000	$141	47
10824 N 88th Ave	0.40mi	3/2.0 (+1)	1,200 (-11%)	17mo	$355,000	$296	45
8733 W Laurel Ln	0.53mi	3/2.0 (+1)	1,502 (+12%)	9mo	$365,000	$243	43

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: 61.4%
• Equity multiple: 3.64×
• Total profit: $48,017
• Equity at exit: $9,692

10-year hold

• IRR: 65.2%
• Equity multiple: 6.83×
• Total profit: $106,131
• Equity at exit: $5,620

Cash invested: $18,200 (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: 3.0×

Monthly cashflow live

• Estimated rent: $1,816 high
• Mortgage (P&I): −$341
• Tax est. 1.5%: −$81 /mo · $975/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$381
• Net cashflow: $986

Break-even live

Break-even rent $569

Max offer price $65,000

Occupancy floor 41%

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: $16,250
• Closing costs: $1,950
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
11411 N 91st Ave Unit 134 Peoria, AZ	3.0	2.0	1310	$1,599	$1.22	43d	1	0.02mi
8821 W Sahuaro Dr Peoria, AZ	3.0	2.0	1074	$1,595	$1.49	2d	1	0.46mi
8821 W Sahuaro Dr Peoria, AZ	3.0	2.0	1074	$1,595	$1.49	24d	1	0.46mi
8763 W Paradise Dr Peoria, AZ	3.0	2.0	1575	$1,800	$1.14	43d	1	0.54mi
8782 W Shaw Butte Dr Peoria, AZ	3.0	2.0	1575	$2,200	$1.40	24d	1	0.59mi
8650 W Peoria Ave Peoria, AZ	1.0–2.0	1.0–2.0	836	$1,492	$1.78	2d	19	0.67mi
8621 W Shaw Butte Dr Peoria, AZ	3.0	2.0	1546	$1,975	$1.28	18d	1	0.70mi
8930 W Monroe St Peoria, AZ	3.0	2.0	1300	$2,099	$1.61	23d	1	0.70mi
8930 W Monroe St Peoria, AZ	3.0	2.0	1300	$1,899	$1.46	43d	2	0.70mi
8630 W Shaw Butte Dr Peoria, AZ	3.0	2.0	1284	$1,951	$1.52	12d	1	0.71mi
8560 W Peoria Ave Peoria, AZ	2.0	1.0	888	$1,450	$1.63	1d	8	0.73mi
10221 N 87th Ln Peoria, AZ	3.0	2.0	1232	$2,059	$1.67	43d	1	0.76mi
10101 N 91st Ave #109 Peoria, AZ	2.0	2.5	1161	$1,395	$1.20	2d	1	0.83mi
10316 N 94th Ln Peoria, AZ	3.0	2.0	1352	$2,000	$1.48	24d	1	0.87mi
9002 W Malapai Dr Peoria, AZ	3.0	2.0	1270	$2,040	$1.61	20d	1	0.88mi
9426 W Monroe St Peoria, AZ	3.0	3.5	1405	$1,800	$1.28	16d	1	0.90mi
8368 W Paradise Dr Peoria, AZ	3.0	2.0	1666	$2,125	$1.28	43d	1	0.92mi
8311 W Edwards St Peoria, AZ	3.0	2.0	1242	$2,100	$1.69	24d	1	0.93mi
12751 N Plaza Del Rio Blvd Peoria, AZ	1.0–2.0	1.0–2.0	1007	$1,890	$1.88	1d	10	0.95mi
11110 N 82nd Ln Peoria, AZ	3.0	2.0	1350	$1,899	$1.41	24d	1	0.98mi
11175 N 82nd Ln Peoria, AZ	3.0	2.0	1821	$2,390	$1.31	1d	1	0.99mi
12976 N 88th Ln Peoria, AZ	3.0	2.5	1765	$1,825	$1.03	43d	1	1.01mi
12990 N 88th Ln Peoria, AZ	3.0	2.5	1624	$1,995	$1.23	21d	1	1.01mi
8773 W Dahlia Dr Peoria, AZ	3.0	2.5	1439	$2,200	$1.53	4d	1	1.03mi
12972 N 88th Ave Peoria, AZ	3.0	2.5	1522	$2,000	$1.31	43d	1	1.04mi
9323 W Ironwood Dr Peoria, AZ	3.0	2.0	1306	$1,985	$1.52	23d	1	1.05mi
9323 W Ironwood Dr Peoria, AZ	3.0	2.0	1306	$2,085	$1.60	43d	1	1.05mi
8834 W Purdue Ave Peoria, AZ	3.0	2.0	1319	$1,800	$1.36	3d	1	1.05mi
8609 W Dahlia Dr Peoria, AZ	3.0	3.0	1431	$1,550	$1.08	43d	1	1.11mi
10104 N 96th Dr Unit A Peoria, AZ	2.0	2.0	1072	$1,750	$1.63	24d	1	1.12mi
12480 N 83rd Dr Peoria, AZ	3.0	2.0	1410	$1,895	$1.34	2d	1	1.14mi
11014 N 81st Ave Peoria, AZ	3.0	3.0	1133	$1,699	$1.50	5d	1	1.19mi
10110 N 97th Dr Unit A Peoria, AZ	2.0	1.5	1025	$1,500	$1.46	24d	1	1.20mi
8375 W Dahlia Dr Peoria, AZ	3.0	2.0	1600	$1,950	$1.22	18d	1	1.22mi
10822 N Balboa Dr Sun City, AZ	2.0	1.0	942	$3,000	$3.18	24d	1	1.23mi
9626 W Mountain View Rd Unit A Peoria, AZ	2.0	2.0	1156	$1,500	$1.30	43d	1	1.25mi
8556 W Carol Ave Peoria, AZ	3.0	2.0	1573	$2,199	$1.40	3d	1	1.29mi
8656 W Willow Ave Peoria, AZ	3.0	2.0	1347	$2,000	$1.48	12d	1	1.29mi
13310 N Plaza del Rio Blvd Peoria, AZ	1.0–3.0	1.0–2.0	981	$1,556	$1.59	1d	13	1.30mi
8551 W Carol Ave Peoria, AZ	3.0	2.0	1323	$2,135	$1.61	11d	1	1.32mi

