10951 N 91st Ave #37 · Peoria, AZ 85345

$135,000

3 bd · 2.0 ba · 1,248 sqft · Manufactured · 22 Days on market

Built 1998 Good condition Est $92k · 46% over

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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
• DSCR +10.0/10.0
• 1% rule +8.5/10.0
• 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

This is the one buyers wait for and it is now available in Peoria Polynesian Village. Freshly updated, thoughtfully prepared, and loaded with the kind of big-ticket improvements that make buyers feel confident from day one, this home delivers space, function, and serious value in an all-ages Peoria community. The split floor plan is exactly what buyers love: a private primary suite tucked at the rear of the home with its own en-suite bath, while two additional bedrooms sit at the front, creating separation, flexibility, and room for guests, work, hobbies, or family. The main living area opens beautifully into the dining and kitchen spaces, giving the home an easy, comfortable flow that feel

Key facts

• 4 parking spots
• Community pool
• Built 1998

Property features AI

Finance

• HOA & community: Land lease of $740 monthly; No association fees listed; Community pool; Community spa; Playground

Exterior

• Parking: 4 covered parking spaces; 4 carport spaces
• Utilities: City water; Public sewer
• Home design: Manufactured / mobile home; Leasehold ownership
• Construction: Wood frame construction; Painted exterior; Composition roof; Builder-reported building area
• Exterior features: Private yard; Storage; Shed(s); Wood fencing; Gravel/stone in back; Synthetic grass in front; Private maintained road

Interior

• Kitchen: Refrigerator; Dishwasher
• Bedrooms: Up to 3 possible bedrooms
• Flooring: Carpet; Vinyl; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Heat pump and electric heating; Central air conditioning
• Interior features: No interior steps; Vaulted ceilings; Master bedroom with 3/4 bath
• Laundry & utility: Laundry inside with washer/dryer hookup only

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $135k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $507 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $135k).
• Recommended offer: $133k (1.5% below list) — sets the bar for market timing.
• Cap rate 10.8% 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 23d 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 32% 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 $933 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 $38k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 22 days — a 2% lower offer ($133k) 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 $132,975 (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: 1.35% ✓
• Cap rate: 10.80%
• Cash-on-cash: 16.08%
• DSCR: 1.72
• GRM: 6.2

CMA / ARV

• ARV (on-the-fly): $92,352
• 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 #218	0.00mi	3/2.0	1,168 (-6%)	1mo	$114,000	$98	88
10951 N 91st Ave #250	0.22mi	3/2.0	1,246 (-0%)	11mo	$164,000	$132	80
11411 N 91st Ave #195	0.21mi	2/2.0 (-1)	1,232 (-1%)	7mo	$42,000	$34	77
11411 N 91st Ave #80	0.16mi	3/2.0	1,344 (+8%)	4mo	$43,000	$32	77
10951 N 91st Ave #245	0.00mi	4/2.0 (+1)	1,344 (+8%)	6mo	$135,000	$100	77
10951 N 91st Ave #61	0.23mi	3/2.0	1,320 (+6%)	4mo	$79,000	$60	76
10951 N 91st Ave #16	0.22mi	3/2.0	1,344 (+8%)	3mo	$65,000	$48	74
10951 N 91 Ave #23	0.23mi	3/2.0	1,152 (-8%)	4mo	$85,000	$74	72
11411 N 91st Ave #29	0.16mi	3/2.0	1,344 (+8%)	9mo	$79,500	$59	72
11411 N 91st Ave #225	0.16mi	2/2.0 (-1)	1,144 (-8%)	7mo	$88,000	$77	68
11411 N 91st Ave #218	0.32mi	2/2.0 (-1)	1,344 (+8%)	7mo	$52,000	$39	61
11000 N 91st Ave #101	0.36mi	2/2.0 (-1)	1,350 (+8%)	10mo	$120,000	$89	56

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: 4.3%
• Equity multiple: 1.16×
• Total profit: $6,155
• Equity at exit: $20,129

10-year hold

• IRR: 11.5%
• Equity multiple: 1.80×
• Total profit: $30,342
• Equity at exit: $11,672

Cash invested: $37,800 (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: 333
• Price-to-rent: 6.2×

