6960 W Peoria Ave #185 · Peoria, AZ 85345

$38,000

2 bd · 2.0 ba · 1,344 sqft · Manufactured · 60 Days on market

Built 1983 $28/sqft · 34% below area Est $58k · 34% under ↓ 58% 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 +15.0/30.0
• ARV discount +15.0/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Livability +3.8/5.0
• Schools +3.5/10.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

PRICED TO SELL!!! This Cozy 2B/2B home Is located In a 55+Community with pool, Fitness Center, Clubhouse,Game Room, Library and many activities! With NEW FLOORING,Screened In Patio,Large Storage Shed and Spacious Family room for entertaining, as well as Accessibility thoughtfully designed with a full entry ramp from the carport. DON'T MISS OUT ON THIS GREAT OPPORTUNITY!

Key facts

• Fitness center
• Clubhouse
• New flooring

Tags

• POOL
• FITNESS CENTER
• CLUBHOUSE
• GAME ROOM
• LIBRARY
• NEW FLOORING

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $38k.

Deal economics

• At list price, monthly cash flow is $1k ($15k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $38k).
• Recommended offer: $37k (3.0% below list) — sets the bar for market timing.
• Cap rate 45.9% 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; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 34% 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 $263 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 ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 60 days — a 3% lower offer ($37k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 4y ago; this cycle's ask has dropped $4k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $36,860 (3.0% below list)

Questions for the listing agent

1. It's been on market 60 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
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. 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.
5. 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.
6. 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: 5.05% ✓
• Cap rate: 45.86%
• Cash-on-cash: 141.32%
• DSCR: 7.29
• GRM: 1.7

CMA / ARV

• ARV (median comp): $57,983
• List price: $38,000
• Delta: -34.46%
• 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
10960 N 67th Ave #39	0.31mi	2/2.0	1,344 (0%)	6mo	$95,000	$71	81
10960 N 67th Ave #22	0.17mi	2/2.0	1,388 (+3%)	11mo	$95,300	$69	78
6960 W Peoria Ave #183	0.12mi	2/2.0	1,248 (-7%)	7mo	$36,000	$29	76
6960 W Peoria Ave #201	0.00mi	2/2.0	1,512 (+12%)	4mo	$63,000	$42	76
6960 W Peoria Ave #59	0.00mi	2/2.0	1,188 (-12%)	7mo	$74,000	$62	75
10960 N 67th Ave #56	0.30mi	2/2.0	1,392 (+4%)	8mo	$55,000	$40	73
10960 N 67th Ave #155	0.17mi	2/2.0	1,488 (+11%)	2mo	$20,000	$13	73
10960 N 67th Ave #213	0.17mi	2/2.0	1,440 (+7%)	9mo	$45,000	$31	73
10960 N 67th Ave #81	0.31mi	2/2.0	1,440 (+7%)	2mo	$25,000	$17	72
10960 N 67th Ave #202	0.31mi	2/2.0	1,248 (-7%)	4mo	$57,500	$46	70
7344 W Peoria Ave #4	0.51mi	2/2.0	1,344 (0%)	11mo	$32,500	$24	67
6960 W Peoria Ave #166	0.14mi	2/2.0	1,152 (-14%)	4mo	$72,000	$63	66

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: —
• Equity multiple: 7.50×
• Total profit: $69,192
• Equity at exit: $5,666

10-year hold

• IRR: —
• Equity multiple: 14.68×
• Total profit: $145,577
• Equity at exit: $3,286

Cash invested: $10,640 (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: 1.7×

Monthly cashflow live

• Estimated rent: $1,919 high
• Mortgage (P&I): −$199
• Tax est. 1.5%: −$48 /mo · $570/yr
• Insurance: −$16
• HOA: −$0
• Vacancy / Maint / Mgmt: −$403
• Net cashflow: $1,253

Break-even live

Break-even rent $332

Max offer price $38,000

Occupancy floor 30%

Sensitivity live

Price	-10% $1,279	-5% $1,266	+0% $1,253	+5% $1,240	+10% $1,227
Rent	-10% $1,102	-5% $1,177	+0% $1,253	+5% $1,329	+10% $1,405
Rate	-1.0pp $1,272	-0.5pp $1,263	base $1,253	+0.5pp $1,243	+1.0pp $1,233

