6960 W Peoria Ave W #156 · Peoria, AZ 85345

$65,900

3 bd · 2.0 ba · 6,535 sqft · Manufactured · 159 Days on market

Built 1986 Fair condition ↓ 51% 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 +7.5/15.0
• Livability +3.8/5.0
• Schools +3.5/10.0
• Rent growth +2.7/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Discover Your New Home in Casa Del Sol East! Welcome to this charming 3-bedroom, 2-bathroom home, perfectly nestled in the vibrant, gated community of Casa Del Sol East. Step inside and you'll immediately notice the spacious living area with vaulted ceilings, creating an open and airy feel throughout. The laminate flooring beautifully complements the expansive floor plan, which includes a generously sized primary bathroom, a relaxing screened-in patio, a private white vinyl fenced yard, and ample storage space for all your needs. You'll also appreciate the peace of mind that comes with recent updates to the roof and heating system. Beyond your doorstep, Casa Del Sol East offers an array of fantastic amenities. Enjoy access to refreshing swimming pools, a fun billiards room, and more

Key facts

• Gated community
• Billiards room
• Screened in patio

Tags

• GATED COMMUNITY
• SCREENED IN PATIO
• RECENT UPDATES TO ROOF
• ACCESS TO SWIMMING POOLS
• BILLIARDS ROOM

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $66k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $66k).
• Recommended offer: $58k (12.0% below list) — sets the bar for market timing.
• Cap rate 26.2% 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; 36,011 units permitted in Maricopa County in 2024 (12,801 in 5+ unit buildings).
• This rent runs 35% 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 $456 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 159 days — a 12% lower offer ($58k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 2y ago 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.

Recommended offer $57,992 (12.0% below list)

Questions for the listing agent

1. It's been on market 159 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
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: 2.97% ✓
• Cap rate: 26.18%
• Cash-on-cash: 71.04%
• DSCR: 4.16
• GRM: 2.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.62% rent growth · sell at horizon

5-year hold

• IRR: 67.9%
• Equity multiple: 3.95×
• Total profit: $54,341
• Equity at exit: $9,826

10-year hold

• IRR: 71.4%
• Equity multiple: 7.45×
• Total profit: $119,096
• Equity at exit: $5,698

Cash invested: $18,452 (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: 2.8×

Monthly cashflow live

• Estimated rent: $1,959 medium
• Mortgage (P&I): −$346
• Tax est. 1.5%: −$82 /mo · $988/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$411
• Net cashflow: $1,092

Break-even live

Break-even rent $576

Max offer price $65,900

Occupancy floor 39%

Sensitivity live

Price	-10% $1,138	-5% $1,115	+0% $1,092	+5% $1,070	+10% $1,047
Rent	-10% $938	-5% $1,015	+0% $1,092	+5% $1,170	+10% $1,247
Rate	-1.0pp $1,126	-0.5pp $1,109	base $1,092	+0.5pp $1,075	+1.0pp $1,058

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: $16,475
• Closing costs: $1,977
• Reserves months: —
• Total cash needed: —

Listing history 29 events

1. 2026-06-21
   days on market $65,900 Active 159 DOM
2. 2026-06-18
   days on market $65,900 Active 156 DOM
3. 2026-06-17
   days on market $65,900 Active 155 DOM
4. 2026-06-16
   days on market $65,900 Active 154 DOM
5. 2026-06-15
   days on market $65,900 Active 153 DOM
6. 2026-06-13
   days on market $65,900 Active 151 DOM
7. 2026-06-13
   days on market $65,900 Active 150 DOM
8. 2026-06-09
   days on market $65,900 Active 147 DOM
9. 2026-06-08
   days on market $65,900 Active 146 DOM
10. 2026-06-07
    days on market $65,900 Active 145 DOM
11. 2026-06-04
    days on market $65,900 Active 142 DOM
12. 2026-06-03
    days on market $65,900 Active 141 DOM
13. 2026-06-02
    days on market $65,900 Active 140 DOM
14. 2026-06-01
    days on market $65,900 Active 139 DOM
15. 2026-05-31
    days on market $65,900 Active 138 DOM
16. 2026-01-13
    historical
17. 2026-01-12
    listed $65,900 Active 793-char remark

    Show marketing remark (793 chars)

    Discover Your New Home in Casa Del Sol East! Welcome to this charming 3-bedroom, 2-bathroom home, perfectly nestled in the vibrant, gated community of Casa Del Sol East. Step inside and you'll immediately notice the spacious living area with vaulted ceilings, creating an open and airy feel throughout. The laminate flooring beautifully complements the expansive floor plan, which includes a generously sized primary bathroom, a relaxing screened-in patio, a private white vinyl fenced yard, and ample storage space for all your needs. You'll also appreciate the peace of mind that comes with recent updates to the roof and heating system. Beyond your doorstep, Casa Del Sol East offers an array of fantastic amenities. Enjoy access to refreshing swimming pools, a fun billiards room, and more

18. 2025-12-20
    price $65,900
19. 2025-09-06
    price $70,000
20. 2025-06-24
    listed $75,000 Active
21. 2025-05-01
    historical
22. 2025-03-12
    price $79,950
23. 2025-01-09
    price $85,000
24. 2024-11-25
    price $95,000
25. 2024-10-03
    listed $99,999 Active
26. 2024-09-28
    historical
27. 2024-05-10
    price $110,000
28. 2024-04-18
    price $125,000
29. 2024-03-27
    listed $135,000 Active

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

Taxation est. · year 1

• Rental income: $23,511
• − Mortgage interest: −$3,691
• − Property taxes: −$988
• − Insurance: −$330
• − Repairs & maintenance: −$1,881
• − Management: −$1,881
• − Depreciation: −$1,917
• Taxable income: $12,822
• Est. tax owed @ 24.0%: −$3,077
• After-tax cash flow: $10,031/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 · 13 photos

Fair 45/100 Cosmetic rehab

This manufactured home has fair exterior condition with recent updates to the roof and heating system. It requires minor repairs and maintenance to improve its curb appeal and value.

Repairs flagged

• Minor exterior siding — Light wear and tear
• Minor interior paint — Some wear visible

Value-add opportunities

• Both paint exterior — Enhances curb appeal and value
• Both paint interior — Improves aesthetics and value
• Both update flooring — Modernizes and increases value

Renovation cost estimate screening

Repair item	Severity	Est. cost
exterior siding · Light wear and tear	Minor	$500–3,000
interior paint · Some wear visible	Minor	$500–3,000
Total estimated repair cost · 2 items		$1,000–6,000

Value-add ROI direction

• Both paint exterior — Enhances curb appeal and value ↑
• Both paint interior — Improves aesthetics and value ↑
• Both update flooring — Modernizes and increases value ↑

ⓘ 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

-51.2% since first listed

14 events — show timeline

• 2026-01-13 Listing Removed — ARMLS
• 2026-01-12 Listed $65,900 ARMLS
• 2025-12-20 Price Changed $65,900 ARMLS
• 2025-09-06 Price Changed $70,000 ARMLS
• 2025-06-24 Listed $75,000 ARMLS
• 2025-05-01 Listing Removed — ARMLS
• 2025-03-12 Price Changed $79,950 ARMLS
• 2025-01-09 Price Changed $85,000 ARMLS
• 2024-11-25 Price Changed $95,000 ARMLS
• 2024-10-03 Listed $99,999 ARMLS
• 2024-09-28 Listing Removed — ARMLS
• 2024-05-10 Price Changed $110,000 ARMLS
• 2024-04-18 Price Changed $125,000 ARMLS
• 2024-03-27 Listed $135,000 ARMLS