11411 N 91st Ave #177 · Peoria, AZ 85345

$71,000

2 bd · 2.0 ba · 1,344 sqft · Manufactured · 123 Days on market

Built 2006 Fair condition $53/sqft · at area comps Est $71k · at est. ↓ 23% since listing

---

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 +7.5/15.0
• Livability +3.8/5.0
• Schools +3.5/10.0
• Rent growth +2.7/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

ON LEASED LAND; Dont miss out on this 2006 2 bedroom 2 bath with a den/office. Vaulted ceilings. Large kitchen with all appliances convey, inside laundry both washer and dryer convey. Both bedrooms are good size with walk in closet in primary. AC, hot water heater and dishwasher replaced approximately 2024/2025 Large storage attached shed. Enjoy the mornings on your country porch. Large carport. Located in a 55 plus age restricted gated community. Lots of activities. Including putting green, dog park, shuffleboard, billiards and more.

Key facts

• Country porch
• Large kitchen
• Walk in closet

Tags

• VAULTED CEILINGS
• LARGE KITCHEN
• INSIDE LAUNDRY
• WALK IN CLOSET
• LARGE STORAGE SHED
• COUNTRY PORCH

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $71k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $939 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $71k).
• Recommended offer: $62k (12.0% below list) — sets the bar for market timing.
• Cap rate 22.2% 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 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 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 $491 of loan paydown is wiped out by about $2k 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 $20k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 123 days — a 12% lower offer ($62k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 6→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $62,480 (12.0% below list)

Questions for the listing agent

1. It's been on market 123 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 2.55% ✓
• Cap rate: 22.16%
• Cash-on-cash: 56.69%
• DSCR: 3.52
• GRM: 3.3

CMA / ARV

• ARV (median comp): $71,035
• List price: $71,000
• Delta: -0.05%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
11411 N 91st Ave #218	0.11mi	2/2.0	1,344 (0%)	7mo	$52,000	$39	89
11411 N 91st Ave #80	0.10mi	3/2.0 (+1)	1,344 (0%)	4mo	$43,000	$32	87
10951 N 91st Ave #61	0.12mi	3/2.0 (+1)	1,320 (-2%)	4mo	$79,000	$60	83
10951 N 91st Ave #16	0.24mi	3/2.0 (+1)	1,344 (0%)	3mo	$65,000	$48	82
11411 N 91st Ave #195	0.06mi	2/2.0	1,232 (-8%)	7mo	$42,000	$34	77
10951 N 91st Ave #266	0.12mi	3/2.0 (+1)	1,456 (+8%)	3mo	$119,000	$82	73
11411 N 91st Ave #225	0.10mi	2/2.0	1,144 (-15%)	7mo	$88,000	$77	65
10951 N 91 Ave #23	0.12mi	3/2.0 (+1)	1,152 (-14%)	4mo	$85,000	$74	62
10951 N 91st Ave #218	0.25mi	3/2.0 (+1)	1,168 (-13%)	1mo	$114,000	$98	61
11275 N 99th Ave #119	0.70mi	3/2.0 (+1)	1,392 (+4%)	4mo	$265,000	$190	53
11275 N 99th Ave #118	0.70mi	3/2.0 (+1)	1,273 (-5%)	2mo	$265,000	$208	52
11275 N 99th Ave #1	0.69mi	3/2.0 (+1)	1,152 (-14%)	8mo	$210,000	$182	32

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: 52.4%
• Equity multiple: 3.22×
• Total profit: $44,100
• Equity at exit: $10,586

10-year hold

• IRR: 56.7%
• Equity multiple: 5.98×
• Total profit: $98,966
• Equity at exit: $6,139

Cash invested: $19,880 (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: 3.3×

Monthly cashflow live

• Estimated rent: $1,810 high
• Mortgage (P&I): −$372
• Tax est. 1.5%: −$89 /mo · $1,065/yr
• Insurance: −$30
• HOA: −$0
• Vacancy / Maint / Mgmt: −$380
• Net cashflow: $939

