7810 W Peoria Ave #40 · Peoria, AZ 85345

$95,000

3 bd · 2.0 ba · 1,152 sqft · Manufactured · 154 Days on market

Built 2017 Fair condition 4,000 sqft lot $82/sqft · 46% above area Est $65k · 46% over

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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 +2.2/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to easy, low-maintenance living in a well-kept mobile home community known for its friendly atmosphere and active lifestyle. This thoughtfully updated home offers fresh paint, attractive flooring throughout, and a bright, open layout that flows effortlessly from the kitchen into the main living space-perfect for everyday comfort or hosting friends. The kitchen provides ample cabinetry and prep space, while the split floor plan offers privacy and flexibility for guests, hobbies, or a home office. Outside, enjoy covered parking and desert landscaping designed for simple upkeep. The community features resort-style amenities including a clubhouse, swimming pool, planned social activities, and beautifully maintained grounds, all conveniently located near shopping and dining.

Key facts

• 4,000 sq ft lot
• 2 parking spots
• Community pool

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $95k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $851 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $95k).
• Recommended offer: $84k (12.0% below list) — sets the bar for market timing.
• Cap rate 17.0% 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 15d 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 $657 of loan paydown is wiped out by about $3k 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 $27k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 154 days — a 12% lower offer ($84k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $83,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 154 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: 2.01% ✓
• Cap rate: 17.04%
• Cash-on-cash: 38.40%
• DSCR: 2.71
• GRM: 4.1

CMA / ARV

• ARV (median comp): $65,000
• List price: $95,000
• Delta: 46.15%
• Verdict: OVERPRICED
• Comps: 9 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7810 W Peoria Ave #128	0.00mi	3/2.0	980 (-15%)	2mo	$40,000	$41	73
10955 N 79th Ave #149	0.16mi	2/2.0 (-1)	1,152 (0%)	20mo	$87,500	$76	71
7810 W Peoria Ave #30	0.09mi	2/2.0 (-1)	1,056 (-8%)	11mo	$106,000	$100	68
7810 W Peoria Ave #153	0.09mi	2/2.0 (-1)	1,056 (-8%)	12mo	$105,000	$99	67
7810 W Peoria Ave #125	0.09mi	3/2.0	1,056 (-8%)	21mo	$117,000	$111	64
7810 W Peoria Ave #42	0.09mi	3/2.0	1,008 (-12%)	23mo	$95,000	$94	55
7302 W Peoria Ave #65	0.64mi	3/2.0	1,056 (-8%)	3mo	$66,500	$63	54
10955 N 79th Ave #37	0.17mi	2/2.0 (-1)	980 (-15%)	16mo	$88,000	$90	49
7344 W Peoria Ave #21	0.60mi	2/2.0 (-1)	980 (-15%)	15mo	$17,000	$17	30

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: 31.8%
• Equity multiple: 2.29×
• Total profit: $34,379
• Equity at exit: $14,165

10-year hold

• IRR: 37.6%
• Equity multiple: 4.10×
• Total profit: $82,391
• Equity at exit: $8,214

Cash invested: $26,600 (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: 4.1×

Monthly cashflow live

• Estimated rent: $1,908 high
• Mortgage (P&I): −$498
• Tax est. 1.5%: −$119 /mo · $1,425/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$401
• Net cashflow: $851

