11411 N 91st Ave #139 · Peoria, AZ 85345

$85,000

2 bd · 2.0 ba · 1,152 sqft · Manufactured · 216 Days on market

Built 1977 Good condition $74/sqft · 31% above area Est $65k · 31% over ↓ 39% 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
• Condition / age +3.8/5.0
• Schools +3.5/10.0
• Rent growth +2.7/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

ON LEASED LAND: Step inside this absolutely gorgeous 2 bed 2 bath home. Updated with charm in all the right places. All new dual pane windows, roof updated, ac recently updated. This is absolutely stunning home, it is a must see. Most furnishings included. Enclosed Arizona room for extra space, even a fully fenced backyard for privacy. Located in a gated 55 age restricted resort style community. Lots of activities including billiards, cards, gym, bocce ball, pitch and putt course, BBQ, library, lounge with sports package tv.

Key facts

• Gated community
• Updated roof
• Dual pane windows

Tags

• DUAL PANE WINDOWS
• UPDATED ROOF
• ENCLOSED ARIZONA ROOM
• FULLY FENCED BACKYARD
• GATED COMMUNITY
• RESORT STYLE COMMUNITY

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $85k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $750 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $85k).
• Recommended offer: $75k (12.0% below list) — sets the bar for market timing.
• Cap rate 16.9% 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.
• Zoned schools: Cheyenne Elementary School (math 26% / reading 31%, grade F, #580 of 1,109 statewide, top 53%, 598 students, 72% FRL); Peoria High School (math 18% / reading 22%, grade F, #225 of 381 statewide, top 60%, 1,566 students, 54% FRL) — zoned schools average 63% FRL vs 35% district-wide (28 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 24% at this address vs 39% district-wide (-15 pts) — the specific schools serving this property underperform the Peoria Unified School District (4237) average; the district grade overstates school quality for this exact location.
• Market conditions: Rents flat; 331 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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 30% 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 $588 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 $24k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 216 days — a 12% lower offer ($75k) is reasonable based on typical stale-listing flexibility.

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 $74,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 216 days. Have you received any prior offers? Is the seller open to a 12% 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: 1.99% ✓
• Cap rate: 16.88%
• Cash-on-cash: 37.81%
• DSCR: 2.68
• GRM: 4.2

CMA / ARV

• ARV (median comp): $64,950
• List price: $85,000
• Delta: 30.87%
• 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
10951 N 91 Ave #23	0.23mi	3/2.0 (+1)	1,152 (0%)	4mo	$85,000	$74	80
11411 N 91st Ave #157	0.05mi	3/2.0 (+1)	1,056 (-8%)	1mo	$20,000	$19	78
10951 N 91st Ave #218	0.32mi	3/2.0 (+1)	1,168 (+1%)	1mo	$114,000	$98	77
11411 N 91st Ave #235	0.02mi	2/2.0	1,024 (-11%)	6mo	$85,000	$83	76
10951 N 91st Ave #223	0.23mi	2/2.0	1,024 (-11%)	0mo	$69,900	$68	70
10951 N 91st Ave #175	0.23mi	3/2.0 (+1)	1,054 (-8%)	4mo	$74,200	$70	67
11411 N 91st Ave #131	0.16mi	2/2.0	980 (-15%)	4mo	$46,000	$47	64
10951 N 91st Ave #6	0.34mi	3/2.0 (+1)	1,056 (-8%)	7mo	$85,000	$80	60
10951 N 91st Ave #61	0.23mi	3/2.0 (+1)	1,320 (+15%)	4mo	$79,000	$60	57
10951 N 91st Ave #216	0.32mi	2/2.0	980 (-15%)	6mo	$82,000	$84	55
11000 N 91st Ave #84	0.23mi	3/1.0 (+1)	980 (-15%)	4mo	$60,000	$61	52
11275 N 99th Ave #118	0.72mi	3/2.0 (+1)	1,273 (+10%)	2mo	$265,000	$208	42

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: 31.1%
• Equity multiple: 2.26×
• Total profit: $30,054
• Equity at exit: $12,674

10-year hold

• IRR: 36.9%
• Equity multiple: 4.04×
• Total profit: $72,283
• Equity at exit: $7,349

Cash invested: $23,800 (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: 331
• Price-to-rent: 4.2×

Monthly cashflow live

• Estimated rent: $1,693 high
• Mortgage (P&I): −$446
• Tax est. 1.5%: −$106 /mo · $1,275/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$355
• Net cashflow: $750