Break-even live

Break-even rent $621

Max offer price $71,000

Occupancy floor 43%

Sensitivity live

Price	-10% $988	-5% $964	+0% $939	+5% $915	+10% $890
Rent	-10% $796	-5% $868	+0% $939	+5% $1,011	+10% $1,082
Rate	-1.0pp $975	-0.5pp $957	base $939	+0.5pp $921	+1.0pp $902

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: $17,750
• Closing costs: $2,130
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
11411 N 91st Ave Unit 134 Peoria, AZ	3.0	2.0	1310	$1,599	$1.22	45d	1	0.12mi
8821 W Sahuaro Dr Peoria, AZ	3.0	2.0	1074	$1,695	$1.58	0d	1	0.37mi
8821 W Sahuaro Dr Peoria, AZ	3.0	2.0	1074	$1,595	$1.49	25d	1	0.37mi
8821 W Sahuaro Dr Peoria, AZ	3.0	2.0	1074	$1,595	$1.49	4d	1	0.37mi
8930 W Monroe St Peoria, AZ	3.0	2.0	1300	$2,099	$1.61	25d	1	0.57mi
8930 W Monroe St Peoria, AZ	3.0	2.0	1300	$1,899	$1.46	45d	2	0.57mi
8650 W Peoria Ave Peoria, AZ	1.0–2.0	1.0–2.0	836	$1,492	$1.78	0d	18	0.59mi
10221 N 87th Ln Peoria, AZ	3.0	2.0	1232	$2,059	$1.67	45d	1	0.64mi
8763 W Paradise Dr Peoria, AZ	3.0	2.0	1575	$1,800	$1.14	45d	1	0.65mi
8560 W Peoria Ave Peoria, AZ	2.0	1.0	888	$1,399	$1.58	0d	8	0.66mi
10101 N 91st Ave #109 Peoria, AZ	2.0	2.5	1161	$1,395	$1.20	3d	1	0.69mi
8782 W Shaw Butte Dr Peoria, AZ	3.0	2.0	1575	$2,200	$1.40	25d	1	0.71mi
9002 W Malapai Dr Peoria, AZ	3.0	2.0	1270	$2,040	$1.61	21d	1	0.74mi
10316 N 94th Ln Peoria, AZ	3.0	2.0	1352	$2,000	$1.48	25d	1	0.77mi
9426 W Monroe St Peoria, AZ	3.0	3.5	1405	$1,800	$1.28	18d	1	0.79mi
8621 W Shaw Butte Dr Peoria, AZ	3.0	2.0	1546	$1,975	$1.28	19d	1	0.80mi
8630 W Shaw Butte Dr Peoria, AZ	3.0	2.0	1284	$1,951	$1.52	14d	1	0.81mi
8311 W Edwards St Peoria, AZ	3.0	2.0	1242	$2,100	$1.69	25d	1	0.90mi
8834 W Purdue Ave Peoria, AZ	3.0	2.0	1319	$1,800	$1.36	4d	1	0.92mi
9323 W Ironwood Dr Peoria, AZ	3.0	2.0	1306	$1,985	$1.52	25d	1	0.92mi
9323 W Ironwood Dr Peoria, AZ	3.0	2.0	1306	$2,085	$1.60	45d	1	0.92mi
11110 N 82nd Ln Peoria, AZ	3.0	2.0	1350	$1,899	$1.41	25d	1	0.96mi
11175 N 82nd Ln Peoria, AZ	3.0	2.0	1821	$2,390	$1.31	3d	1	0.98mi
8368 W Paradise Dr Peoria, AZ	3.0	2.0	1666	$2,125	$1.28	45d	1	0.99mi
10104 N 96th Dr Unit A Peoria, AZ	2.0	2.0	1072	$1,750	$1.63	25d	1	1.02mi
12751 N Plaza Del Rio Blvd Peoria, AZ	1.0–2.0	1.0–2.0	1007	$1,890	$1.88	2d	10	1.07mi
10110 N 97th Dr Unit A Peoria, AZ	2.0	1.5	1025	$1,500	$1.46	25d	1	1.10mi
9626 W Mountain View Rd Unit A Peoria, AZ	2.0	2.0	1156	$1,500	$1.30	45d	1	1.14mi
12976 N 88th Ln Peoria, AZ	3.0	2.5	1765	$1,825	$1.03	45d	1	1.14mi
12990 N 88th Ln Peoria, AZ	3.0	2.5	1624	$1,995	$1.23	23d	1	1.15mi
8777 W Dahlia Dr Peoria, AZ	3.0	2.5	1522	$1,925	$1.26	0d	1	1.15mi
8773 W Dahlia Dr Peoria, AZ	3.0	2.5	1439	$2,200	$1.53	5d	1	1.16mi
8556 W Carol Ave Peoria, AZ	3.0	2.0	1573	$2,199	$1.40	4d	1	1.17mi
12972 N 88th Ave Peoria, AZ	3.0	2.5	1522	$2,000	$1.31	45d	1	1.17mi
11014 N 81st Ave Peoria, AZ	3.0	3.0	1133	$1,699	$1.50	0d	1	1.18mi
11014 N 81st Ave Peoria, AZ	3.0	3.0	1133	$1,699	$1.50	6d	1	1.18mi
8551 W Carol Ave Peoria, AZ	3.0	2.0	1323	$2,095	$1.58	0d	1	1.20mi
10822 N Balboa Dr Sun City, AZ	2.0	1.0	942	$3,000	$3.18	25d	1	1.20mi
8609 W Dahlia Dr Peoria, AZ	3.0	3.0	1431	$1,550	$1.08	45d	1	1.23mi
12480 N 83rd Dr Peoria, AZ	3.0	2.0	1410	$1,895	$1.34	3d	1	1.23mi

