10330 N 86th Ave · Peoria, AZ 85345

$260,000

3 bd · 2.0 ba · 1,342 sqft · SingleFamily public records

Built 2014 7,216 sqft lot Est $366k · 29% under ↓ 30% since listing

---

Why this score? — see what drove the D+ 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).

• ARV discount +15.0/15.0
• Cash flow +12.8/30.0
• DSCR +3.8/10.0
• Livability +3.8/5.0
• Schools +3.5/10.0
• Rent growth +2.7/5.0
• 1% rule +2.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Located in an established neighborhood, this home offers a comfortable layout with inviting living spaces and plenty of natural light. The floor plan is designed for both everyday living and entertaining, with well-connected common areas and private bedrooms that provide relaxing retreats. The yard offers space to enjoy Arizona's outdoor lifestyle or add your own personal touches. Conveniently located near Loop 101, shopping, dining, parks, and schools, this property delivers a great balance of privacy, accessibility, and potential in a desirable Northwest Valley location. Includes Owned Solar (free and clear).

Key facts

• 7,216 sq ft lot
• 2 garage spots
• Built 2014

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $260k.

Deal economics

• At list price, monthly cash flow is $-23 ($-276/yr) — negative.
• To cash-flow at today's rent, offer at most $256k (1.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $196k (24.6% below list).
• Recommended offer: $196k (24.6% below list) — sets the bar for 1% rule.
• Cap rate 6.2% vs local median 3.4% 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: Peoria Elementary School (math 21% / reading 29%, grade F, #638 of 1,109 statewide, top 58%, 554 students, 68% FRL); Peoria High School (math 18% / reading 22%, grade F, #225 of 381 statewide, top 60%, 1,566 students, 54% FRL) — zoned schools average 61% FRL vs 35% district-wide (26 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 22% at this address vs 39% district-wide (-16 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 19d 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 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 $2k of loan paydown is wiped out by about $8k 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.

Negotiation context

• Only 0 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts 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.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $195,917 (24.6% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.75% ✗
• Cap rate: 6.19%
• Cash-on-cash: -0.38%
• DSCR: 0.98
• GRM: 11.1

CMA / ARV

• ARV (on-the-fly): $366,366
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
10330 N 86th Ave	0.00mi	3/2.0	1,342 (0%)	1mo	$260,000	$194	100
9903 N 87th Dr	0.33mi	3/2.0	1,320 (-2%)	4mo	$360,000	$273	79
8949 W Cinnabar Ave	0.53mi	3/2.0	1,346 (+0%)	1mo	$370,000	$275	74
8534 W Hatcher Rd	0.59mi	3/2.0	1,323 (-1%)	1mo	$345,000	$261	69
9001 W Cinnabar Ave	0.54mi	3/2.0	1,270 (-5%)	1mo	$370,000	$291	65
11139 N 82nd Ln	0.64mi	3/2.0	1,332 (-1%)	8mo	$362,000	$272	63
8644 W Mountain View Rd	0.34mi	3/2.0	1,187 (-12%)	4mo	$330,000	$278	61
8820 W Mescal St	0.51mi	4/2.0 (+1)	1,430 (+7%)	2mo	$364,500	$255	59
9025 W Cinnabar Ave	0.59mi	3/2.0	1,270 (-5%)	6mo	$340,000	$268	58
9558 N 82nd Gln	0.66mi	3/2.5	1,401 (+4%)	3mo	$330,000	$236	57
8933 W Mountain View Rd	0.58mi	3/2.0	1,207 (-10%)	6mo	$360,000	$298	51
8531 W Mission Ln	0.71mi	3/2.0	1,208 (-10%)	2mo	$375,000	$310	49

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: -19.3%
• Equity multiple: 0.34×
• Total profit: $-48,288
• Equity at exit: $38,767

10-year hold

• IRR: -17.2%
• Equity multiple: 0.14×
• Total profit: $-62,307
• Equity at exit: $22,480

Cash invested: $72,800 (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: 11.1×

Monthly cashflow live

• Estimated rent: $1,959 high
• Mortgage (P&I): −$1,363
• Tax from tax record: −$99 /mo · $1,187/yr
• Insurance: −$108
• HOA: −$0
• Vacancy / Maint / Mgmt: −$411
• Net cashflow: $-23

Break-even live

Break-even rent $1,988

Max offer price $255,938

Occupancy floor 96%

Sensitivity live

Price	-10% $124	-5% $51	+0% $-23	+5% $-97	+10% $-170
Rent	-10% $-178	-5% $-100	+0% $-23	+5% $54	+10% $132
Rate	-1.0pp $108	-0.5pp $43	base $-23	+0.5pp $-90	+1.0pp $-159

