10951 N 91st Ave #222 · Peoria, AZ 85345

$150,000

4 bd · 2.0 ba · 1,805 sqft · Manufactured · 74 Days on market

Built 1998 Good condition $83/sqft · 10% above area Est $137k · 10% over

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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
• Livability +3.8/5.0
• Condition / age +3.8/5.0
• Schools +3.5/10.0
• ARV discount +3.2/15.0
• Rent growth +2.7/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Come and experience the charm of this 4-bedroom mobile home with NO HOA! Boasting vaulted ceilings, wood-look vinyl floors, and a cozy living room that invites you to kick back and relax, this gem is full of personality. The kitchen shines with stainless steel appliances, granite countertops with generous counter space, built-in cabinets, and a handy pantry for all your snacks. Retreat to the spacious main bedroom featuring a private bathroom with a dreamy soaking tub. Outside, enjoy a private backyard with a patio and a shed perfect for storage or hobbies! With a 2-car carport and a location just minutes from parks, freeways, and more, this beauty won't stick around for long. Come see it before it's gone!

Key facts

• Handy pantry
• Private backyard
• Granite countertops

Tags

• NO HOA
• STAINLESS STEEL APPLIANCES
• GRANITE COUNTERTOPS
• PRIVATE BACKYARD
• HANDY PANTRY
• VAULTED CEILINGS

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath manufactured listed at $150k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $738 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Recommended offer: $141k (6.0% below list) — sets the bar for market timing.
• Cap rate 12.2% 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 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 40% 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 $1k 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 $42k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 74 days — a 6% lower offer ($141k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts; this cycle's ask has dropped $35k (19%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $141,000 (6.0% below list)

Questions for the listing agent

1. It's been on market 74 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 1.50% ✓
• Cap rate: 12.20%
• Cash-on-cash: 21.10%
• DSCR: 1.94
• GRM: 5.6

CMA / ARV

• ARV (median comp): $136,788
• List price: $150,000
• Delta: 9.66%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
10951 N 91st Ave #263	0.12mi	3/2.0 (-1)	1,792 (-1%)	4mo	$95,000	$53	84
10951 N 91st Ave #84	0.00mi	3/2.0 (-1)	1,680 (-7%)	4mo	$138,000	$82	80
10951 N 91st Ave #184	0.09mi	4/2.0	1,584 (-12%)	1mo	$120,000	$76	74
10951 N 91st Ave #254	0.22mi	3/2.0 (-1)	1,680 (-7%)	5mo	$121,000	$72	69
11000 N 91st Ave #19	0.23mi	3/2.0 (-1)	1,600 (-11%)	10mo	$125,000	$78	57
11275 N 99th Ave #131	0.73mi	3/2.0 (-1)	1,746 (-3%)	2mo	$270,000	$155	54

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: 10.8%
• Equity multiple: 1.42×
• Total profit: $17,506
• Equity at exit: $22,365

10-year hold

• IRR: 17.9%
• Equity multiple: 2.32×
• Total profit: $55,383
• Equity at exit: $12,969

Cash invested: $42,000 (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: 5.6×

Monthly cashflow live

• Estimated rent: $2,247 high
• Mortgage (P&I): −$787
• Tax est. 1.5%: −$188 /mo · $2,250/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$472
• Net cashflow: $738

