10951 N 91st Ave #120 · Peoria, AZ 85345

$142,000

3 bd · 2.0 ba · 1,344 sqft · Manufactured · 230 Days on market

Built 1997 Good condition $106/sqft · 87% above area

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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
• DSCR +10.0/10.0
• 1% rule +8.8/10.0
• 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

ALL AGE COMMUNITY! All appliances included! Move-in ready 3-bedroom, 2-bath home in Peoria! Features an open floor plan with vaulted ceilings, updated wood-look flooring, and a soothing color palette. Enjoy a bright white kitchen with matching appliances and plenty of counter space. The cozy living room and den offer flexible living options. The spacious primary suite includes a walk-in closet and updated bath. Community includes - community pool, gym, on-site laundry & clubhouse. Conveniently located near dining, shopping, and freeways-this charming home offers comfort, style and value!

Key facts

• 3 parking spots
• Community pool
• Built 1997

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $142k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $568 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $142k).
• Recommended offer: $125k (12.0% below list) — sets the bar for market timing.
• Cap rate 11.1% 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 24d 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 $982 of loan paydown is wiped out by about $4k 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 $40k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 230 days — a 12% lower offer ($125k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y ago; this cycle's ask has dropped $8k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $124,960 (12.0% below list)

Questions for the listing agent

1. It's been on market 230 days. Have you received any prior offers? Is the seller open to a 12% 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: 1.38% ✓
• Cap rate: 11.09%
• Cash-on-cash: 17.15%
• DSCR: 1.76
• GRM: 6.0

CMA / ARV

• ARV (median comp): $75,780
• List price: $142,000
• Delta: 87.39%
• 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 91st Ave #16	0.02mi	3/2.0	1,344 (0%)	3mo	$65,000	$48	96
10951 N 91st Ave #61	0.14mi	3/2.0	1,320 (-2%)	4mo	$79,000	$60	87
11411 N 91st Ave #80	0.25mi	3/2.0	1,344 (0%)	4mo	$43,000	$32	85
11411 N 91st Ave #29	0.25mi	3/2.0	1,344 (0%)	9mo	$79,500	$59	81
10951 N 91st Ave #245	0.23mi	4/2.0 (+1)	1,344 (0%)	6mo	$135,000	$100	79
10951 N 91st Ave #266	0.14mi	3/2.0	1,456 (+8%)	3mo	$119,000	$82	77
11411 N 91st Ave #218	0.37mi	2/2.0 (-1)	1,344 (0%)	7mo	$52,000	$39	72
10951 N 91st Ave #218	0.23mi	3/2.0	1,168 (-13%)	1mo	$114,000	$98	67
10951 N 91 Ave #23	0.14mi	3/2.0	1,152 (-14%)	4mo	$85,000	$74	66
11411 N 91st Ave #195	0.27mi	2/2.0 (-1)	1,232 (-8%)	7mo	$42,000	$34	62
11275 N 99th Ave #119	0.75mi	3/2.0	1,392 (+4%)	4mo	$265,000	$190	56
11411 N 91st Ave #225	0.25mi	2/2.0 (-1)	1,144 (-15%)	7mo	$88,000	$77	53

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: 5.7%
• Equity multiple: 1.22×
• Total profit: $8,616
• Equity at exit: $21,173

10-year hold

• IRR: 12.9%
• Equity multiple: 1.91×
• Total profit: $36,268
• Equity at exit: $12,278

Cash invested: $39,760 (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: 6.0×

Monthly cashflow live

• Estimated rent: $1,961 high
• Mortgage (P&I): −$745
• Tax est. 1.5%: −$178 /mo · $2,130/yr
• Insurance: −$59
• HOA: −$0
• Vacancy / Maint / Mgmt: −$412
• Net cashflow: $568