Break-even live

Break-even rent $831

Max offer price $95,000

Occupancy floor 50%

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: $23,750
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7914 W Mescal St Peoria, AZ	3.0	2.0	1296	$1,700	$1.31	5d	1	0.32mi
11014 N 81st Ave Peoria, AZ	3.0	3.0	1133	$1,699	$1.50	5d	1	0.44mi
9903 N 77th Ave Peoria, AZ	3.0	2.0	1446	$1,895	$1.31	5d	1	0.47mi
8280 W Madison St Peoria, AZ	2.0	2.0	800	$1,400	$1.75	44d	1	0.62mi
11110 N 82nd Ln Peoria, AZ	3.0	2.0	1350	$1,899	$1.41	24d	1	0.63mi
11600 N 75th Ave Peoria, AZ	2.0	2.0	814	$1,325	$1.63	2d	4	0.65mi
7951 W Whitney Dr Peoria, AZ	2.0–4.0	2.0–2.5	1411	$2,540	$1.80	1d	30	0.66mi
8311 W Edwards St Peoria, AZ	3.0	2.0	1242	$2,100	$1.69	24d	1	0.68mi
8165 W Whitney Dr Peoria, AZ	1.0–2.0	1.0–2.0	911	$2,223	$2.44	1d	229	0.72mi
11807 N 76th Ave Peoria, AZ	3.0	2.0	1228	$1,995	$1.62	44d	1	0.77mi
9914 N 73rd Ave Peoria, AZ	3.0	1.5	1312	$1,716	$1.31	44d	1	0.79mi
11851 N 76th Dr Peoria, AZ	3.0	2.0	1266	$1,899	$1.50	5d	1	0.82mi
9592 N 82nd Ave Peoria, AZ	3.0	2.5	1401	$1,775	$1.27	15d	1	0.86mi
10860 N 85th Ave Unit 87 Peoria, AZ	2.0	1.0	780	$1,149	$1.47	5d	1	0.93mi
10860 N 85th Ave Peoria, AZ	1.0–2.0	1.0	630	$1,350	$2.14	4d	1	0.94mi
10860 N 85th Ave Peoria, AZ	2.0	1.0	780	$1,225	$1.57	44d	1	0.94mi
8560 W Peoria Ave Peoria, AZ	2.0	1.0	888	$1,450	$1.63	1d	8	0.97mi
8650 W Peoria Ave Peoria, AZ	1.0–2.0	1.0–2.0	836	$1,492	$1.78	3d	19	1.05mi
6960 W Peoria Ave #90 Peoria, AZ	2.0	1.0	704	$1,320	$1.88	24d	1	1.06mi
7102 W Palo Verde Ave Peoria, AZ	3.0	2.0	1360	$2,000	$1.47	44d	1	1.07mi
9201 N 83rd Ave Peoria, AZ	1.0–3.0	1.0–2.0	981	$1,975	$2.01	2d	29	1.08mi
7102 W Carol Ave Peoria, AZ	3.0	2.0	1288	$1,970	$1.53	5d	1	1.13mi
7027 W Palo Verde Ave Peoria, AZ	3.0	2.0	1500	$1,999	$1.33	44d	1	1.17mi
10221 N 87th Ln Peoria, AZ	3.0	2.0	1232	$2,059	$1.67	44d	1	1.23mi
8551 W Carol Ave Peoria, AZ	3.0	2.0	1323	$2,135	$1.61	11d	1	1.25mi
9190 N 83rd Ave Peoria, AZ	1.0–2.0	1.0–2.0	821	$2,203	$2.68	15d	10	1.26mi
8821 W Sahuaro Dr Peoria, AZ	3.0	2.0	1074	$1,595	$1.49	3d	1	1.27mi
8821 W Sahuaro Dr Peoria, AZ	3.0	2.0	1074	$1,595	$1.49	24d	1	1.27mi
6826 W Cholla St Peoria, AZ	4.0	2.0	1440	$1,869	$1.30	44d	1	1.29mi
12480 N 83rd Dr Peoria, AZ	3.0	2.0	1410	$1,895	$1.34	2d	1	1.32mi
8563 W Mission Ln Peoria, AZ	3.0	2.0	1323	$1,950	$1.47	24d	1	1.36mi
7040 W Olive Ave #12 Peoria, AZ	2.0	2.0	900	$1,445	$1.61	24d	1	1.37mi
8630 W Shaw Butte Dr Peoria, AZ	3.0	2.0	1284	$1,951	$1.52	13d	1	1.38mi
7040 W Olive Ave Peoria, AZ	2.0	2.0	953	$1,465	$1.54	5d	1	1.41mi
8610 W Eva St Peoria, AZ	3.0	2.0	1208	$2,035	$1.68	22d	1	1.43mi
8610 W Eva St Peoria, AZ	3.0	2.0	1208	$1,985	$1.64	4d	1	1.43mi
8834 W Purdue Ave Peoria, AZ	3.0	2.0	1319	$1,800	$1.36	3d	1	1.46mi
8930 W Monroe St Peoria, AZ	3.0	2.0	1300	$1,899	$1.46	44d	2	1.47mi
8930 W Monroe St Peoria, AZ	3.0	2.0	1300	$2,099	$1.61	24d	1	1.47mi
10013 N 66th Ln Glendale, AZ	3.0	2.0	1063	$1,999	$1.88	24d	1	1.48mi