Monthly cashflow live

• Estimated rent: $1,822 high
• Mortgage (P&I): −$708
• Tax est. 1.5%: −$169 /mo · $2,025/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$383
• Net cashflow: $507

Break-even live

Break-even rent $1,181

Max offer price $135,000

Occupancy floor 67%

Sensitivity live

Price	-10% $600	-5% $553	+0% $507	+5% $460	+10% $413
Rent	-10% $363	-5% $435	+0% $507	+5% $579	+10% $651
Rate	-1.0pp $575	-0.5pp $541	base $507	+0.5pp $472	+1.0pp $436

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: $33,750
• Closing costs: $4,050
• 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	25d	1	0.14mi
8821 W Sahuaro Dr Peoria, AZ	3.0	2.0	1074	$1,595	$1.49	4d	1	0.14mi
8821 W Sahuaro Dr Peoria, AZ	3.0	2.0	1074	$1,695	$1.58	0d	1	0.14mi
11411 N 91st Ave Unit 213 Peoria, AZ	2.0	2.0	858	$1,399	$1.63	25d	1	0.15mi
11411 N 91st Ave Unit 134 Peoria, AZ	3.0	2.0	1310	$1,599	$1.22	45d	1	0.31mi
8650 W Peoria Ave Peoria, AZ	1.0–2.0	1.0–2.0	836	$1,492	$1.78	0d	18	0.37mi
9221 W Gary Rd Peoria, AZ	4.0	1.0	1300	$2,000	$1.54	45d	1	0.41mi
8930 W Monroe St Peoria, AZ	3.0	2.0	1300	$1,899	$1.46	45d	2	0.42mi
8930 W Monroe St Peoria, AZ	3.0	2.0	1300	$2,099	$1.61	25d	1	0.42mi
10221 N 87th Ln Peoria, AZ	3.0	2.0	1232	$2,059	$1.67	45d	1	0.44mi
8560 W Peoria Ave Peoria, AZ	2.0	1.0	888	$1,399	$1.58	0d	8	0.44mi
10860 N 85th Ave Peoria, AZ	1.0–2.0	1.0	630	$1,350	$2.14	5d	1	0.45mi
10860 N 85th Ave Peoria, AZ	2.0	1.0	780	$1,225	$1.57	45d	1	0.45mi
10860 N 85th Ave Unit 87 Peoria, AZ	2.0	1.0	780	$1,149	$1.47	6d	1	0.46mi
10101 N 91st Ave #109 Peoria, AZ	2.0	2.5	1161	$1,395	$1.20	4d	1	0.58mi
9002 W Malapai Dr Peoria, AZ	3.0	2.0	1270	$2,040	$1.61	21d	1	0.61mi
8311 W Edwards St Peoria, AZ	3.0	2.0	1242	$2,100	$1.69	25d	1	0.72mi
8834 W Purdue Ave Peoria, AZ	3.0	2.0	1319	$1,800	$1.36	4d	1	0.76mi
11110 N 82nd Ln Peoria, AZ	3.0	2.0	1350	$1,899	$1.41	25d	1	0.79mi
9426 W Monroe St Peoria, AZ	3.0	3.5	1405	$1,800	$1.28	18d	1	0.82mi
10316 N 94th Ln Peoria, AZ	3.0	2.0	1352	$2,000	$1.48	25d	1	0.82mi
8630 W Shaw Butte Dr Peoria, AZ	3.0	2.0	1284	$1,951	$1.52	14d	1	0.84mi
8280 W Madison St Peoria, AZ	2.0	2.0	800	$1,400	$1.75	45d	1	0.89mi
9323 W Ironwood Dr Peoria, AZ	3.0	2.0	1306	$1,985	$1.52	25d	1	0.90mi
9323 W Ironwood Dr Peoria, AZ	3.0	2.0	1306	$2,085	$1.60	45d	1	0.90mi
8551 W Carol Ave Peoria, AZ	3.0	2.0	1323	$2,095	$1.58	0d	1	1.00mi
11014 N 81st Ave Peoria, AZ	3.0	3.0	1133	$1,699	$1.50	0d	1	1.01mi
11014 N 81st Ave Peoria, AZ	3.0	3.0	1133	$1,699	$1.50	6d	1	1.01mi
10701 N 99th Ave Unit 230 Peoria, AZ	2.0	2.0	784	$1,099	$1.40	21d	1	1.04mi
10104 N 96th Dr Unit A Peoria, AZ	2.0	2.0	1072	$1,750	$1.63	25d	1	1.06mi
8165 W Whitney Dr Peoria, AZ	1.0–2.0	1.0–2.0	911	$2,223	$2.44	0d	228	1.10mi
8563 W Mission Ln Peoria, AZ	3.0	2.0	1323	$1,950	$1.47	25d	1	1.13mi
9626 W Mountain View Rd Unit A Peoria, AZ	2.0	2.0	1156	$1,500	$1.30	45d	1	1.17mi
10110 N 97th Dr Unit A Peoria, AZ	2.0	1.5	1025	$1,500	$1.46	25d	1	1.17mi
8940 W Olive Ave Peoria, AZ	2.0	2.0	1446	$1,600	$1.11	45d	1	1.17mi
8940 W Olive Ave Peoria, AZ	2.0	2.0	897	$1,400	$1.56	18d	1	1.17mi
8610 W Eva St Peoria, AZ	3.0	2.0	1208	$2,035	$1.68	23d	1	1.18mi
8610 W Eva St Peoria, AZ	3.0	2.0	1208	$1,985	$1.64	5d	1	1.18mi
12480 N 83rd Dr Peoria, AZ	3.0	2.0	1410	$1,895	$1.34	3d	1	1.22mi
9592 N 82nd Ave Peoria, AZ	3.0	2.5	1401	$1,775	$1.27	16d	1	1.23mi