Break-even live

Break-even rent $1,242

Max offer price $142,000

Occupancy floor 66%

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: $35,500
• Closing costs: $4,260
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8821 W Sahuaro Dr Peoria, AZ	3.0	2.0	1074	$1,595	$1.49	2d	1	0.29mi
8821 W Sahuaro Dr Peoria, AZ	3.0	2.0	1074	$1,595	$1.49	24d	1	0.29mi
8930 W Monroe St Peoria, AZ	3.0	2.0	1300	$1,899	$1.46	43d	2	0.30mi
8930 W Monroe St Peoria, AZ	3.0	2.0	1300	$2,099	$1.61	23d	1	0.30mi
9221 W Gary Rd Peoria, AZ	4.0	1.0	1300	$2,000	$1.54	43d	1	0.36mi
11411 N 91st Ave Unit 134 Peoria, AZ	3.0	2.0	1310	$1,599	$1.22	43d	1	0.39mi
10101 N 91st Ave #109 Peoria, AZ	2.0	2.5	1161	$1,395	$1.20	2d	1	0.42mi
10221 N 87th Ln Peoria, AZ	3.0	2.0	1232	$2,059	$1.67	43d	1	0.44mi
9002 W Malapai Dr Peoria, AZ	3.0	2.0	1270	$2,040	$1.61	20d	1	0.47mi
8650 W Peoria Ave Peoria, AZ	1.0–2.0	1.0–2.0	836	$1,492	$1.78	2d	19	0.51mi
8560 W Peoria Ave Peoria, AZ	2.0	1.0	888	$1,450	$1.63	1d	8	0.59mi
9426 W Monroe St Peoria, AZ	3.0	3.5	1405	$1,800	$1.28	16d	1	0.60mi
10316 N 94th Ln Peoria, AZ	3.0	2.0	1352	$2,000	$1.48	24d	1	0.61mi
8834 W Purdue Ave Peoria, AZ	3.0	2.0	1319	$1,800	$1.36	3d	1	0.66mi
9323 W Ironwood Dr Peoria, AZ	3.0	2.0	1306	$1,985	$1.52	23d	1	0.68mi
9323 W Ironwood Dr Peoria, AZ	3.0	2.0	1306	$2,085	$1.60	43d	1	0.68mi
9607 N 88th Dr Peoria, AZ	4.0	2.0	1541	$1,989	$1.29	20d	1	0.75mi
9427 W Ironwood Dr Peoria, AZ	4.0	2.0	1591	$1,944	$1.22	10d	1	0.79mi
10104 N 96th Dr Unit A Peoria, AZ	2.0	2.0	1072	$1,750	$1.63	24d	1	0.84mi
8763 W Paradise Dr Peoria, AZ	3.0	2.0	1575	$1,800	$1.14	43d	1	0.89mi
8311 W Edwards St Peoria, AZ	3.0	2.0	1242	$2,100	$1.69	24d	1	0.91mi
8556 W Carol Ave Peoria, AZ	3.0	2.0	1573	$2,199	$1.40	3d	1	0.93mi
8642 W Laurel Ln Peoria, AZ	4.0	2.0	1680	$2,300	$1.37	43d	1	0.94mi
9626 W Mountain View Rd Unit A Peoria, AZ	2.0	2.0	1156	$1,500	$1.30	43d	1	0.94mi
10110 N 97th Dr Unit A Peoria, AZ	2.0	1.5	1025	$1,500	$1.46	24d	1	0.95mi
8543 W Cherry Hills Dr Peoria, AZ	4.0	2.0	1680	$2,341	$1.39	24d	1	0.96mi
8782 W Shaw Butte Dr Peoria, AZ	3.0	2.0	1575	$2,200	$1.40	24d	1	0.96mi
8551 W Carol Ave Peoria, AZ	3.0	2.0	1323	$2,135	$1.61	11d	1	0.96mi
11110 N 82nd Ln Peoria, AZ	3.0	2.0	1350	$1,899	$1.41	24d	1	0.98mi
8621 W Shaw Butte Dr Peoria, AZ	3.0	2.0	1546	$1,975	$1.28	18d	1	1.02mi
11175 N 82nd Ln Peoria, AZ	3.0	2.0	1821	$2,390	$1.31	1d	1	1.03mi
8940 W Olive Ave Peoria, AZ	2.0	2.0	1446	$1,600	$1.11	43d	1	1.03mi
8940 W Olive Ave Peoria, AZ	2.0	2.0	897	$1,400	$1.56	16d	1	1.03mi
8630 W Shaw Butte Dr Peoria, AZ	3.0	2.0	1284	$1,951	$1.52	12d	1	1.04mi
8563 W Mission Ln Peoria, AZ	3.0	2.0	1323	$1,950	$1.47	24d	1	1.08mi
8610 W Eva St Peoria, AZ	3.0	2.0	1208	$2,035	$1.68	21d	1	1.12mi
8610 W Eva St Peoria, AZ	3.0	2.0	1208	$1,985	$1.64	4d	1	1.12mi
11635 N 83rd Ave Peoria, AZ	4.0	2.0	1740	$2,070	$1.19	5d	1	1.12mi
8368 W Paradise Dr Peoria, AZ	3.0	2.0	1666	$2,125	$1.28	43d	1	1.17mi
8165 W Whitney Dr Peoria, AZ	1.0–2.0	1.0–2.0	911	$2,223	$2.44	1d	229	1.17mi