Listing history 15 events

1. 2026-06-18
   days on market $95,000 Active 154 DOM
2. 2026-06-17
   days on market $95,000 Active 153 DOM
3. 2026-06-16
   days on market $95,000 Active 152 DOM
4. 2026-06-15
   days on market $95,000 Active 151 DOM
5. 2026-06-13
   days on market $95,000 Active 149 DOM
6. 2026-06-13
   days on market $95,000 Active 148 DOM
7. 2026-06-09
   days on market $95,000 Active 145 DOM
8. 2026-06-08
   days on market $95,000 Active 144 DOM
9. 2026-06-07
   days on market $95,000 Active 143 DOM
10. 2026-06-04
    days on market $95,000 Active 140 DOM
11. 2026-06-03
    days on market $95,000 Active 139 DOM
12. 2026-06-02
    days on market $95,000 Active 138 DOM
13. 2026-06-01
    days on market $95,000 Active 137 DOM
14. 2026-05-31
    days on market $95,000 Active 136 DOM
15. 2026-01-15
    listed $95,000 Active 788-char remark

    Show marketing remark (788 chars)

    Welcome to easy, low-maintenance living in a well-kept mobile home community known for its friendly atmosphere and active lifestyle. This thoughtfully updated home offers fresh paint, attractive flooring throughout, and a bright, open layout that flows effortlessly from the kitchen into the main living space-perfect for everyday comfort or hosting friends. The kitchen provides ample cabinetry and prep space, while the split floor plan offers privacy and flexibility for guests, hobbies, or a home office. Outside, enjoy covered parking and desert landscaping designed for simple upkeep. The community features resort-style amenities including a clubhouse, swimming pool, planned social activities, and beautifully maintained grounds, all conveniently located near shopping and dining.

ⓘ 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 7 d/yr ≥113°F today · 17 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: $22,901
• − Mortgage interest: −$5,321
• − Property taxes: −$1,425
• − Insurance: −$475
• − Repairs & maintenance: −$1,832
• − Management: −$1,832
• − Depreciation: −$2,764
• Taxable income: $9,252
• Est. tax owed @ 24.0%: −$2,220
• After-tax cash flow: $7,993/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 · 12 photos

Fair 45/100 Moderate rehab

This mobile home requires moderate repairs and updates to improve its condition and value. Focus on painting, updating the bathroom vanity, and replacing worn kitchen cabinets.

Repairs flagged

• Moderate Kitchen cabinets — Worn appearance
• Moderate Bathroom vanity — Needs updating
• Minor Flooring — Light wear

Value-add opportunities

• Resale Paint interior walls — Fresh paint enhances curb appeal
• Resale Update bathroom vanity — Modern vanity improves bathroom aesthetics
• Resale Replace kitchen cabinets — New cabinets improve kitchen functionality and aesthetics

Renovation cost estimate screening

Repair item	Severity	Est. cost
Kitchen cabinets · Worn appearance	Moderate	$3,000–15,000
Bathroom vanity · Needs updating	Moderate	$3,000–15,000
Flooring · Light wear	Minor	$500–3,000
Total estimated repair cost · 3 items		$6,500–33,000

Value-add ROI direction

• Resale Paint interior walls — Fresh paint enhances curb appeal ↑
• Resale Update bathroom vanity — Modern vanity improves bathroom aesthetics ↑
• Resale Replace kitchen cabinets — New cabinets improve kitchen functionality and aesthetics ↑

ⓘ 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

1 event — show timeline

• 2026-01-15 Listed $95,000 ARMLS