6960 W Peoria Ave #7 · Peoria, AZ 85345

$75,900

3 bd · 2.0 ba · 1,568 sqft · Manufactured · 80 Days on market

Built 1989 Good condition $48/sqft · 50% above area ↓ 46% 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
• Condition / age +3.8/5.0
• Schools +3.5/10.0
• Rent growth +2.7/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this beautifully updated 3br, 2bath double-wide home located in the desirable 55+ gated community of Casa Del Sol East! This move-in-ready property features numerous upgrades throughout, including a newer roof (2021) and stylish flooring installed in 2020. The remodeled kitchen offers modern finishes and functionality, while both bathrooms have been tastefully updated for a fresh, contemporary feel. An added laundry room enhances convenience, and the home comes complete with all 3 refrigerators, as well as a stackable washer and dryer-making your move seamless. The exterior was freshly painted in 2023, giving the home great curb appeal. Enjoy comfort, security, and low-maintenance living in this well-maintained community-prefect for full-time residents or seasonal living!

Key facts

• Gated community
• Newer roof
• Remodeled kitchen

Tags

• UPDATED DOUBLE-WIDE HOME
• GATED COMMUNITY
• NEWER ROOF
• REMODELED KITCHEN
• ADDED LAUNDRY ROOM
• FRESHLY PAINTED EXTERIOR

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $76k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $1k ($14k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $76k).
• Recommended offer: $71k (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 18d 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 38% 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 $525 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 $21k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 80 days — a 6% lower offer ($71k) is reasonable based on typical stale-listing flexibility.
• 3 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 $71,346 (6.0% below list)

Questions for the listing agent

1. It's been on market 80 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 2.80% ✓
• Cap rate: 24.55%
• Cash-on-cash: 65.20%
• DSCR: 3.90
• GRM: 3.0

CMA / ARV

• ARV (median comp): $50,558
• List price: $75,900
• Delta: 50.12%
• Verdict: OVERPRICED
• Comps: 5 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6960 W Peoria Ave #231	0.00mi	3/2.0	1,536 (-2%)	14mo	$56,700	$37	85
6960 W Peoria Ave #15	0.00mi	3/1.5	1,392 (-11%)	0mo	$40,000	$29	79
6960 W Peoria Ave #197	0.00mi	2/2.0 (-1)	1,520 (-3%)	14mo	$72,000	$47	78
6960 W Peoria Ave #125	0.00mi	2/2.0 (-1)	1,456 (-7%)	15mo	$30,000	$21	70
8601 N 71st Ave #89	0.26mi	3/2.0	1,456 (-7%)	11mo	$145,000	$100	67
8601 N 71st Ave #17	0.26mi	3/2.0	1,474 (-6%)	14mo	$150,000	$102	67
8601 N 71st Ave #56	0.26mi	4/2.0 (+1)	1,560 (-0%)	20mo	$101,000	$65	65
6960 W Peoria Ave Unit 103-3	0.00mi	3/2.0	1,344 (-14%)	16mo	$85,000	$63	62
6960 W Peoria Ave #237	0.00mi	2/2.0 (-1)	1,344 (-14%)	13mo	$80,000	$60	61
8601 N 71st Ave #128	0.26mi	3/2.0	1,440 (-8%)	20mo	$100,000	$69	58
8601 N 71st Ave #55	0.26mi	4/2.0 (+1)	1,440 (-8%)	18mo	$97,000	$67	55
8595 N 71st Ave #88	0.30mi	3/2.0	1,344 (-14%)	18mo	$95,000	$71	47

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: 61.7%
• Equity multiple: 3.65×
• Total profit: $56,301
• Equity at exit: $11,317

10-year hold

• IRR: 65.4%
• Equity multiple: 6.85×
• Total profit: $124,398
• Equity at exit: $6,562

Cash invested: $21,252 (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: $2,126 high
• Mortgage (P&I): −$398
• Tax est. 1.5%: −$95 /mo · $1,138/yr
• Insurance: −$32
• HOA: −$0
• Vacancy / Maint / Mgmt: −$446
• Net cashflow: $1,155