Listing history 20 events

1. 2026-06-21
   days on market $71,000 Active 123 DOM
2. 2026-06-18
   days on market $71,000 Active 120 DOM
3. 2026-06-17
   days on market $71,000 Active 119 DOM
4. 2026-06-16
   days on market $71,000 Active 118 DOM
5. 2026-06-15
   days on market $71,000 Active 117 DOM
6. 2026-06-13
   days on market $71,000 Active 115 DOM
7. 2026-06-13
   days on market $71,000 Active 114 DOM
8. 2026-06-09
   days on market $71,000 Active 111 DOM
9. 2026-06-08
   days on market $71,000 Active 110 DOM
10. 2026-06-07
    days on market $71,000 Active 109 DOM
11. 2026-06-04
    days on market $71,000 Active 106 DOM
12. 2026-06-03
    days on market $71,000 Active 105 DOM
13. 2026-06-02
    days on market $71,000 Active 104 DOM
14. 2026-06-01
    days on market $71,000 Active 103 DOM
15. 2026-05-31
    days on market $71,000 Active 102 DOM
16. 2026-05-13
    price $71,000 552-char remark

    Show marketing remark (552 chars)

    ON LEASED LAND; Dont miss out on this 2006 2 bedroom 2 bath with a den/office. Vaulted ceilings. Large kitchen with all appliances convey, inside laundry both washer and dryer convey. Both bedrooms are good size with walk in closet in primary. AC, hot water heater and dishwasher replaced approximately 2024/2025 Large storage attached shed. Enjoy the mornings on your country porch. Large carport. Located in a 55 plus age restricted gated community. Lots of activities. Including putting green, dog park, shuffleboard, billiards and more.

17. 2026-04-14
    price $81,000 552-char remark

    Show marketing remark (552 chars)

    ON LEASED LAND; Dont miss out on this 2006 2 bedroom 2 bath with a den/office. Vaulted ceilings. Large kitchen with all appliances convey, inside laundry both washer and dryer convey. Both bedrooms are good size with walk in closet in primary. AC, hot water heater and dishwasher replaced approximately 2024/2025 Large storage attached shed. Enjoy the mornings on your country porch. Large carport. Located in a 55 plus age restricted gated community. Lots of activities. Including putting green, dog park, shuffleboard, billiards and more.

