10955 N 79th Ave #53 · Peoria, AZ 85345

$89,900

3 bd · 2.0 ba · 1,120 sqft · Manufactured · 34 Days on market

Built 2006 Good condition $80/sqft · 50% above area Est $60k · 50% 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
• 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
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

MUST SEE this sharp 3 bedroom, 2 bath home that is move-in ready! This home features an open concept with vaulted ceilings and attractive laminate flooring throughout. Light & bright kitchen with built-in appliances, refrigerator, washer/dryer with inside laundry room. Nice size lot with low maintenance yard and wide front covered patio. 2 car carport with storage shed. Suncrest 1 is a well maintained ''all ages'' MH Park on leased land. Park amenities include a community pool, clubhouse/recreation room with many social activities. Buyer park application and lease approval is required. Park lot rent is $825/month. This home is in a very desirable location to schools, dining, shopping

Key facts

• Laminate flooring
• Built-in appliances
• Low maintenance yard

Tags

• OPEN CONCEPT
• VAULTED CEILINGS
• LAMINATE FLOORING
• BUILT-IN APPLIANCES
• INSIDE LAUNDRY ROOM
• LOW MAINTENANCE YARD

Property features AI

Finance

• Other: Directions available: From Peoria go north on 79th Ave and turn right (east) into Suncrest 1 main entrance; lot is toward the east end of the park
• HOA & community: Land lease of $825 per month; No association fees listed; Community pool; Community laundry

Exterior

• Parking: 2 covered parking spaces; 2 carport spaces
• Utilities: City water; Public sewer
• Home design: Manufactured/mobile home; Leasehold property; Asphalt road access
• Construction: Wood siding and wood frame construction; Painted exterior; Composition roof; Building area per assessor
• Exterior features: Shed(s); Storage; Chain-link fencing; East/West exposure; Desert front and back landscaping; Gravel/stone front and back

Interior

• Kitchen: Built-in microwave; Laminate countertops; Refrigerator; Dishwasher; Garbage disposal
• Bedrooms: Up to 3 bedrooms
• Flooring: Laminate flooring; Vinyl flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Natural gas heating; Central air conditioning
• Interior features: High-speed internet; Eat-in kitchen; Vaulted ceilings; 3/4 bath in master bedroom; Dual-pane windows; Storage
• Laundry & utility: Laundry inside

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $90k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $861 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $90k).
• Recommended offer: $87k (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.
• 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; 32 comparable units currently listed for rent nearby; rentals leasing fast (median 13d on market — plan ~1-2 weeks tenant-placement turnaround); 36,011 units permitted in Maricopa County in 2024 (12,801 in 5+ unit buildings).
• This rent runs 33% 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 $622 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 $25k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 34 days — a 3% lower offer ($87k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 6→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $87,203 (3.0% below list)

Questions for the listing agent

1. It's been on market 34 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: 41.06%
• DSCR: 2.83
• GRM: 4.0

CMA / ARV

• ARV (median comp): $59,946
• List price: $89,900
• Delta: 49.97%
• Verdict: OVERPRICED
• Comps: 10 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
10955 N 79th Ave #149	0.06mi	2/2.0 (-1)	1,152 (+3%)	20mo	$87,500	$76	71
7810 W Peoria Ave #128	0.18mi	3/2.0	980 (-12%)	2mo	$40,000	$41	69
7810 W Peoria Ave #30	0.19mi	2/2.0 (-1)	1,056 (-6%)	11mo	$106,000	$100	68
10955 N 79th Ave #60	0.06mi	2/2.0 (-1)	972 (-13%)	4mo	$65,000	$67	66
7810 W Peoria Ave #153	0.19mi	2/2.0 (-1)	1,056 (-6%)	12mo	$105,000	$99	66
7810 W Peoria Ave #125	0.24mi	3/2.0	1,056 (-6%)	21mo	$117,000	$111	62
10955 N 79th Ave #37	0.02mi	2/2.0 (-1)	980 (-12%)	15mo	$88,000	$90	60
7302 W Peoria Ave #65	0.64mi	3/2.0	1,056 (-6%)	3mo	$66,500	$63	58
7810 W Peoria Ave #33	0.19mi	3/2.0	952 (-15%)	12mo	$85,000	$89	56
10955 N 79th Ave #3	0.06mi	2/1.5 (-1)	952 (-15%)	16mo	$46,000	$48	52
10955 N 79 Ave #46	0.06mi	2/1.5 (-1)	956 (-15%)	22mo	$68,000	$71	48
7344 W Peoria Ave #21	0.62mi	2/2.0 (-1)	980 (-12%)	15mo	$17,000	$17	33

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: $35,922
• Equity at exit: $13,404

10-year hold

• IRR: 40.4%
• Equity multiple: 4.37×
• Total profit: $84,852
• Equity at exit: $7,773

Cash invested: $25,172 (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: $1,877 high
• Mortgage (P&I): −$471
• Tax est. 1.5%: −$112 /mo · $1,348/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$394
• Net cashflow: $861

Break-even live

Break-even rent $786

Max offer price $89,900

Occupancy floor 49%

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: $22,475
• Closing costs: $2,697
• Reserves months: —
• Total cash needed: —