Listing history 18 events

1. 2026-06-18
   days on market $65,000 Active 68 DOM
2. 2026-06-17
   days on market $65,000 Active 67 DOM
3. 2026-06-16
   days on market $65,000 Active 66 DOM
4. 2026-06-15
   days on market $65,000 Active 65 DOM
5. 2026-06-13
   days on market $65,000 Active 63 DOM
6. 2026-06-13
   days on market $65,000 Active 62 DOM
7. 2026-06-09
   days on market $65,000 Active 59 DOM
8. 2026-06-08
   days on market $65,000 Active 58 DOM
9. 2026-06-07
   days on market $65,000 Active 57 DOM
10. 2026-06-04
    days on market $65,000 Active 54 DOM
11. 2026-06-03
    days on market $65,000 Active 53 DOM
12. 2026-06-02
    days on market $65,000 Active 52 DOM
13. 2026-06-01
    days on market $65,000 Active 51 DOM
14. 2026-05-31
    days on market $65,000 Active 50 DOM
15. 2026-04-11
    listed $65,000 Active 1130-char remark

    Show marketing remark (1130 chars)

    Welcome to your perfect retreat in the Casa del Sol Resort West Community! This charming 2-bedroom, 2-bath home welcomes you with a delightful country-style front porch--the perfect place to enjoy your morning coffee or unwind with peaceful evening sunsets. New Paint! Inside, you'll love the bright and inviting living space, NEW carpet in both bedrooms and durable, easy-care faux wood flooring throughout the main living areas. The kitchen is fully equipped with all appliances included, making this home truly move-in ready. Step outside to your own private fenced yard--ideal for relaxing, entertaining, or enjoying a bit of outdoor living. Located in a 55+ gated, resort-style community, Casa del Sol Resort West offers an active and vibrant lifestyle with fantastic amenities This 55+ gated resort-style community offers an active and vibrant lifestyle with fantastic amenities, including: Heated swimming pool and spa Clubhouse with regular organized activities Fitness center Shuffleboard courts RV parking Golf putting green Move-in ready and priced to sell -- this lovely home is waiting for you to make it your own!

16. 2026-03-29
    historical
17. 2026-01-15
    price $69,900
18. 2025-10-27
    listed $70,000 Active

ⓘ 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 · 16 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: $21,794
• − Mortgage interest: −$3,641
• − Property taxes: −$975
• − Insurance: −$325
• − Repairs & maintenance: −$1,744
• − Management: −$1,744
• − Depreciation: −$1,891
• Taxable income: $11,475
• Est. tax owed @ 24.0%: −$2,754
• After-tax cash flow: $9,073/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

-7.1% since first listed

4 events — show timeline

• 2026-04-11 Listed $65,000 ARMLS
• 2026-03-29 Listing Removed — ARMLS
• 2026-01-15 Price Changed $69,900 ARMLS
• 2025-10-27 Listed $70,000 ARMLS