Listing history 14 events

1. 2026-06-21
   days on market $135,000 Active 22 DOM
2. 2026-06-18
   days on market $135,000 Active 19 DOM
3. 2026-06-17
   days on market $135,000 Active 18 DOM
4. 2026-06-16
   days on market $135,000 Active 17 DOM
5. 2026-06-15
   days on market $135,000 Active 16 DOM
6. 2026-06-13
   days on market $135,000 Active 14 DOM
7. 2026-06-13
   days on market $135,000 Active 13 DOM
8. 2026-06-09
   days on market $135,000 Active 10 DOM
9. 2026-06-08
   days on market $135,000 Active 9 DOM
10. 2026-06-07
    days on market $135,000 Active 8 DOM
11. 2026-06-04
    days on market $135,000 Active 5 DOM
12. 2026-06-03
    days on market $135,000 Active 4 DOM
13. 2026-06-02
    days on market $135,000 Active 3 DOM
14. 2026-06-01
    days on market $135,000 Active 2 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: $21,867
• − Mortgage interest: −$7,562
• − Property taxes: −$2,025
• − Insurance: −$675
• − Repairs & maintenance: −$1,749
• − Management: −$1,749
• − Depreciation: −$3,927
• Taxable income: $4,179
• Est. tax owed @ 24.0%: −$1,003
• After-tax cash flow: $5,076/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 home is in good condition with a fresh, updated look. It offers a good balance of functionality and curb appeal, making it a solid investment opportunity.

Value-add opportunities

• Both Painting interior walls — Fresh paint can enhance the home's curb appeal and interior aesthetics.
• Both Updating ceiling fans — New ceiling fans can improve air circulation and add a modern touch.
• Both Landscaping improvements — Enhanced landscaping can increase curb appeal and property value.
• Both Reorganizing interior spaces — Improved layout can maximize functionality and increase the home's perceived value.
• Both Adding smart home features — Smart home technology can increase convenience and add value to the property.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting interior walls — Fresh paint can enhance the home's curb appeal and interior aesthetics. ↑
• Both Updating ceiling fans — New ceiling fans can improve air circulation and add a modern touch. ↑
• Both Landscaping improvements — Enhanced landscaping can increase curb appeal and property value. ↑
• Both Reorganizing interior spaces — Improved layout can maximize functionality and increase the home's perceived value. ↑
• Both Adding smart home features — Smart home technology can increase convenience and add value to the property. ↑

ⓘ 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 $135,000 ARMLS