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: $9,500
• Closing costs: $1,140
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7034 W McMahon Way Peoria, AZ	3.0	2.5	1606	$1,895	$1.18	21d	1	0.16mi
7022 W Cesar St Peoria, AZ	3.0	2.5	1514	$1,895	$1.25	44d	1	0.18mi
6605 W Mescal St Glendale, AZ	3.0	2.0	1369	$1,895	$1.38	5d	1	0.46mi
6525 W Mercer Ln Glendale, AZ	3.0	2.0	1501	$1,750	$1.17	13d	1	0.46mi
10851 N 65th Ave Glendale, AZ	3.0	2.0	1501	$1,900	$1.27	24d	1	0.55mi
10013 N 66th Ln Glendale, AZ	3.0	2.0	1063	$1,999	$1.88	24d	1	0.61mi
7309 W Canterbury Dr Peoria, AZ	3.0	2.0	1858	$2,100	$1.13	5d	1	0.68mi
9819 N 67th Dr Peoria, AZ	3.0	2.0	1648	$2,500	$1.52	24d	1	0.68mi
9914 N 73rd Ave Peoria, AZ	3.0	1.5	1312	$1,716	$1.31	44d	1	0.73mi
10615 N 63rd Dr Glendale, AZ	3.0	2.5	1837	$3,395	$1.85	21d	1	0.75mi
6325 W Cheryl Dr Glendale, AZ	2.0	2.0	1092	$2,100	$1.92	24d	1	0.78mi
7102 W Palo Verde Ave Peoria, AZ	3.0	2.0	1360	$2,000	$1.47	44d	1	0.79mi
7027 W Palo Verde Ave Peoria, AZ	3.0	2.0	1500	$1,999	$1.33	44d	1	0.79mi
6619 W Desert Hills Dr Glendale, AZ	3.0	2.5	1650	$1,750	$1.06	24d	1	0.83mi
11740 N 74th Dr Peoria, AZ	3.0	2.0	1622	$2,000	$1.23	24d	1	0.86mi
12083 N 66th Ave Glendale, AZ	3.0	2.5	1620	$2,100	$1.30	44d	1	0.86mi
7102 W Carol Ave Peoria, AZ	3.0	2.0	1288	$1,970	$1.53	5d	1	0.89mi
6219 W North Ln Glendale, AZ	3.0	2.0	1662	$1,939	$1.17	17d	1	0.89mi
9459 N 64th Dr Glendale, AZ	3.0	2.0	1531	$2,600	$1.70	15d	1	0.93mi
9350 N 67th Ave Unit B2 Glendale, AZ	2.0	2.0	970	$1,250	$1.29	44d	1	0.96mi
9350 N 67th Ave Glendale, AZ	2.0	2.0	970	$1,429	$1.47	44d	1	0.97mi
9350 N 67th Ave Glendale, AZ	2.0	2.0	970	$1,385	$1.43	13d	1	0.97mi
7570 W Jenan Dr Peoria, AZ	3.0	2.0	1656	$2,395	$1.45	24d	1	0.98mi
11807 N 76th Ave Peoria, AZ	3.0	2.0	1228	$1,995	$1.62	44d	1	1.01mi
6421 W Carol Ave Glendale, AZ	3.0	2.0	1243	$1,799	$1.45	19d	1	1.02mi
7040 W Olive Ave #12 Peoria, AZ	2.0	2.0	900	$1,445	$1.61	24d	1	1.04mi
10654 N 60th Ave Glendale, AZ	1.0–2.0	1.0–2.0	732	$1,475	$2.01	2d	27	1.06mi
9121 N 68th Ave Peoria, AZ	2.0	2.0	1126	$1,699	$1.51	44d	1	1.07mi
9160 N 67th Ave Unit 212 Peoria, AZ	2.0	2.0	992	$1,680	$1.69	24d	1	1.07mi
7655 W Sunnyside Dr Peoria, AZ	3.0	2.0	1779	$2,144	$1.21	44d	1	1.07mi
9160 N 67th Ave Peoria, AZ	2.0	2.0	1100	$2,065	$1.88	44d	6	1.07mi
11851 N 76th Dr Peoria, AZ	3.0	2.0	1266	$1,899	$1.50	5d	1	1.09mi
9903 N 77th Ave Peoria, AZ	3.0	2.0	1446	$1,895	$1.31	5d	1	1.11mi
7040 W Olive Ave Peoria, AZ	2.0	2.0	953	$1,465	$1.54	5d	1	1.14mi
6353 W Mission Ln Glendale, AZ	3.0	2.0	1780	$2,200	$1.24	44d	1	1.17mi
7914 W Mescal St Peoria, AZ	3.0	2.0	1296	$1,700	$1.31	5d	1	1.27mi
7730 W Shaw Butte Dr Peoria, AZ	3.0	2.0	1563	$2,399	$1.53	22d	1	1.27mi
9022 N 63rd Dr Glendale, AZ	3.0	2.0	1401	$2,195	$1.57	13d	1	1.29mi
8938 N 64th Ln Glendale, AZ	3.0	2.0	1256	$2,095	$1.67	1d	1	1.34mi
8772 N 67th Ave Glendale, AZ	1.0–3.0	1.0–2.0	937	$1,654	$1.77	1d	24	1.44mi

