10951 N 91st Ave #92 · Peoria, AZ 85345

$127,900

2 bd · 2.0 ba · 1,440 sqft · Manufactured · 14 Days on market

Built 1983 Est $86k · 48% over ↓ 15% since listing

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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 +9.4/10.0
• Livability +3.8/5.0
• Schools +3.5/10.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

HUGE PRICE REDUCTION on spacious 2 bedroom/2 bath home. Open floor plan w/vaulted ceilings and natural lighting, large living room formal dining room or eat-in updated kitchen (2018) with stainless steel appliances (dishwasher, stove/oven - 2022) and lots of cabinet space. Guest bathroom with linen closet, large laundry room (washer/dryer included (2023), hot water heater (2022). Master bedroom with double closets and oversized private bathroom with removable shower bench. Private 2-car carport, fenced yard with storage shed (2018), and Arizona room w/add'l storage room. Home has north/south exposure and is minutes from freeway access, sporting events (Peoria Sports Complex/State Farm Stadium), Casino, Wildlife Zoo, Westgate/P83 entertainment districts, medical care and dining options.

Key facts

• 2 parking spots
• Community pool
• Built 1983

Property features AI

Finance

• HOA & community: Land lease (monthly $740); No association fees included; Community pool; Community spa; Playground

Exterior

• Parking: 2 covered parking spaces; 2 carport spaces
• Utilities: City water; Public sewer
• Home design: Manufactured/mobile home; Leasehold ownership
• Construction: Wood frame construction; Painted exterior; Composition roof
• Exterior features: Private yard; Screened-in patio(s); Outdoor storage; Shed(s); Wood fencing; Gravel/stone front and back; Private maintained road

Interior

• Kitchen: Refrigerator; Dishwasher
• Bedrooms: 2 possible bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating; Central air conditioning
• Interior features: Vaulted ceilings; No interior steps; Master bedroom with 3/4 bath
• Laundry & utility: Indoor laundry

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $128k.

Deal economics

• At list price, monthly cash flow is $575 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $128k).
• Cap rate 11.7% 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 24d 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 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 $884 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 $36k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 4y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $80k; list at $128k implies a 60% gain — meaningful room to come down on a strong offer.

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 $127,900

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: 1.44% ✓
• Cap rate: 11.69%
• Cash-on-cash: 19.28%
• DSCR: 1.86
• GRM: 5.8

CMA / ARV

• ARV (on-the-fly): $86,400
• 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 #266	0.00mi	3/2.0 (+1)	1,456 (+1%)	3mo	$119,000	$82	91
10951 N 91st Ave #61	0.00mi	3/2.0 (+1)	1,320 (-8%)	4mo	$79,000	$60	78
10951 N 91st Ave #16	0.12mi	3/2.0 (+1)	1,344 (-7%)	3mo	$65,000	$48	76
11000 N 91st Ave #101	0.13mi	2/2.0	1,350 (-6%)	10mo	$120,000	$89	75
11411 N 91st Ave #80	0.16mi	3/2.0 (+1)	1,344 (-7%)	4mo	$43,000	$32	74
11411 N 91st Ave #75	0.16mi	2/2.0	1,568 (+9%)	6mo	$75,000	$48	73
11411 N 91st Ave #218	0.23mi	2/2.0	1,344 (-7%)	7mo	$52,000	$39	72
11411 N 91st Ave #29	0.16mi	3/2.0 (+1)	1,344 (-7%)	9mo	$79,500	$59	69
11411 N 91st Ave #195	0.16mi	2/2.0	1,232 (-14%)	7mo	$42,000	$34	63
11000 N 91st Ave #19	0.13mi	3/2.0 (+1)	1,600 (+11%)	10mo	$125,000	$78	62
11275 N 99th Ave #119	0.68mi	3/2.0 (+1)	1,392 (-3%)	4mo	$265,000	$190	54
11275 N 99th Ave #118	0.68mi	3/2.0 (+1)	1,273 (-12%)	2mo	$265,000	$208	42