Break-even live

Break-even rent $744

Max offer price $85,000

Occupancy floor 51%

Sensitivity live

Price	-10% $809	-5% $779	+0% $750	+5% $721	+10% $691
Rent	-10% $616	-5% $683	+0% $750	+5% $817	+10% $884
Rate	-1.0pp $793	-0.5pp $772	base $750	+0.5pp $728	+1.0pp $705

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: $21,250
• Closing costs: $2,550
• 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	45d	1	0.02mi
11411 N 91st Ave Unit 213 Peoria, AZ	2.0	2.0	858	$1,399	$1.63	26d	1	0.18mi
8821 W Sahuaro Dr Peoria, AZ	3.0	2.0	1074	$1,695	$1.58	0d	1	0.46mi
8821 W Sahuaro Dr Peoria, AZ	3.0	2.0	1074	$1,595	$1.49	26d	1	0.46mi
8821 W Sahuaro Dr Peoria, AZ	3.0	2.0	1074	$1,595	$1.49	4d	1	0.46mi
8650 W Peoria Ave Peoria, AZ	1.0–2.0	1.0–2.0	836	$1,492	$1.78	0d	18	0.67mi
10860 N 85th Ave Peoria, AZ	2.0	1.0	780	$1,225	$1.57	45d	1	0.70mi
10860 N 85th Ave Peoria, AZ	1.0–2.0	1.0	630	$1,350	$2.14	5d	1	0.70mi
8930 W Monroe St Peoria, AZ	3.0	2.0	1300	$1,899	$1.46	45d	2	0.70mi
8930 W Monroe St Peoria, AZ	3.0	2.0	1300	$2,099	$1.61	25d	1	0.70mi
10860 N 85th Ave Unit 87 Peoria, AZ	2.0	1.0	780	$1,149	$1.47	7d	1	0.70mi
8630 W Shaw Butte Dr Peoria, AZ	3.0	2.0	1284	$1,951	$1.52	14d	1	0.71mi
8560 W Peoria Ave Peoria, AZ	2.0	1.0	888	$1,399	$1.58	0d	8	0.73mi
10221 N 87th Ln Peoria, AZ	3.0	2.0	1232	$2,059	$1.67	45d	1	0.76mi
10101 N 91st Ave #109 Peoria, AZ	2.0	2.5	1161	$1,395	$1.20	4d	1	0.83mi
10316 N 94th Ln Peoria, AZ	3.0	2.0	1352	$2,000	$1.48	26d	1	0.87mi
9002 W Malapai Dr Peoria, AZ	3.0	2.0	1270	$2,040	$1.61	21d	1	0.88mi
9426 W Monroe St Peoria, AZ	3.0	3.5	1405	$1,800	$1.28	18d	1	0.90mi
10701 N 99th Ave Unit 230 Peoria, AZ	2.0	2.0	784	$1,099	$1.40	22d	1	0.91mi
8311 W Edwards St Peoria, AZ	3.0	2.0	1242	$2,100	$1.69	26d	1	0.93mi
12751 N Plaza Del Rio Blvd Peoria, AZ	1.0–2.0	1.0–2.0	1007	$1,890	$1.88	2d	10	0.95mi
11429 N 83rd Ave #2 Peoria, AZ	1.0	1.0	750	$1,100	$1.47	26d	1	0.96mi
11110 N 82nd Ln Peoria, AZ	3.0	2.0	1350	$1,899	$1.41	26d	1	0.98mi
8773 W Dahlia Dr Peoria, AZ	3.0	2.5	1439	$2,200	$1.53	6d	1	1.03mi
9323 W Ironwood Dr Peoria, AZ	3.0	2.0	1306	$1,985	$1.52	25d	1	1.05mi
9323 W Ironwood Dr Peoria, AZ	3.0	2.0	1306	$2,085	$1.60	45d	1	1.05mi
8834 W Purdue Ave Peoria, AZ	3.0	2.0	1319	$1,800	$1.36	4d	1	1.05mi
8609 W Dahlia Dr Peoria, AZ	3.0	3.0	1431	$1,550	$1.08	45d	1	1.11mi
10104 N 96th Dr Unit A Peoria, AZ	2.0	2.0	1072	$1,750	$1.63	26d	1	1.12mi
12480 N 83rd Dr Peoria, AZ	3.0	2.0	1410	$1,895	$1.34	3d	1	1.14mi
8280 W Madison St Peoria, AZ	2.0	2.0	800	$1,400	$1.75	45d	1	1.17mi
11014 N 81st Ave Peoria, AZ	3.0	3.0	1133	$1,699	$1.50	0d	1	1.19mi
11014 N 81st Ave Peoria, AZ	3.0	3.0	1133	$1,699	$1.50	7d	1	1.19mi
10110 N 97th Dr Unit A Peoria, AZ	2.0	1.5	1025	$1,500	$1.46	26d	1	1.20mi
10822 N Balboa Dr Sun City, AZ	2.0	1.0	942	$3,000	$3.18	26d	1	1.23mi
9626 W Mountain View Rd Unit A Peoria, AZ	2.0	2.0	1156	$1,500	$1.30	45d	1	1.25mi
8656 W Willow Ave Peoria, AZ	3.0	2.0	1347	$2,000	$1.48	13d	1	1.29mi
13310 N Plaza del Rio Blvd Peoria, AZ	1.0–3.0	1.0–2.0	981	$1,556	$1.59	0d	12	1.30mi
8551 W Carol Ave Peoria, AZ	3.0	2.0	1323	$2,095	$1.58	0d	1	1.32mi
8885 W Thunderbird Rd Peoria, AZ	1.0–2.0	1.0–2.0	879	$1,725	$1.96	3d	26	1.39mi