Rent comps 32 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	4d	1	0.18mi
11014 N 81st Ave Peoria, AZ	3.0	3.0	1133	$1,699	$1.50	5d	1	0.38mi
11600 N 75th Ave Peoria, AZ	2.0	2.0	814	$1,325	$1.63	2d	4	0.48mi
11807 N 76th Ave Peoria, AZ	3.0	2.0	1228	$1,995	$1.62	44d	1	0.58mi
11110 N 82nd Ln Peoria, AZ	3.0	2.0	1350	$1,899	$1.41	24d	1	0.60mi
11851 N 76th Dr Peoria, AZ	3.0	2.0	1266	$1,899	$1.50	5d	1	0.62mi
8311 W Edwards St Peoria, AZ	3.0	2.0	1242	$2,100	$1.69	24d	1	0.67mi
9903 N 77th Ave Peoria, AZ	3.0	2.0	1446	$1,895	$1.31	4d	1	0.67mi
8280 W Madison St Peoria, AZ	2.0	2.0	800	$1,400	$1.75	44d	1	0.73mi
7951 W Whitney Dr Peoria, AZ	2.0–4.0	2.0–2.5	1411	$2,540	$1.80	1d	30	0.86mi
8165 W Whitney Dr Peoria, AZ	1.0–2.0	1.0–2.0	911	$2,223	$2.44	1d	229	0.88mi
9914 N 73rd Ave Peoria, AZ	3.0	1.5	1312	$1,716	$1.31	44d	1	0.92mi
10860 N 85th Ave Unit 87 Peoria, AZ	2.0	1.0	780	$1,149	$1.47	5d	1	0.93mi
10860 N 85th Ave Peoria, AZ	2.0	1.0	780	$1,225	$1.57	44d	1	0.94mi
10860 N 85th Ave Peoria, AZ	1.0–2.0	1.0	630	$1,350	$2.14	3d	1	0.94mi
8560 W Peoria Ave Peoria, AZ	2.0	1.0	888	$1,450	$1.63	1d	8	0.99mi
9592 N 82nd Ave Peoria, AZ	3.0	2.5	1401	$1,775	$1.27	15d	1	1.03mi
6960 W Peoria Ave #90 Peoria, AZ	2.0	1.0	704	$1,320	$1.88	24d	1	1.07mi
8650 W Peoria Ave Peoria, AZ	1.0–2.0	1.0–2.0	836	$1,492	$1.78	2d	19	1.08mi
12480 N 83rd Dr Peoria, AZ	3.0	2.0	1410	$1,895	$1.34	2d	1	1.15mi
7102 W Palo Verde Ave Peoria, AZ	3.0	2.0	1360	$2,000	$1.47	44d	1	1.20mi
6826 W Cholla St Peoria, AZ	4.0	2.0	1440	$1,869	$1.30	44d	1	1.23mi
9201 N 83rd Ave Peoria, AZ	1.0–3.0	1.0–2.0	981	$1,975	$2.01	2d	29	1.26mi
8630 W Shaw Butte Dr Peoria, AZ	3.0	2.0	1284	$1,951	$1.52	13d	1	1.26mi
7102 W Carol Ave Peoria, AZ	3.0	2.0	1288	$1,970	$1.53	5d	1	1.27mi
8821 W Sahuaro Dr Peoria, AZ	3.0	2.0	1074	$1,595	$1.49	24d	1	1.28mi
8821 W Sahuaro Dr Peoria, AZ	3.0	2.0	1074	$1,595	$1.49	3d	1	1.28mi
10221 N 87th Ln Peoria, AZ	3.0	2.0	1232	$2,059	$1.67	44d	1	1.29mi
7027 W Palo Verde Ave Peoria, AZ	3.0	2.0	1500	$1,999	$1.33	44d	1	1.29mi
8551 W Carol Ave Peoria, AZ	3.0	2.0	1323	$2,135	$1.61	11d	1	1.39mi
9190 N 83rd Ave Peoria, AZ	1.0–2.0	1.0–2.0	821	$2,203	$2.68	15d	10	1.44mi
11411 N 91st Ave Unit 213 Peoria, AZ	2.0	2.0	858	$1,399	$1.63	24d	1	1.47mi

Listing history 15 events

1. 2026-06-18
   days on market $89,900 Active 34 DOM
2. 2026-06-17
   days on market $89,900 Active 33 DOM
3. 2026-06-16
   days on market $89,900 Active 32 DOM
4. 2026-06-15
   days on market $89,900 Active 31 DOM
5. 2026-06-13
   days on market $89,900 Active 29 DOM
6. 2026-06-13
   days on market $89,900 Active 28 DOM
7. 2026-06-09
   days on market $89,900 Active 25 DOM
8. 2026-06-08
   days on market $89,900 Active 24 DOM
9. 2026-06-07
   days on market $89,900 Active 23 DOM
10. 2026-06-04
    days on market $89,900 Active 20 DOM
11. 2026-06-03
    days on market $89,900 Active 19 DOM
12. 2026-06-02
    days on market $89,900 Active 18 DOM
13. 2026-06-01
    days on market $89,900 Active 17 DOM
14. 2026-05-31
    days on market $89,900 Active 16 DOM
15. 2026-05-15
    listed $89,900 Active 800-char remark

ⓘ 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 · 15 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: $22,519
• − Mortgage interest: −$5,036
• − Property taxes: −$1,348
• − Insurance: −$450
• − Repairs & maintenance: −$1,802
• − Management: −$1,802
• − Depreciation: −$2,615
• Taxable income: $9,467
• Est. tax owed @ 24.0%: −$2,272
• After-tax cash flow: $8,063/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 · 30 photos

Good 80/100 Cosmetic rehab

This move-in ready manufactured home features an open concept with laminate flooring and two bathrooms. The exterior is well-maintained with a covered patio and a desirable location near schools and amenities.

Value-add opportunities

• Both Paint exterior — Enhances curb appeal and resale value
• Both Replace window treatments — Improves aesthetics and energy efficiency
• Both Upgrade kitchen appliances — Modernizes the space and increases value

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior — Enhances curb appeal and resale value ↑
• Both Replace window treatments — Improves aesthetics and energy efficiency ↑
• Both Upgrade kitchen appliances — Modernizes the space and increases 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

1 event — show timeline

• 2026-05-15 Listed $89,900 ARMLS