18. 2026-03-24
    price $84,000 552-char remark

    Show marketing remark (552 chars)

    ON LEASED LAND; Dont miss out on this 2006 2 bedroom 2 bath with a den/office. Vaulted ceilings. Large kitchen with all appliances convey, inside laundry both washer and dryer convey. Both bedrooms are good size with walk in closet in primary. AC, hot water heater and dishwasher replaced approximately 2024/2025 Large storage attached shed. Enjoy the mornings on your country porch. Large carport. Located in a 55 plus age restricted gated community. Lots of activities. Including putting green, dog park, shuffleboard, billiards and more.

19. 2026-03-08
    price $89,000 552-char remark

    Show marketing remark (552 chars)

    ON LEASED LAND; Dont miss out on this 2006 2 bedroom 2 bath with a den/office. Vaulted ceilings. Large kitchen with all appliances convey, inside laundry both washer and dryer convey. Both bedrooms are good size with walk in closet in primary. AC, hot water heater and dishwasher replaced approximately 2024/2025 Large storage attached shed. Enjoy the mornings on your country porch. Large carport. Located in a 55 plus age restricted gated community. Lots of activities. Including putting green, dog park, shuffleboard, billiards and more.

20. 2026-02-18
    listed $92,000 Active 552-char remark

    Show marketing remark (552 chars)

    ON LEASED LAND; Dont miss out on this 2006 2 bedroom 2 bath with a den/office. Vaulted ceilings. Large kitchen with all appliances convey, inside laundry both washer and dryer convey. Both bedrooms are good size with walk in closet in primary. AC, hot water heater and dishwasher replaced approximately 2024/2025 Large storage attached shed. Enjoy the mornings on your country porch. Large carport. Located in a 55 plus age restricted gated community. Lots of activities. Including putting green, dog park, shuffleboard, billiards and more.

ⓘ 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 6 d/yr ≥113°F today · 16 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: $21,718
• − Mortgage interest: −$3,977
• − Property taxes: −$1,065
• − Insurance: −$355
• − Repairs & maintenance: −$1,737
• − Management: −$1,737
• − Depreciation: −$2,065
• Taxable income: $10,780
• Est. tax owed @ 24.0%: −$2,587
• After-tax cash flow: $8,682/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

Fair 45/100 Moderate rehab

This home requires moderate repairs and maintenance to improve its condition and value. Key areas for improvement include the kitchen cabinets, bathroom fixtures, exterior siding, and flooring. Painting and replacing worn items will significantly enhance its curb appeal and interior aesthetics.

Repairs flagged

• Moderate Kitchen cabinets — Worn appearance
• Moderate Bathroom fixtures — Used appearance
• Moderate Exterior siding — Weathered appearance
• Moderate Living area flooring — Worn appearance
• Moderate Interior wall paint — Faded appearance

Value-add opportunities

• Both Paint interior walls — Fresh paint enhances curb appeal and interior aesthetics
• Both Replace worn flooring — New flooring improves comfort and value
• Both Paint kitchen cabinets — Fresh paint improves appearance and value
• Both Replace worn bathroom fixtures — Fresh fixtures improve functionality and value

Renovation cost estimate screening

Repair item	Severity	Est. cost
Kitchen cabinets · Worn appearance	Moderate	$3,000–15,000
Bathroom fixtures · Used appearance	Moderate	$3,000–15,000
Exterior siding · Weathered appearance	Moderate	$3,000–15,000
Living area flooring · Worn appearance	Moderate	$3,000–15,000
Interior wall paint · Faded appearance	Moderate	$3,000–15,000
Total estimated repair cost · 5 items		$15,000–75,000

Value-add ROI direction

• Both Paint interior walls — Fresh paint enhances curb appeal and interior aesthetics ↑
• Both Replace worn flooring — New flooring improves comfort and value ↑
• Both Paint kitchen cabinets — Fresh paint improves appearance and value ↑
• Both Replace worn bathroom fixtures — Fresh fixtures improve functionality and value ↑

ⓘ 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

-22.8% since first listed

5 events — show timeline

• 2026-05-13 Price Changed $71,000 ARMLS
• 2026-04-14 Price Changed $81,000 ARMLS
• 2026-03-24 Price Changed $84,000 ARMLS
• 2026-03-08 Price Changed $89,000 ARMLS
• 2026-02-18 Listed $92,000 ARMLS