10951 N 91st Ave #148 · Peoria, AZ 85345

$92,700

3 bd · 2.0 ba · 1,550 sqft · Manufactured · 19 Days on market

Built 1983 Good condition 8,500 sqft lot Est $112k · 17% under

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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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Condition / age +4.0/5.0
• Livability +3.8/5.0
• Schools +3.5/10.0
• Rent growth +2.7/5.0
• Appreciation +0.0/10.0

Listing remarks

Stunning fully remodeled double-wide in desirable Polynesian Village! This spacious 3BD/2BA, 1,550 sq ft home checks every box -- brand-new A/C, new dryer, gorgeous quartz countertops, and all-new cabinetry throughout. Light, bright, and completely move-in ready with high-end finishes you won't expect at this price point. Enjoy one of the LARGEST backyards in the community, complete with two storage sheds and an expanded 2-car carport. Prime location within the park puts you just steps from the pool, gym, community center, and playground. Easy highway access makes commuting a breeze. Low property taxes and one of the lowest lot rents in the entire Valley at just $740/mo. Don't miss this one

Key facts

• Fully remodeled
• Largest backyards
• Two storage sheds

Tags

• FULLY REMODELED
• GORGEOUS QUARTZ COUNTERTOPS
• ALL-NEW CABINETRY
• LARGEST BACKYARDS
• TWO STORAGE SHEDS
• EXPANDED 2-CAR CARPORT

Property features AI

Finance

• Financial info: Non-assumable financing
• HOA & community: Land lease of $740 monthly; No association fees included; Community pool and spa; Community laundry; Playground; Near bus stop

Exterior

• Parking: 2 open parking spaces; 4 covered parking spaces; 4 carport spaces
• Security: Gated community
• Utilities: City water; Public sewer
• Home design: Manufactured/Mobile home; Leasehold ownership; City view
• Construction: Metal siding and wood frame construction; Panelized construction, painted exterior; Foam and rolled/hot mop roof
• Exterior features: Private yard; Playground; Storage; Shed(s); Wood fencing; Gravel/stone front; Natural desert backyard; Private maintained road

Interior

• Kitchen: Built-in microwave; Refrigerator; Dishwasher; Kitchen island
• Bedrooms: Up to 3 bedrooms
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Heat pump and electric heating; Central air; Ceiling fans
• Interior features: High-speed internet; No interior steps; Vaulted ceilings; Wet bar; Kitchen island; Full bathroom in master bedroom; Dual-pane and tinted windows
• Laundry & utility: Laundry room inside

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $93k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $962 ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $93k).
• Recommended offer: $91k (1.5% below list) — sets the bar for market timing.
• Cap rate 18.7% 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: 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; 333 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 36% 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 $641 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 $26k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 19 days — a 2% lower offer ($91k) is reasonable based on typical stale-listing flexibility.

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 $91,309 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 2.19% ✓
• Cap rate: 18.74%
• Cash-on-cash: 44.46%
• DSCR: 2.98
• GRM: 3.8

CMA / ARV

• ARV (on-the-fly): $111,600
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
10951 N 91st Ave #254	0.00mi	3/2.0	1,680 (+8%)	5mo	$121,000	$72	82
11411 N 91st Ave #75	0.16mi	2/2.0 (-1)	1,568 (+1%)	6mo	$75,000	$48	81
10951 N 91st Ave #184	0.22mi	4/2.0 (+1)	1,584 (+2%)	1mo	$120,000	$76	80
10951 N 91st Ave #266	0.23mi	3/2.0	1,456 (-6%)	3mo	$119,000	$82	76
10951 N 91st Ave #84	0.22mi	3/2.0	1,680 (+8%)	4mo	$138,000	$82	72
11000 N 91st Ave #19	0.36mi	3/2.0	1,600 (+3%)	10mo	$125,000	$78	70
11411 N 91st Ave #80	0.16mi	3/2.0	1,344 (-13%)	4mo	$43,000	$32	68
10951 N 91st Ave #245	0.00mi	4/2.0 (+1)	1,344 (-13%)	6mo	$135,000	$100	68
10951 N 91st Ave #16	0.22mi	3/2.0	1,344 (-13%)	3mo	$65,000	$48	65
11411 N 91st Ave #29	0.16mi	3/2.0	1,344 (-13%)	9mo	$79,500	$59	63
10951 N 91st Ave #61	0.23mi	3/2.0	1,320 (-15%)	4mo	$79,000	$60	61
11411 N 91st Ave #218	0.32mi	2/2.0 (-1)	1,344 (-13%)	7mo	$52,000	$39	52