Listing history 11 events

1. 2026-06-09
   days on market $85,000 Active 216 DOM
2. 2026-06-08
   days on market $85,000 Active 215 DOM
3. 2026-06-07
   days on market $85,000 Active 214 DOM
4. 2026-06-04
   days on market $85,000 Active 211 DOM
5. 2026-06-03
   days on market $85,000 Active 210 DOM
6. 2026-06-02
   days on market $85,000 Active 209 DOM
7. 2026-06-01
   days on market $85,000 Active 208 DOM
8. 2026-05-31
   days on market $85,000 Active 207 DOM
9. 2026-05-14
   price $85,000 545-char remark

   Show marketing remark (545 chars)

   ON LEASED LAND: Step inside this absolutely gorgeous 2 bed 2 bath home. Updated with charm in all the right places. All new dual pane windows, roof updated, ac recently updated. This is absolutely stunning home, it is a must see. Most furnishings included. Enclosed Arizona room for extra space, even a fully fenced backyard for privacy. Located in a gated 55 age restricted resort style community. Lots of activities including billiards, cards, gym, bocce ball, pitch and putt course, BBQ, library, lounge with sports package tv.

10. 2026-01-04
    price $129,500 545-char remark

    Show marketing remark (545 chars)

    ON LEASED LAND: Step inside this absolutely gorgeous 2 bed 2 bath home. Updated with charm in all the right places. All new dual pane windows, roof updated, ac recently updated. This is absolutely stunning home, it is a must see. Most furnishings included. Enclosed Arizona room for extra space, even a fully fenced backyard for privacy. Located in a gated 55 age restricted resort style community. Lots of activities including billiards, cards, gym, bocce ball, pitch and putt course, BBQ, library, lounge with sports package tv.

11. 2025-11-05
    listed $140,000 Active 545-char remark

    Show marketing remark (545 chars)

    ON LEASED LAND: Step inside this absolutely gorgeous 2 bed 2 bath home. Updated with charm in all the right places. All new dual pane windows, roof updated, ac recently updated. This is absolutely stunning home, it is a must see. Most furnishings included. Enclosed Arizona room for extra space, even a fully fenced backyard for privacy. Located in a gated 55 age restricted resort style community. Lots of activities including billiards, cards, gym, bocce ball, pitch and putt course, BBQ, library, lounge with sports package tv.

ⓘ 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: $20,314
• − Mortgage interest: −$4,761
• − Property taxes: −$1,275
• − Insurance: −$425
• − Repairs & maintenance: −$1,625
• − Management: −$1,625
• − Depreciation: −$2,473
• Taxable income: $8,129
• Est. tax owed @ 24.0%: −$1,951
• After-tax cash flow: $7,048/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

Good 75/100 Cosmetic rehab

This 2-bedroom, 2-bathroom home is in good condition with recent updates and a fenced backyard. It's located in a gated 55+ community with various amenities, making it a great investment opportunity.

Value-add opportunities

• Both painting — Fresh paint can make a home more appealing to both buyers and renters.
• Both upgrading appliances — Modern appliances can attract more buyers and renters.
• Both landscaping — A well-maintained yard can enhance curb appeal and attract more potential buyers and renters.

Renovation cost estimate screening

Value-add ROI direction

• Both painting — Fresh paint can make a home more appealing to both buyers and renters. ↑
• Both upgrading appliances — Modern appliances can attract more buyers and renters. ↑
• Both landscaping — A well-maintained yard can enhance curb appeal and attract more potential buyers and renters. ↑

ⓘ 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

-39.3% since first listed

3 events — show timeline

• 2026-05-14 Price Changed $85,000 ARMLS
• 2026-01-04 Price Changed $129,500 ARMLS
• 2025-11-05 Listed $140,000 ARMLS