Break-even live

Break-even rent $664

Max offer price $75,900

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: $18,975
• Closing costs: $2,277
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7217 W Golden Ln Peoria, AZ	3.0	3.0	1986	$2,235	$1.13	5d	1	0.22mi
7217 W Golden Ln Peoria, AZ	3.0	3.0	1986	$2,275	$1.15	17d	1	0.22mi
8772 N 67th Ave Glendale, AZ	1.0–3.0	1.0–2.0	937	$2,009	$2.14	1d	24	0.63mi
7102 W Carol Ave Peoria, AZ	3.0	2.0	1288	$1,970	$1.53	5d	1	0.70mi
9121 N 68th Ave Peoria, AZ	2.0	2.0	1126	$1,699	$1.51	43d	1	0.77mi
7102 W Palo Verde Ave Peoria, AZ	3.0	2.0	1360	$2,000	$1.47	43d	1	0.79mi
7027 W Palo Verde Ave Peoria, AZ	3.0	2.0	1500	$1,999	$1.33	43d	1	0.81mi
6619 W Golden Ln Glendale, AZ	4.0	2.0	1768	$2,029	$1.15	1d	1	0.86mi
6619 W Golden Ln Glendale, AZ	4.0	2.0	1768	$1,979	$1.12	10d	1	0.86mi
9160 N 67th Ave Peoria, AZ	2.0	2.0	1100	$2,065	$1.88	43d	6	0.88mi
9914 N 73rd Ave Peoria, AZ	3.0	1.5	1312	$1,716	$1.31	43d	1	0.94mi
8014 W Eva St Peoria, AZ	4.0	2.0	1659	$2,085	$1.26	43d	1	0.97mi
8938 N 64th Ln Glendale, AZ	3.0	2.0	1256	$2,095	$1.67	1d	1	1.02mi
7542 W Cinnabar Ave Peoria, AZ	3.0	2.5	1947	$1,895	$0.97	43d	1	1.04mi
9903 N 77th Ave Peoria, AZ	3.0	2.0	1446	$1,895	$1.31	4d	1	1.05mi
7009 W Brown St Peoria, AZ	4.0	2.0	1790	$2,195	$1.23	12d	1	1.10mi
7951 W Whitney Dr Peoria, AZ	2.0–4.0	2.0–2.5	1411	$2,540	$1.80	1d	30	1.13mi
9819 N 67th Dr Peoria, AZ	3.0	2.0	1648	$2,500	$1.52	24d	1	1.15mi
7861 N 80th Ave Glendale, AZ	4.0	2.0	1614	$2,250	$1.39	7d	1	1.17mi
7812 N 79th Dr Glendale, AZ	4.0	2.0	1682	$2,250	$1.34	1d	1	1.18mi
9519 N 81st Dr Peoria, AZ	3.0	2.5	1752	$1,940	$1.11	24d	1	1.20mi
6353 W Mission Ln Glendale, AZ	3.0	2.0	1780	$2,200	$1.24	43d	1	1.22mi
8183 W Carol Ave Peoria, AZ	3.0	2.5	1684	$1,975	$1.17	44d	1	1.24mi
6421 W Carol Ave Glendale, AZ	3.0	2.0	1243	$1,799	$1.45	18d	1	1.25mi
9022 N 63rd Dr Glendale, AZ	3.0	2.0	1401	$2,195	$1.57	12d	1	1.25mi
7552 W State Ave Glendale, AZ	3.0	2.0	1875	$2,061	$1.10	23d	1	1.27mi
9459 N 64th Dr Glendale, AZ	3.0	2.0	1531	$2,600	$1.70	14d	1	1.28mi
8145 W Palo Verde Ave Peoria, AZ	4.0	2.0	2132	$1,895	$0.89	14d	1	1.28mi
10013 N 66th Ln Glendale, AZ	3.0	2.0	1063	$1,999	$1.88	24d	1	1.29mi
6513 W Turquoise Ave Glendale, AZ	3.0	2.5	1961	$2,160	$1.10	43d	1	1.29mi
9201 N 83rd Ave Peoria, AZ	1.0–3.0	1.0–2.0	981	$1,975	$2.01	1d	29	1.30mi
9592 N 82nd Ave Peoria, AZ	3.0	2.5	1401	$1,775	$1.27	14d	1	1.31mi
7332 N 70th Dr Glendale, AZ	3.0	2.0	1262	$1,700	$1.35	1d	1	1.32mi
6204 W Evergreen Rd Glendale, AZ	3.0	2.0	1895	$2,066	$1.09	23d	1	1.34mi
7321 N 69th Ave Glendale, AZ	4.0	2.5	1645	$1,999	$1.22	1d	1	1.41mi
8165 W Whitney Dr Peoria, AZ	1.0–2.0	1.0–2.0	911	$2,223	$2.44	1d	229	1.43mi
7022 W Cesar St Peoria, AZ	3.0	2.5	1514	$1,895	$1.25	43d	1	1.43mi
6337 W Turquoise Ave Glendale, AZ	3.0	3.0	1938	$2,095	$1.08	21d	1	1.44mi
7034 W McMahon Way Peoria, AZ	3.0	2.5	1606	$1,895	$1.18	20d	1	1.47mi
7255 W Palmaire Ave Glendale, AZ	3.0	2.5	2034	$1,895	$0.93	10d	1	1.50mi

