7810 W Peoria Ave #22 · Peoria, AZ 85345

$99,000

3 bd · 2.0 ba · 1,456 sqft · Manufactured · 47 Days on market

Built 1986 Good condition 6,000 sqft lot $68/sqft · at area comps Est $100k · at est.

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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 +8.0/15.0
• 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 MLS

This stunning 3-bedroom, 2-bathroom manufactured home is nestled in a sought-after all-ages community and is truly move-in ready. The open-concept kitchen boasts an abundance of counter space, perfect for cooking and entertaining. The split floor plan offers privacy and flexibility for families or guests. Step outside onto your charming patio -- ideal for morning coffee or unwinding under the Arizona sky. Residents enjoy resort-style amenities including a sparkling swimming pool, pickleball court, and a dedicated dog park. Don't miss this gem today!

Key facts

• Pickleball court
• Open-concept kitchen
• Dedicated dog park

Tags

• OPEN-CONCEPT KITCHEN
• CHARMING PATIO
• RESORT-STYLE AMENITIES
• SPARKLING SWIMMING POOL
• PICKLEBALL COURT
• DEDICATED DOG PARK

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $99k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $949 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $99k).
• Recommended offer: $96k (3.0% below list) — sets the bar for market timing.
• Cap rate 17.8% 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.
• 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 37% 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 $684 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 $28k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 47 days — a 3% lower offer ($96k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $96,030 (3.0% below list)

Questions for the listing agent

1. It's been on market 47 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
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. 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.
5. 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.
6. 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: 2.09% ✓
• Cap rate: 17.79%
• Cash-on-cash: 41.07%
• DSCR: 2.83
• GRM: 4.0

CMA / ARV

• ARV (median comp): $100,085
• List price: $99,000
• Delta: -1.08%
• Verdict: FAIR
• Comps: 8 within 1.0 mi

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7810 W Peoria Ave #22	0.00mi	3/2.0	1,456 (0%)	0mo	$99,000	$68	100
7810 W Peoria Ave #174	0.09mi	4/2.0 (+1)	1,512 (+4%)	5mo	$135,000	$89	80
10955 N 79th Ave #113	0.16mi	3/2.0	1,568 (+8%)	3mo	$90,000	$57	78
10955 N 79th Ave #151	0.16mi	3/2.0	1,440 (-1%)	18mo	$117,000	$81	76
10955 N 79th Ave N #34	0.16mi	3/2.0	1,536 (+6%)	10mo	$104,999	$68	75
10955 N 79th Ave #165	0.16mi	3/2.0	1,456 (0%)	21mo	$135,000	$93	75
10955 N 79th Ave #105	0.16mi	3/2.0	1,500 (+3%)	21mo	$135,900	$91	70
7810 W Peoria Ave #36	0.09mi	3/2.0	1,344 (-8%)	20mo	$125,000	$93	67
10955 N 79th Ave #106	0.16mi	3/2.0	1,342 (-8%)	22mo	$140,000	$104	62
7302 W Peoria` Ave #77	0.67mi	3/2.0	1,428 (-2%)	22mo	$149,000	$104	48
7344 W Peoria Ave #4	0.63mi	2/2.0 (-1)	1,344 (-8%)	11mo	$32,500	$24	44

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: 34.9%
• Equity multiple: 2.43×
• Total profit: $39,572
• Equity at exit: $14,761

10-year hold

• IRR: 40.4%
• Equity multiple: 4.37×
• Total profit: $93,469
• Equity at exit: $8,560

Cash invested: $27,720 (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: 4.0×

Monthly cashflow live

• Estimated rent: $2,067 high
• Mortgage (P&I): −$519
• Tax est. 1.5%: −$124 /mo · $1,485/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$434
• Net cashflow: $949

Break-even live

Break-even rent $866

Max offer price $99,000

Occupancy floor 49%

Sensitivity live

Price	-10% $1,017	-5% $983	+0% $949	+5% $914	+10% $880
Rent	-10% $785	-5% $867	+0% $949	+5% $1,030	+10% $1,112
Rate	-1.0pp $998	-0.5pp $974	base $949	+0.5pp $923	+1.0pp $897