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: 8.5%
• Equity multiple: 1.32×
• Total profit: $11,624
• Equity at exit: $19,070

10-year hold

• IRR: 15.6%
• Equity multiple: 2.13×
• Total profit: $40,514
• Equity at exit: $11,058

Cash invested: $35,812 (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: 5.8×

Monthly cashflow live

• Estimated rent: $1,847 high
• Mortgage (P&I): −$671
• Tax est. 1.5%: −$160 /mo · $1,918/yr
• Insurance: −$53
• HOA: −$0
• Vacancy / Maint / Mgmt: −$388
• Net cashflow: $575

Break-even live

Break-even rent $1,119

Max offer price $127,900

Occupancy floor 64%

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: $31,975
• Closing costs: $3,837
• 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	44d	1	0.26mi
8821 W Sahuaro Dr Peoria, AZ	3.0	2.0	1074	$1,595	$1.49	24d	1	0.35mi
8821 W Sahuaro Dr Peoria, AZ	3.0	2.0	1074	$1,595	$1.49	3d	1	0.35mi
8930 W Monroe St Peoria, AZ	3.0	2.0	1300	$2,099	$1.61	24d	1	0.45mi
8930 W Monroe St Peoria, AZ	3.0	2.0	1300	$1,899	$1.46	44d	2	0.45mi
10101 N 91st Ave #109 Peoria, AZ	2.0	2.5	1161	$1,395	$1.20	3d	1	0.56mi
10221 N 87th Ln Peoria, AZ	3.0	2.0	1232	$2,059	$1.67	44d	1	0.57mi
8650 W Peoria Ave Peoria, AZ	1.0–2.0	1.0–2.0	836	$1,492	$1.78	3d	19	0.59mi
9002 W Malapai Dr Peoria, AZ	3.0	2.0	1270	$2,040	$1.61	20d	1	0.61mi
10316 N 94th Ln Peoria, AZ	3.0	2.0	1352	$2,000	$1.48	24d	1	0.63mi
9426 W Monroe St Peoria, AZ	3.0	3.5	1405	$1,800	$1.28	17d	1	0.64mi
8560 W Peoria Ave Peoria, AZ	2.0	1.0	888	$1,450	$1.63	1d	8	0.67mi
9323 W Ironwood Dr Peoria, AZ	3.0	2.0	1306	$1,985	$1.52	24d	1	0.77mi
9323 W Ironwood Dr Peoria, AZ	3.0	2.0	1306	$2,085	$1.60	44d	1	0.77mi
8763 W Paradise Dr Peoria, AZ	3.0	2.0	1575	$1,800	$1.14	44d	1	0.80mi
8834 W Purdue Ave Peoria, AZ	3.0	2.0	1319	$1,800	$1.36	3d	1	0.81mi
8782 W Shaw Butte Dr Peoria, AZ	3.0	2.0	1575	$2,200	$1.40	24d	1	0.86mi
10104 N 96th Dr Unit A Peoria, AZ	2.0	2.0	1072	$1,750	$1.63	24d	1	0.88mi
8621 W Shaw Butte Dr Peoria, AZ	3.0	2.0	1546	$1,975	$1.28	18d	1	0.94mi
8311 W Edwards St Peoria, AZ	3.0	2.0	1242	$2,100	$1.69	24d	1	0.95mi
8630 W Shaw Butte Dr Peoria, AZ	3.0	2.0	1284	$1,951	$1.52	13d	1	0.95mi
10110 N 97th Dr Unit A Peoria, AZ	2.0	1.5	1025	$1,500	$1.46	24d	1	0.97mi
9626 W Mountain View Rd Unit A Peoria, AZ	2.0	2.0	1156	$1,500	$1.30	44d	1	1.00mi
11110 N 82nd Ln Peoria, AZ	3.0	2.0	1350	$1,899	$1.41	24d	1	1.02mi
11175 N 82nd Ln Peoria, AZ	3.0	2.0	1821	$2,390	$1.31	2d	1	1.05mi
8556 W Carol Ave Peoria, AZ	3.0	2.0	1573	$2,199	$1.40	4d	1	1.08mi
8551 W Carol Ave Peoria, AZ	3.0	2.0	1323	$2,135	$1.61	11d	1	1.11mi
8368 W Paradise Dr Peoria, AZ	3.0	2.0	1666	$2,125	$1.28	44d	1	1.12mi
10822 N Balboa Dr Sun City, AZ	2.0	1.0	942	$3,000	$3.18	24d	1	1.13mi
12751 N Plaza Del Rio Blvd Peoria, AZ	1.0–2.0	1.0–2.0	1007	$1,890	$1.88	1d	10	1.17mi
8940 W Olive Ave Peoria, AZ	2.0	2.0	1446	$1,600	$1.11	44d	1	1.17mi
8940 W Olive Ave Peoria, AZ	2.0	2.0	897	$1,400	$1.56	17d	1	1.17mi
8563 W Mission Ln Peoria, AZ	3.0	2.0	1323	$1,950	$1.47	24d	1	1.23mi
11014 N 81st Ave Peoria, AZ	3.0	3.0	1133	$1,699	$1.50	5d	1	1.24mi
8610 W Eva St Peoria, AZ	3.0	2.0	1208	$2,035	$1.68	22d	1	1.27mi
8610 W Eva St Peoria, AZ	3.0	2.0	1208	$1,985	$1.64	4d	1	1.27mi
10022 W Lakeview Cir N Sun City, AZ	2.0	2.0	1575	$2,800	$1.78	24d	1	1.29mi
12976 N 88th Ln Peoria, AZ	3.0	2.5	1765	$1,825	$1.03	44d	1	1.29mi
8165 W Whitney Dr Peoria, AZ	1.0–2.0	1.0–2.0	911	$2,223	$2.44	1d	229	1.29mi
12990 N 88th Ln Peoria, AZ	3.0	2.5	1624	$1,995	$1.23	22d	1	1.29mi