Listing history 28 events

1. 2026-06-18
   days on market $38,000 Active 60 DOM
2. 2026-06-17
   days on market $38,000 Active 59 DOM
3. 2026-06-16
   days on market $38,000 Active 58 DOM
4. 2026-06-15
   days on market $38,000 Active 57 DOM
5. 2026-06-13
   days on market $38,000 Active 55 DOM
6. 2026-06-13
   days on market $38,000 Active 54 DOM
7. 2026-06-09
   days on market $38,000 Active 51 DOM
8. 2026-06-08
   days on market $38,000 Active 50 DOM
9. 2026-06-07
   days on market $38,000 Active 49 DOM
10. 2026-06-04
    days on market $38,000 Active 46 DOM
11. 2026-06-03
    days on market $38,000 Active 45 DOM
12. 2026-06-02
    days on market $38,000 Active 44 DOM
13. 2026-06-01
    days on market $38,000 Active 43 DOM
14. 2026-05-31
    days on market $38,000 Active 42 DOM
15. 2026-04-17
    listed $42,000 Active 373-char remark

    Show marketing remark (373 chars)

    PRICED TO SELL!!! This Cozy 2B/2B home Is located In a 55+Community with pool, Fitness Center, Clubhouse,Game Room, Library and many activities! With NEW FLOORING,Screened In Patio,Large Storage Shed and Spacious Family room for entertaining, as well as Accessibility thoughtfully designed with a full entry ramp from the carport. DON'T MISS OUT ON THIS GREAT OPPORTUNITY!

16. 2026-04-14
    historical
17. 2026-04-03
    listed $50,000 Active
18. 2026-04-03
    price $50,000
19. 2023-09-06
    soldstatus $69,900 Closed
20. 2023-09-05
    status Pending
21. 2023-07-28
    historical Contract Contingent on Buyer Sale
22. 2023-06-14
    price $69,900
23. 2023-05-19
    listed $75,000 Active
24. 2022-05-06
    soldstatus $89,999 Closed
25. 2022-05-03
    historical Under Contract Accepting Backups
26. 2022-03-31
    status Active
27. 2022-03-04
    historical Under Contract Accepting Backups
28. 2022-01-31
    listed $99,999 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 ≥112°F today · 16 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: $23,023
• − Mortgage interest: −$2,129
• − Property taxes: −$570
• − Insurance: −$190
• − Repairs & maintenance: −$1,842
• − Management: −$1,842
• − Depreciation: −$1,105
• Taxable income: $15,345
• Est. tax owed @ 24.0%: −$3,683
• After-tax cash flow: $11,354/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

-58.0% since first listed

14 events — show timeline

• 2026-04-17 Listed $42,000 ARMLS
• 2026-04-14 Listing Removed — ARMLS
• 2026-04-03 Listed $50,000 ARMLS
• 2026-04-03 Price Changed $50,000 ARMLS
• 2023-09-06 Sold (MLS) $69,900 ARMLS
• 2023-09-05 Pending — ARMLS
• 2023-07-28 Contingent — ARMLS
• 2023-06-14 Price Changed $69,900 ARMLS
• 2023-05-19 Listed $75,000 ARMLS
• 2022-05-06 Sold (MLS) $89,999 ARMLS
• 2022-05-03 Contingent — ARMLS
• 2022-03-31 Relisted — ARMLS
• 2022-03-04 Contingent — ARMLS
• 2022-01-31 Listed $99,999 ARMLS