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: $24,750
• Closing costs: $2,970
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7914 W Mescal St Peoria, AZ	3.0	2.0	1296	$1,700	$1.31	5d	1	0.32mi
11014 N 81st Ave Peoria, AZ	3.0	3.0	1133	$1,699	$1.50	6d	1	0.44mi
9903 N 77th Ave Peoria, AZ	3.0	2.0	1446	$1,895	$1.31	5d	1	0.47mi
11110 N 82nd Ln Peoria, AZ	3.0	2.0	1350	$1,899	$1.41	25d	1	0.63mi
11175 N 82nd Ln Peoria, AZ	3.0	2.0	1821	$2,390	$1.31	2d	1	0.64mi
7951 W Whitney Dr Peoria, AZ	2.0–4.0	2.0–2.5	1411	$2,540	$1.80	2d	30	0.66mi
8311 W Edwards St Peoria, AZ	3.0	2.0	1242	$2,100	$1.69	25d	1	0.68mi
7655 W Sunnyside Dr Peoria, AZ	3.0	2.0	1779	$2,144	$1.21	44d	1	0.71mi
7570 W Jenan Dr Peoria, AZ	3.0	2.0	1656	$2,395	$1.45	24d	1	0.71mi
8165 W Whitney Dr Peoria, AZ	1.0–2.0	1.0–2.0	911	$2,223	$2.44	2d	229	0.72mi
11855 N 79th Dr Peoria, AZ	4.0	3.0	1558	$2,150	$1.38	5d	1	0.75mi
11807 N 76th Ave Peoria, AZ	3.0	2.0	1228	$1,995	$1.62	44d	1	0.77mi
11740 N 74th Dr Peoria, AZ	3.0	2.0	1622	$2,000	$1.23	25d	1	0.78mi
9914 N 73rd Ave Peoria, AZ	3.0	1.5	1312	$1,716	$1.31	44d	1	0.79mi
11851 N 76th Dr Peoria, AZ	3.0	2.0	1266	$1,899	$1.50	6d	1	0.82mi
11635 N 83rd Ave Peoria, AZ	4.0	2.0	1740	$2,070	$1.19	6d	1	0.84mi
9519 N 81st Dr Peoria, AZ	3.0	2.5	1752	$1,940	$1.11	25d	1	0.85mi
9592 N 82nd Ave Peoria, AZ	3.0	2.5	1401	$1,775	$1.27	15d	1	0.86mi
7309 W Canterbury Dr Peoria, AZ	3.0	2.0	1858	$2,100	$1.13	6d	1	0.86mi
8183 W Carol Ave Peoria, AZ	3.0	2.5	1684	$1,975	$1.17	45d	1	0.91mi
7730 W Shaw Butte Dr Peoria, AZ	3.0	2.0	1563	$2,399	$1.53	22d	1	0.93mi
7042 W Mercer Ln Peoria, AZ	4.0	3.0	1745	$1,875	$1.07	25d	1	0.95mi
7042 W Mercer Ln Peoria, AZ	4.0	3.0	1745	$1,875	$1.07	22d	1	0.95mi
7034 W McMahon Way Peoria, AZ	3.0	2.5	1606	$1,895	$1.18	21d	1	0.96mi
8560 W Peoria Ave Peoria, AZ	2.0	1.0	888	$1,450	$1.63	2d	8	0.97mi
7022 W Cesar St Peoria, AZ	3.0	2.5	1514	$1,895	$1.25	44d	1	0.97mi
8014 W Eva St Peoria, AZ	4.0	2.0	1659	$2,085	$1.26	44d	1	0.98mi
8650 W Peoria Ave Peoria, AZ	1.0–2.0	1.0–2.0	836	$1,492	$1.78	3d	19	1.05mi
7009 W Brown St Peoria, AZ	4.0	2.0	1790	$2,195	$1.23	13d	1	1.07mi
7102 W Palo Verde Ave Peoria, AZ	3.0	2.0	1360	$2,000	$1.47	44d	1	1.07mi
9201 N 83rd Ave Peoria, AZ	1.0–3.0	1.0–2.0	981	$1,975	$2.01	2d	29	1.08mi
8368 W Paradise Dr Peoria, AZ	3.0	2.0	1666	$2,125	$1.28	44d	1	1.11mi
12160 N 83rd Dr Peoria, AZ	4.0	2.0	1818	$1,995	$1.10	22d	1	1.12mi
7102 W Carol Ave Peoria, AZ	3.0	2.0	1288	$1,970	$1.53	6d	1	1.13mi
7027 W Palo Verde Ave Peoria, AZ	3.0	2.0	1500	$1,999	$1.33	44d	1	1.17mi
8543 W Cherry Hills Dr Peoria, AZ	4.0	2.0	1680	$2,341	$1.39	25d	1	1.18mi
10221 N 87th Ln Peoria, AZ	3.0	2.0	1232	$2,059	$1.67	44d	1	1.23mi
8556 W Carol Ave Peoria, AZ	3.0	2.0	1573	$2,199	$1.40	4d	1	1.24mi
8551 W Carol Ave Peoria, AZ	3.0	2.0	1323	$2,135	$1.61	12d	1	1.25mi
9190 N 83rd Ave Peoria, AZ	1.0–2.0	1.0–2.0	821	$2,203	$2.68	15d	10	1.26mi