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: $65,000
• Closing costs: $7,800
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10221 N 87th Ln Peoria, AZ	3.0	2.0	1232	$2,059	$1.67	45d	1	0.17mi
8650 W Peoria Ave Peoria, AZ	1.0–2.0	1.0–2.0	836	$1,492	$1.78	0d	18	0.18mi
8560 W Peoria Ave Peoria, AZ	2.0	1.0	888	$1,399	$1.58	0d	8	0.21mi
8821 W Sahuaro Dr Peoria, AZ	3.0	2.0	1074	$1,595	$1.49	26d	1	0.35mi
8821 W Sahuaro Dr Peoria, AZ	3.0	2.0	1074	$1,595	$1.49	4d	1	0.35mi
8821 W Sahuaro Dr Peoria, AZ	3.0	2.0	1074	$1,695	$1.58	0d	1	0.35mi
8930 W Monroe St Peoria, AZ	3.0	2.0	1300	$2,099	$1.61	25d	1	0.41mi
8930 W Monroe St Peoria, AZ	3.0	2.0	1300	$1,899	$1.46	45d	2	0.41mi
8834 W Purdue Ave Peoria, AZ	3.0	2.0	1319	$1,800	$1.36	4d	1	0.50mi
8311 W Edwards St Peoria, AZ	3.0	2.0	1242	$2,100	$1.69	26d	1	0.52mi
9002 W Malapai Dr Peoria, AZ	3.0	2.0	1270	$2,040	$1.61	21d	1	0.53mi
8556 W Carol Ave Peoria, AZ	3.0	2.0	1573	$2,199	$1.40	5d	1	0.54mi
10101 N 91st Ave #109 Peoria, AZ	2.0	2.5	1161	$1,395	$1.20	4d	1	0.54mi
9607 N 88th Dr Peoria, AZ	4.0	2.0	1541	$1,989	$1.29	22d	1	0.55mi
8551 W Carol Ave Peoria, AZ	3.0	2.0	1323	$2,095	$1.58	0d	1	0.57mi
11110 N 82nd Ln Peoria, AZ	3.0	2.0	1350	$1,899	$1.41	26d	1	0.60mi
8165 W Whitney Dr Peoria, AZ	1.0–2.0	1.0–2.0	911	$2,223	$2.44	0d	228	0.62mi
11175 N 82nd Ln Peoria, AZ	3.0	2.0	1821	$2,390	$1.31	3d	1	0.68mi
8563 W Mission Ln Peoria, AZ	3.0	2.0	1323	$1,950	$1.47	26d	1	0.72mi
9592 N 82nd Ave Peoria, AZ	3.0	2.5	1401	$1,775	$1.27	16d	1	0.74mi
9592 N 82nd Ave Peoria, AZ	3.0	2.5	1401	$1,775	$1.27	0d	1	0.74mi
11014 N 81st Ave Peoria, AZ	3.0	3.0	1133	$1,699	$1.50	7d	1	0.78mi
11014 N 81st Ave Peoria, AZ	3.0	3.0	1133	$1,699	$1.50	0d	1	0.78mi
8610 W Eva St Peoria, AZ	3.0	2.0	1208	$2,035	$1.68	23d	1	0.79mi
8610 W Eva St Peoria, AZ	3.0	2.0	1208	$1,985	$1.64	6d	1	0.79mi
11411 N 91st Ave Unit 134 Peoria, AZ	3.0	2.0	1310	$1,599	$1.22	45d	1	0.80mi
8183 W Carol Ave Peoria, AZ	3.0	2.5	1684	$1,975	$1.17	46d	1	0.82mi
9201 N 83rd Ave Peoria, AZ	1.0–3.0	1.0–2.0	981	$2,000	$2.04	0d	27	0.84mi
9519 N 81st Dr Peoria, AZ	3.0	2.5	1752	$1,940	$1.11	26d	1	0.85mi
9221 W Gary Rd Peoria, AZ	4.0	1.0	1300	$2,000	$1.54	45d	1	0.88mi
9190 N 83rd Ave Peoria, AZ	1.0–2.0	1.0–2.0	821	$2,203	$2.68	16d	10	0.89mi
11635 N 83rd Ave Peoria, AZ	4.0	2.0	1740	$2,045	$1.18	0d	1	0.91mi
7951 W Whitney Dr Peoria, AZ	2.0–4.0	2.0–2.5	1411	$2,540	$1.80	0d	30	0.93mi
8543 W Cherry Hills Dr Peoria, AZ	4.0	2.0	1680	$2,341	$1.39	26d	1	0.94mi
8940 W Olive Ave Peoria, AZ	2.0	2.0	1446	$1,600	$1.11	45d	1	0.94mi
8940 W Olive Ave Peoria, AZ	2.0	2.0	897	$1,400	$1.56	18d	1	0.94mi
9323 W Ironwood Dr Peoria, AZ	3.0	2.0	1306	$1,985	$1.52	25d	1	0.97mi
9323 W Ironwood Dr Peoria, AZ	3.0	2.0	1306	$2,085	$1.60	45d	1	0.97mi
7914 W Mescal St Peoria, AZ	3.0	2.0	1296	$1,700	$1.31	6d	1	1.00mi
8642 W Laurel Ln Peoria, AZ	4.0	2.0	1680	$2,300	$1.37	45d	1	1.01mi