Break-even live

Break-even rent $1,312

Max offer price $150,000

Occupancy floor 62%

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9221 W Gary Rd Peoria, AZ	4.0	1.0	1300	$2,000	$1.54	43d	1	0.31mi
11411 N 91st Ave Unit 134 Peoria, AZ	3.0	2.0	1310	$1,599	$1.22	43d	1	0.32mi
8930 W Monroe St Peoria, AZ	3.0	2.0	1300	$2,099	$1.61	23d	1	0.37mi
8930 W Monroe St Peoria, AZ	3.0	2.0	1300	$1,899	$1.46	43d	2	0.37mi
10221 N 87th Ln Peoria, AZ	3.0	2.0	1232	$2,059	$1.67	43d	1	0.49mi
9002 W Malapai Dr Peoria, AZ	3.0	2.0	1270	$2,040	$1.61	19d	1	0.54mi
8889 W Cameron Dr Peoria, AZ	4.0	2.5	1998	$2,535	$1.27	43d	1	0.55mi
8889 W Cameron Dr Peoria, AZ	4.0	2.5	1998	$2,290	$1.15	21d	1	0.55mi
9426 W Monroe St Peoria, AZ	3.0	3.5	1405	$1,800	$1.28	16d	1	0.64mi
10316 N 94th Ln Peoria, AZ	3.0	2.0	1352	$2,000	$1.48	24d	1	0.64mi
8647 W Brown St Peoria, AZ	4.0	2.0	2073	$3,295	$1.59	21d	1	0.66mi
8834 W Purdue Ave Peoria, AZ	3.0	2.0	1319	$1,800	$1.36	2d	1	0.72mi
9323 W Ironwood Dr Peoria, AZ	3.0	2.0	1306	$2,085	$1.60	43d	1	0.74mi
9323 W Ironwood Dr Peoria, AZ	3.0	2.0	1306	$1,985	$1.52	23d	1	0.74mi
9607 N 88th Dr Peoria, AZ	4.0	2.0	1541	$1,989	$1.29	20d	1	0.82mi
8763 W Paradise Dr Peoria, AZ	3.0	2.0	1575	$1,800	$1.14	43d	1	0.83mi
9427 W Ironwood Dr Peoria, AZ	4.0	2.0	1591	$1,944	$1.22	10d	1	0.85mi
8642 W Laurel Ln Peoria, AZ	4.0	2.0	1680	$2,300	$1.37	43d	1	0.88mi
8782 W Shaw Butte Dr Peoria, AZ	3.0	2.0	1575	$2,200	$1.40	24d	1	0.90mi
8311 W Edwards St Peoria, AZ	3.0	2.0	1242	$2,100	$1.69	24d	1	0.90mi
9311 W Carol Ave Peoria, AZ	4.0	2.5	2178	$2,195	$1.01	43d	1	0.90mi
8543 W Cherry Hills Dr Peoria, AZ	4.0	2.0	1680	$2,341	$1.39	24d	1	0.90mi
8621 W Shaw Butte Dr Peoria, AZ	3.0	2.0	1546	$1,975	$1.28	18d	1	0.96mi
11110 N 82nd Ln Peoria, AZ	3.0	2.0	1350	$1,899	$1.41	24d	1	0.97mi
8630 W Shaw Butte Dr Peoria, AZ	3.0	2.0	1284	$1,951	$1.52	12d	1	0.98mi
8556 W Carol Ave Peoria, AZ	3.0	2.0	1573	$2,199	$1.40	3d	1	0.99mi
11175 N 82nd Ln Peoria, AZ	3.0	2.0	1821	$2,390	$1.31	1d	1	1.01mi
8551 W Carol Ave Peoria, AZ	3.0	2.0	1323	$2,135	$1.61	11d	1	1.02mi
11635 N 83rd Ave Peoria, AZ	4.0	2.0	1740	$2,070	$1.19	5d	1	1.09mi
8368 W Paradise Dr Peoria, AZ	3.0	2.0	1666	$2,125	$1.28	43d	1	1.12mi
8563 W Mission Ln Peoria, AZ	3.0	2.0	1323	$1,950	$1.47	24d	1	1.14mi
12160 N 83rd Dr Peoria, AZ	4.0	2.0	1818	$1,995	$1.10	21d	1	1.19mi
9592 N 82nd Ave Peoria, AZ	3.0	2.5	1401	$1,775	$1.27	14d	1	1.32mi
8145 W Palo Verde Ave Peoria, AZ	4.0	2.0	2132	$1,895	$0.89	14d	1	1.34mi
12976 N 88th Ln Peoria, AZ	3.0	2.5	1765	$1,825	$1.03	43d	1	1.35mi
12990 N 88th Ln Peoria, AZ	3.0	2.5	1624	$1,995	$1.23	21d	1	1.35mi
8773 W Dahlia Dr Peoria, AZ	3.0	2.5	1439	$2,200	$1.53	4d	1	1.35mi
9026 W Ruth Ave Peoria, AZ	5.0	3.5	2620	$6,300	$2.40	24d	1	1.37mi
12972 N 88th Ave Peoria, AZ	3.0	2.5	1522	$2,000	$1.31	43d	1	1.37mi
12480 N 83rd Dr Peoria, AZ	3.0	2.0	1410	$1,895	$1.34	1d	1	1.38mi