Listing history 2 events

1. 2026-05-13
   historical Under Contract Accepting Backups 555-char remark

   Show marketing remark (555 chars)

   This stunning 3-bedroom, 2-bathroom manufactured home is nestled in a sought-after all-ages community and is truly move-in ready. The open-concept kitchen boasts an abundance of counter space, perfect for cooking and entertaining. The split floor plan offers privacy and flexibility for families or guests. Step outside onto your charming patio -- ideal for morning coffee or unwinding under the Arizona sky. Residents enjoy resort-style amenities including a sparkling swimming pool, pickleball court, and a dedicated dog park. Don't miss this gem today!

2. 2026-04-07
   listed $99,000 Active 555-char remark

   Show marketing remark (555 chars)

   This stunning 3-bedroom, 2-bathroom manufactured home is nestled in a sought-after all-ages community and is truly move-in ready. The open-concept kitchen boasts an abundance of counter space, perfect for cooking and entertaining. The split floor plan offers privacy and flexibility for families or guests. Step outside onto your charming patio -- ideal for morning coffee or unwinding under the Arizona sky. Residents enjoy resort-style amenities including a sparkling swimming pool, pickleball court, and a dedicated dog park. Don't miss this gem today!

ⓘ 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 · 17 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: $24,802
• − Mortgage interest: −$5,546
• − Property taxes: −$1,485
• − Insurance: −$495
• − Repairs & maintenance: −$1,984
• − Management: −$1,984
• − Depreciation: −$2,880
• Taxable income: $10,428
• Est. tax owed @ 24.0%: −$2,503
• After-tax cash flow: $8,881/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 move-in ready manufactured home is in good condition with a good condition score of 80. It has a good kitchen, bathrooms, and exterior. The home has a good foundation and structure, and the HVAC and mechanical systems appear to be in good condition. The home has a good curb appeal and landscaping. The home has a good resale and rental value with a good rehab level of cosmetic.

Value-add opportunities

• Both Painting exterior and interior walls — Enhances curb appeal and interior aesthetics
• Both Re-carpeting living areas — Improves comfort and appearance
• Both Upgrading kitchen appliances — Modernizes the space and increases appeal

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior and interior walls — Enhances curb appeal and interior aesthetics ↑
• Both Re-carpeting living areas — Improves comfort and appearance ↑
• Both Upgrading kitchen appliances — Modernizes the space and increases appeal ↑

ⓘ 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

2 events — show timeline

• 2026-05-13 Contingent — ARMLS
• 2026-04-07 Listed $99,000 ARMLS