Listing history 10 events

1. 2026-06-18
   days on market $127,900 Active 14 DOM
2. 2026-06-17
   days on market $127,900 Active 13 DOM
3. 2026-06-16
   days on market $127,900 Active 12 DOM
4. 2026-06-15
   days on market $127,900 Active 11 DOM
5. 2026-06-13
   days on market $127,900 Active 9 DOM
6. 2026-06-13
   days on market $127,900 Active 8 DOM
7. 2026-06-09
   days on market $127,900 Active 5 DOM
8. 2026-06-08
   days on market $127,900 Active 4 DOM
9. 2026-06-07
   remarks 699-char remark
10. 2026-06-07
    listed $127,900 Active 3 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: $22,165
• − Mortgage interest: −$7,164
• − Property taxes: −$1,918
• − Insurance: −$640
• − Repairs & maintenance: −$1,773
• − Management: −$1,773
• − Depreciation: −$3,721
• Taxable income: $5,176
• Est. tax owed @ 24.0%: −$1,242
• After-tax cash flow: $5,662/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.

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

-14.7% since first listed

13 events — show timeline

• 2026-06-05 Listed $127,900 ARMLS
• 2024-10-03 Sold (MLS) $80,000 ARMLS
• 2024-10-02 Pending — ARMLS
• 2024-09-05 Relisted — ARMLS
• 2024-09-05 Price Changed $90,000 ARMLS
• 2024-08-31 Contingent — ARMLS
• 2024-08-19 Price Changed $110,000 ARMLS
• 2024-08-10 Price Changed $129,900 ARMLS
• 2024-07-19 Listed $130,000 ARMLS
• 2022-09-23 Sold (MLS) $141,000 ARMLS
• 2022-09-08 Contingent — ARMLS
• 2022-08-25 Price Changed $143,000 ARMLS
• 2022-07-31 Listed $150,000 ARMLS