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: 38.7%
• Equity multiple: 2.60×
• Total profit: $41,514
• Equity at exit: $13,822

10-year hold

• IRR: 44.0%
• Equity multiple: 4.72×
• Total profit: $96,581
• Equity at exit: $8,015

Cash invested: $25,956 (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: 3.8×

Monthly cashflow live

• Estimated rent: $2,028 high
• Mortgage (P&I): −$486
• Tax est. 1.5%: −$116 /mo · $1,390/yr
• Insurance: −$39
• HOA: −$0
• Vacancy / Maint / Mgmt: −$426
• Net cashflow: $962

Break-even live

Break-even rent $811

Max offer price $92,700

Occupancy floor 48%

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: $23,175
• Closing costs: $2,781
• 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	24d	1	0.14mi
8821 W Sahuaro Dr Peoria, AZ	3.0	2.0	1074	$1,595	$1.49	2d	1	0.14mi
11411 N 91st Ave Unit 134 Peoria, AZ	3.0	2.0	1310	$1,599	$1.22	43d	1	0.31mi
9221 W Gary Rd Peoria, AZ	4.0	1.0	1300	$2,000	$1.54	43d	1	0.41mi
8930 W Monroe St Peoria, AZ	3.0	2.0	1300	$1,899	$1.46	43d	2	0.42mi
8930 W Monroe St Peoria, AZ	3.0	2.0	1300	$2,099	$1.61	24d	1	0.42mi
8889 W Cameron Dr Peoria, AZ	4.0	2.5	1998	$2,535	$1.27	43d	1	0.43mi
8889 W Cameron Dr Peoria, AZ	4.0	2.5	1998	$2,290	$1.15	22d	1	0.44mi
10221 N 87th Ln Peoria, AZ	3.0	2.0	1232	$2,059	$1.67	43d	1	0.44mi
10101 N 91st Ave #109 Peoria, AZ	2.0	2.5	1161	$1,395	$1.20	2d	1	0.58mi
8647 W Brown St Peoria, AZ	4.0	2.0	2073	$3,295	$1.59	22d	1	0.60mi
9002 W Malapai Dr Peoria, AZ	3.0	2.0	1270	$2,040	$1.61	20d	1	0.61mi
8763 W Paradise Dr Peoria, AZ	3.0	2.0	1575	$1,800	$1.14	43d	1	0.71mi
8311 W Edwards St Peoria, AZ	3.0	2.0	1242	$2,100	$1.69	24d	1	0.72mi
8642 W Laurel Ln Peoria, AZ	4.0	2.0	1680	$2,300	$1.37	43d	1	0.73mi
8543 W Cherry Hills Dr Peoria, AZ	4.0	2.0	1680	$2,341	$1.39	24d	1	0.74mi
8834 W Purdue Ave Peoria, AZ	3.0	2.0	1319	$1,800	$1.36	3d	1	0.76mi
8782 W Shaw Butte Dr Peoria, AZ	3.0	2.0	1575	$2,200	$1.40	24d	1	0.78mi
11110 N 82nd Ln Peoria, AZ	3.0	2.0	1350	$1,899	$1.41	24d	1	0.79mi
8621 W Shaw Butte Dr Peoria, AZ	3.0	2.0	1546	$1,975	$1.28	18d	1	0.82mi
9426 W Monroe St Peoria, AZ	3.0	3.5	1405	$1,800	$1.28	16d	1	0.82mi
11175 N 82nd Ln Peoria, AZ	3.0	2.0	1821	$2,390	$1.31	2d	1	0.82mi
10316 N 94th Ln Peoria, AZ	3.0	2.0	1352	$2,000	$1.48	24d	1	0.82mi
8630 W Shaw Butte Dr Peoria, AZ	3.0	2.0	1284	$1,951	$1.52	12d	1	0.84mi
9607 N 88th Dr Peoria, AZ	4.0	2.0	1541	$1,989	$1.29	20d	1	0.85mi
9323 W Ironwood Dr Peoria, AZ	3.0	2.0	1306	$1,985	$1.52	24d	1	0.90mi
9323 W Ironwood Dr Peoria, AZ	3.0	2.0	1306	$2,085	$1.60	43d	1	0.90mi
11635 N 83rd Ave Peoria, AZ	4.0	2.0	1740	$2,070	$1.19	5d	1	0.91mi
8368 W Paradise Dr Peoria, AZ	3.0	2.0	1666	$2,125	$1.28	43d	1	0.95mi
8556 W Carol Ave Peoria, AZ	3.0	2.0	1573	$2,199	$1.40	3d	1	0.96mi
8551 W Carol Ave Peoria, AZ	3.0	2.0	1323	$2,135	$1.61	11d	1	1.00mi
11014 N 81st Ave Peoria, AZ	3.0	3.0	1133	$1,699	$1.50	5d	1	1.01mi
9427 W Ironwood Dr Peoria, AZ	4.0	2.0	1591	$1,944	$1.22	11d	1	1.01mi
12160 N 83rd Dr Peoria, AZ	4.0	2.0	1818	$1,995	$1.10	22d	1	1.02mi
9311 W Carol Ave Peoria, AZ	4.0	2.5	2178	$2,195	$1.01	43d	1	1.04mi
10104 N 96th Dr Unit A Peoria, AZ	2.0	2.0	1072	$1,750	$1.63	24d	1	1.06mi
8165 W Whitney Dr Peoria, AZ	1.0–2.0	1.0–2.0	911	$2,223	$2.44	1d	229	1.10mi
8563 W Mission Ln Peoria, AZ	3.0	2.0	1323	$1,950	$1.47	24d	1	1.13mi
9626 W Mountain View Rd Unit A Peoria, AZ	2.0	2.0	1156	$1,500	$1.30	43d	1	1.17mi
8940 W Olive Ave Peoria, AZ	2.0	2.0	1446	$1,600	$1.11	43d	1	1.17mi