Listing history 21 events

1. 2026-06-18
   days on market $142,000 Active 230 DOM
2. 2026-06-17
   days on market $142,000 Active 229 DOM
3. 2026-06-16
   days on market $142,000 Active 228 DOM
4. 2026-06-15
   days on market $142,000 Active 227 DOM
5. 2026-06-13
   days on market $142,000 Active 225 DOM
6. 2026-06-13
   days on market $142,000 Active 224 DOM
7. 2026-06-09
   days on market $142,000 Active 221 DOM
8. 2026-06-08
   days on market $142,000 Active 220 DOM
9. 2026-06-07
   days on market $142,000 Active 219 DOM
10. 2026-06-04
    days on market $142,000 Active 216 DOM
11. 2026-06-03
    days on market $142,000 Active 215 DOM
12. 2026-06-02
    days on market $142,000 Active 214 DOM
13. 2026-06-01
    days on market $142,000 Active 213 DOM
14. 2026-05-31
    days on market $142,000 Active 212 DOM
15. 2026-03-06
    price $142,000 602-char remark

    Show marketing remark (602 chars)

    ALL AGE COMMUNITY! All appliances included! Move-in ready 3-bedroom, 2-bath home in Peoria! Features an open floor plan with vaulted ceilings, updated wood-look flooring, and a soothing color palette. Enjoy a bright white kitchen with matching appliances and plenty of counter space. The cozy living room and den offer flexible living options. The spacious primary suite includes a walk-in closet and updated bath. Community includes - community pool, gym, on-site laundry & clubhouse. Conveniently located near dining, shopping, and freeways-this charming home offers comfort, style and value!

16. 2026-01-26
    price $143,000 602-char remark

    Show marketing remark (602 chars)

    ALL AGE COMMUNITY! All appliances included! Move-in ready 3-bedroom, 2-bath home in Peoria! Features an open floor plan with vaulted ceilings, updated wood-look flooring, and a soothing color palette. Enjoy a bright white kitchen with matching appliances and plenty of counter space. The cozy living room and den offer flexible living options. The spacious primary suite includes a walk-in closet and updated bath. Community includes - community pool, gym, on-site laundry & clubhouse. Conveniently located near dining, shopping, and freeways-this charming home offers comfort, style and value!

17. 2025-12-29
    price $147,000 602-char remark

    Show marketing remark (602 chars)

    ALL AGE COMMUNITY! All appliances included! Move-in ready 3-bedroom, 2-bath home in Peoria! Features an open floor plan with vaulted ceilings, updated wood-look flooring, and a soothing color palette. Enjoy a bright white kitchen with matching appliances and plenty of counter space. The cozy living room and den offer flexible living options. The spacious primary suite includes a walk-in closet and updated bath. Community includes - community pool, gym, on-site laundry & clubhouse. Conveniently located near dining, shopping, and freeways-this charming home offers comfort, style and value!