Listing history 6 events

1. 2026-04-23
   historical
2. 2026-04-21
   listed $260,000
3. 2026-03-25
   soldstatus $360,000 Closed 618-char remark

   Show marketing remark (618 chars)

   Located in an established neighborhood, this home offers a comfortable layout with inviting living spaces and plenty of natural light. The floor plan is designed for both everyday living and entertaining, with well-connected common areas and private bedrooms that provide relaxing retreats. The yard offers space to enjoy Arizona's outdoor lifestyle or add your own personal touches. Conveniently located near Loop 101, shopping, dining, parks, and schools, this property delivers a great balance of privacy, accessibility, and potential in a desirable Northwest Valley location. Includes Owned Solar (free and clear).

4. 2026-03-25
   soldstatus $360,000

   Show marketing remark (618 chars)

   Located in an established neighborhood, this home offers a comfortable layout with inviting living spaces and plenty of natural light. The floor plan is designed for both everyday living and entertaining, with well-connected common areas and private bedrooms that provide relaxing retreats. The yard offers space to enjoy Arizona's outdoor lifestyle or add your own personal touches. Conveniently located near Loop 101, shopping, dining, parks, and schools, this property delivers a great balance of privacy, accessibility, and potential in a desirable Northwest Valley location. Includes Owned Solar (free and clear).

5. 2026-02-13
   historical Under Contract Accepting Backups 618-char remark

   Show marketing remark (618 chars)

   Located in an established neighborhood, this home offers a comfortable layout with inviting living spaces and plenty of natural light. The floor plan is designed for both everyday living and entertaining, with well-connected common areas and private bedrooms that provide relaxing retreats. The yard offers space to enjoy Arizona's outdoor lifestyle or add your own personal touches. Conveniently located near Loop 101, shopping, dining, parks, and schools, this property delivers a great balance of privacy, accessibility, and potential in a desirable Northwest Valley location. Includes Owned Solar (free and clear).

6. 2026-02-02
   listed $369,900 Active 618-char remark

   Show marketing remark (618 chars)

   Located in an established neighborhood, this home offers a comfortable layout with inviting living spaces and plenty of natural light. The floor plan is designed for both everyday living and entertaining, with well-connected common areas and private bedrooms that provide relaxing retreats. The yard offers space to enjoy Arizona's outdoor lifestyle or add your own personal touches. Conveniently located near Loop 101, shopping, dining, parks, and schools, this property delivers a great balance of privacy, accessibility, and potential in a desirable Northwest Valley location. Includes Owned Solar (free and clear).

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

Tax reassessment forecast AZ · Resets to sale price

• Current annual tax: $1,187 · $99/mo
• Projected year-2 tax: $1,716 · $143/mo
• Expected delta: +$529/yr (+$44/mo · 44.5%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

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 · 19 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: $23,510
• − Mortgage interest: −$14,564
• − Property taxes: −$1,187
• − Insurance: −$1,300
• − Repairs & maintenance: −$1,881
• − Management: −$1,881
• − Depreciation: −$7,564
• Taxable loss: −$4,866
• Est. tax savings @ 24.0%: +$1,168
• After-tax cash flow: $892/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

-29.7% since first listed

6 events — show timeline

• 2026-04-23 Listing Removed — ARMLS
• 2026-04-21 Listed $260,000 ARMLS
• 2026-03-25 Sold (Public Records) $360,000 Public Records
• 2026-03-25 Sold (MLS) $360,000 ARMLS
• 2026-02-13 Contingent — ARMLS
• 2026-02-02 Listed $369,900 ARMLS

Property tax history

+12.5%/yr

Latest (2025): $1,187 · +2.8% YoY. Source: county tax records.