Listing history 25 events

1. 2026-06-18
   days on market $150,000 Active 74 DOM
2. 2026-06-17
   days on market $150,000 Active 73 DOM
3. 2026-06-16
   days on market $150,000 Active 72 DOM
4. 2026-06-15
   days on market $150,000 Active 71 DOM
5. 2026-06-13
   days on market $150,000 Active 69 DOM
6. 2026-06-13
   days on market $150,000 Active 68 DOM
7. 2026-06-10
   price $150,000 Active 65 DOM
8. 2026-06-09
   days on market $170,000 Active 65 DOM
9. 2026-06-08
   days on market $170,000 Active 64 DOM
10. 2026-06-07
    days on market $170,000 Active 63 DOM
11. 2026-06-04
    days on market $170,000 Active 60 DOM
12. 2026-06-03
    days on market $170,000 Active 59 DOM
13. 2026-06-02
    days on market $170,000 Active 58 DOM
14. 2026-06-01
    days on market $170,000 Active 57 DOM
15. 2026-05-31
    days on market $170,000 Active 56 DOM
16. 2026-05-05
    status Active 715-char remark

    Show marketing remark (715 chars)

    Come and experience the charm of this 4-bedroom mobile home with NO HOA! Boasting vaulted ceilings, wood-look vinyl floors, and a cozy living room that invites you to kick back and relax, this gem is full of personality. The kitchen shines with stainless steel appliances, granite countertops with generous counter space, built-in cabinets, and a handy pantry for all your snacks. Retreat to the spacious main bedroom featuring a private bathroom with a dreamy soaking tub. Outside, enjoy a private backyard with a patio and a shed perfect for storage or hobbies! With a 2-car carport and a location just minutes from parks, freeways, and more, this beauty won't stick around for long. Come see it before it's gone!

17. 2026-03-03
    historical 715-char remark

    Show marketing remark (715 chars)

    Come and experience the charm of this 4-bedroom mobile home with NO HOA! Boasting vaulted ceilings, wood-look vinyl floors, and a cozy living room that invites you to kick back and relax, this gem is full of personality. The kitchen shines with stainless steel appliances, granite countertops with generous counter space, built-in cabinets, and a handy pantry for all your snacks. Retreat to the spacious main bedroom featuring a private bathroom with a dreamy soaking tub. Outside, enjoy a private backyard with a patio and a shed perfect for storage or hobbies! With a 2-car carport and a location just minutes from parks, freeways, and more, this beauty won't stick around for long. Come see it before it's gone!

18. 2026-01-30
    listed $185,000 Active 715-char remark

    Show marketing remark (715 chars)

    Come and experience the charm of this 4-bedroom mobile home with NO HOA! Boasting vaulted ceilings, wood-look vinyl floors, and a cozy living room that invites you to kick back and relax, this gem is full of personality. The kitchen shines with stainless steel appliances, granite countertops with generous counter space, built-in cabinets, and a handy pantry for all your snacks. Retreat to the spacious main bedroom featuring a private bathroom with a dreamy soaking tub. Outside, enjoy a private backyard with a patio and a shed perfect for storage or hobbies! With a 2-car carport and a location just minutes from parks, freeways, and more, this beauty won't stick around for long. Come see it before it's gone!

19. 2025-10-27
    historical
20. 2025-10-18
    price $160,000
21. 2025-09-18
    price $165,000
22. 2025-08-03
    price $170,000
23. 2025-06-24
    status Active
24. 2025-06-10
    historical Under Contract Accepting Backups
25. 2025-05-28
    listed $175,000 Active

ⓘ 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: $26,964
• − Mortgage interest: −$8,402
• − Property taxes: −$2,250
• − Insurance: −$750
• − Repairs & maintenance: −$2,157
• − Management: −$2,157
• − Depreciation: −$4,364
• Taxable income: $6,883
• Est. tax owed @ 24.0%: −$1,652
• After-tax cash flow: $7,210/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 4-bedroom mobile home is in good condition with no major repairs needed. It offers a good balance of updates and maintenance to increase its resale and rental value.

Value-add opportunities

• Both Paint exterior — Enhances curb appeal and resale value
• Both Replace carpet in bedrooms — Improves comfort and aesthetics
• Both Install new window treatments — Enhances curb appeal and rental value

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior — Enhances curb appeal and resale value ↑
• Both Replace carpet in bedrooms — Improves comfort and aesthetics ↑
• Both Install new window treatments — Enhances curb appeal and rental 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

+5.7% since first listed

10 events — show timeline

• 2026-05-05 Relisted — ARMLS
• 2026-03-03 Listing Removed — ARMLS
• 2026-01-30 Listed $185,000 ARMLS
• 2025-10-27 Listing Removed — ARMLS
• 2025-10-18 Price Changed $160,000 ARMLS
• 2025-09-18 Price Changed $165,000 ARMLS
• 2025-08-03 Price Changed $170,000 ARMLS
• 2025-06-24 Relisted — ARMLS
• 2025-06-10 Contingent — ARMLS
• 2025-05-28 Listed $175,000 ARMLS