18. 2025-10-31
    listed $150,000 Active 602-char remark

    Show marketing remark (602 chars)

    ALL AGE COMMUNITY! All appliances included! Move-in ready 3-bedroom, 2-bath home in Peoria! Features an open floor plan with vaulted ceilings, updated wood-look flooring, and a soothing color palette. Enjoy a bright white kitchen with matching appliances and plenty of counter space. The cozy living room and den offer flexible living options. The spacious primary suite includes a walk-in closet and updated bath. Community includes - community pool, gym, on-site laundry & clubhouse. Conveniently located near dining, shopping, and freeways-this charming home offers comfort, style and value!

19. 2024-10-11
    soldstatus $142,500 Closed 505-char remark

    Show marketing remark (505 chars)

    Charming and move-in ready 3-bed, 2-bath mobile home in Peoria, located on leased land. Step inside to an open floor plan featuring vaulted ceilings and beautiful laminate wood flooring throughout. The bright white kitchen offers plenty of space for cooking and entertaining. The updated bathrooms add a modern touch, and the spacious primary bedroom includes a walk-in closet for added convenience. With its airy design and thoughtful upgrades, this home offers comfortable living at an affordable price!

20. 2024-09-13
    status Pending 505-char remark

    Show marketing remark (505 chars)

    Charming and move-in ready 3-bed, 2-bath mobile home in Peoria, located on leased land. Step inside to an open floor plan featuring vaulted ceilings and beautiful laminate wood flooring throughout. The bright white kitchen offers plenty of space for cooking and entertaining. The updated bathrooms add a modern touch, and the spacious primary bedroom includes a walk-in closet for added convenience. With its airy design and thoughtful upgrades, this home offers comfortable living at an affordable price!

21. 2024-09-05
    listed $125,000 Active 505-char remark

    Show marketing remark (505 chars)

    Charming and move-in ready 3-bed, 2-bath mobile home in Peoria, located on leased land. Step inside to an open floor plan featuring vaulted ceilings and beautiful laminate wood flooring throughout. The bright white kitchen offers plenty of space for cooking and entertaining. The updated bathrooms add a modern touch, and the spacious primary bedroom includes a walk-in closet for added convenience. With its airy design and thoughtful upgrades, this home offers comfortable living at an affordable price!

ⓘ 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 · 19 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: $23,536
• − Mortgage interest: −$7,954
• − Property taxes: −$2,130
• − Insurance: −$710
• − Repairs & maintenance: −$1,883
• − Management: −$1,883
• − Depreciation: −$4,131
• Taxable income: $4,845
• Est. tax owed @ 24.0%: −$1,163
• After-tax cash flow: $5,655/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 move-in ready 3-bedroom, 2-bath mobile home in Peoria features an open floor plan, updated wood-look flooring, and a bright white kitchen. The home is in good condition with minor cosmetic updates needed.

Value-add opportunities

• Resale Paint exterior walls — Enhances curb appeal and can increase home value
• Rental Replace ceiling fans — Modern fans improve comfort and can attract renters

Renovation cost estimate screening

Value-add ROI direction

• Resale Paint exterior walls — Enhances curb appeal and can increase home value ↑
• Rental Replace ceiling fans — Modern fans improve comfort and can attract 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

+13.6% since first listed

7 events — show timeline

• 2026-03-06 Price Changed $142,000 ARMLS
• 2026-01-26 Price Changed $143,000 ARMLS
• 2025-12-29 Price Changed $147,000 ARMLS
• 2025-10-31 Listed $150,000 ARMLS
• 2024-10-11 Sold (MLS) $142,500 ARMLS
• 2024-09-13 Pending — ARMLS
• 2024-09-05 Listed $125,000 ARMLS