Listing history 17 events

1. 2026-06-18
   days on market $92,700 Active 19 DOM
2. 2026-06-17
   days on market $92,700 Active 18 DOM
3. 2026-06-16
   days on market $92,700 Active 17 DOM
4. 2026-06-15
   days on market $92,700 Active 16 DOM
5. 2026-06-13
   days on market $92,700 Active 14 DOM
6. 2026-06-13
   pricedays on market $92,700 Active 13 DOM
7. 2026-06-09
   days on market $101,500 Active 10 DOM
8. 2026-06-08
   days on market $101,500 Active 9 DOM
9. 2026-06-08
   price $101,500 Active 8 DOM
10. 2026-06-07
    days on market $105,675 Active 8 DOM
11. 2026-06-04
    days on market $105,675 Active 5 DOM
12. 2026-06-03
    days on market $105,675 Active 4 DOM
13. 2026-06-02
    days on market $105,675 Active 3 DOM
14. 2026-06-02
    price $105,675 Active 2 DOM
15. 2026-06-01
    days on market $115,000 Active 2 DOM
16. 2026-05-31
    remarks 699-char remark
17. 2026-05-31
    listed $115,000 Active 1 DOM

ⓘ 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: $24,339
• − Mortgage interest: −$5,193
• − Property taxes: −$1,390
• − Insurance: −$464
• − Repairs & maintenance: −$1,947
• − Management: −$1,947
• − Depreciation: −$2,697
• Taxable income: $10,701
• Est. tax owed @ 24.0%: −$2,568
• After-tax cash flow: $8,972/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 80/100 Cosmetic rehab

This fully remodeled double-wide is move-in ready with new appliances, flooring, and paint. It offers a large backyard and prime location within the community.

Value-add opportunities

• Both Painting exterior — Fresh paint can enhance curb appeal and value
• Both Landscaping — Well-maintained landscaping can increase curb appeal and value
• Both New flooring in bathrooms — New flooring can improve the look and feel of the bathrooms

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior — Fresh paint can enhance curb appeal and value ↑
• Both Landscaping — Well-maintained landscaping can increase curb appeal and value ↑
• Both New flooring in bathrooms — New flooring can improve the look and feel of the bathrooms ↑

ⓘ 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

• 2026-05-30 Listed $115,000 ARMLS