Listing history 21 events

1. 2026-06-18
   days on market $75,900 Active 80 DOM
2. 2026-06-17
   days on market $75,900 Active 79 DOM
3. 2026-06-16
   days on market $75,900 Active 78 DOM
4. 2026-06-15
   days on market $75,900 Active 77 DOM
5. 2026-06-13
   days on market $75,900 Active 75 DOM
6. 2026-06-13
   days on market $75,900 Active 74 DOM
7. 2026-06-09
   days on market $75,900 Active 71 DOM
8. 2026-06-08
   days on market $75,900 Active 70 DOM
9. 2026-06-07
   days on market $75,900 Active 69 DOM
10. 2026-06-04
    days on market $75,900 Active 66 DOM
11. 2026-06-03
    days on market $75,900 Active 65 DOM
12. 2026-06-02
    days on market $75,900 Active 64 DOM
13. 2026-06-01
    days on market $75,900 Active 63 DOM
14. 2026-05-31
    days on market $75,900 Active 62 DOM
15. 2026-03-29
    listed $78,500 Active 798-char remark

    Show marketing remark (798 chars)

    Welcome to this beautifully updated 3br, 2bath double-wide home located in the desirable 55+ gated community of Casa Del Sol East! This move-in-ready property features numerous upgrades throughout, including a newer roof (2021) and stylish flooring installed in 2020. The remodeled kitchen offers modern finishes and functionality, while both bathrooms have been tastefully updated for a fresh, contemporary feel. An added laundry room enhances convenience, and the home comes complete with all 3 refrigerators, as well as a stackable washer and dryer-making your move seamless. The exterior was freshly painted in 2023, giving the home great curb appeal. Enjoy comfort, security, and low-maintenance living in this well-maintained community-prefect for full-time residents or seasonal living!

16. 2025-12-01
    historical
17. 2025-08-28
    price $78,000
18. 2025-07-15
    listed $80,000 Active
19. 2025-03-05
    historical
20. 2024-05-03
    price $140,000
21. 2024-03-13
    listed $145,000 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: $25,506
• − Mortgage interest: −$4,252
• − Property taxes: −$1,138
• − Insurance: −$380
• − Repairs & maintenance: −$2,041
• − Management: −$2,041
• − Depreciation: −$2,208
• Taxable income: $13,448
• Est. tax owed @ 24.0%: −$3,227
• After-tax cash flow: $10,628/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

Good 75/100 Cosmetic rehab

This move-in-ready manufactured home in Casa Del Sol East features updated interiors, a new roof, and fresh paint, making it an attractive option for both resale and rental.

Value-add opportunities

• Both Paint exterior — Enhances curb appeal and value
• Both Organize interior — Creates a more inviting and functional living space

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior — Enhances curb appeal and value ↑
• Both Organize interior — Creates a more inviting and functional living space ↑

ⓘ 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

-45.9% since first listed

7 events — show timeline

• 2026-03-29 Listed $78,500 ARMLS
• 2025-12-01 Listing Removed — ARMLS
• 2025-08-28 Price Changed $78,000 ARMLS
• 2025-07-15 Listed $80,000 ARMLS
• 2025-03-05 Listing Removed — ARMLS
• 2024-05-03 Price Changed $140,000 ARMLS
• 2024-03-13 Listed $145,000 ARMLS