10960 N 67th Ave #114 · Peoria, AZ 85304

$119,500

2 bd · 2.0 ba · 1,680 sqft · Manufactured · 37 Days on market

Built 2006 Good condition $71/sqft · 116% above area

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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 +7.5/15.0
• Condition / age +4.0/5.0
• Livability +3.8/5.0
• Schools +3.5/10.0
• Rent growth +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks

This Absolutely Stunning Home! Has everything you are looking for! has been well maintained and is GORGEOUS Inside and out! with a fenced In yard, Closed In lanai/Right off the main Bedroom! with beautiful wood look flooring through most of the home. It's spacious kitchen with lots of cabinet space. Large shed off of the freshly painted carport. THIS IS A MUST SEE!

Key facts

• Wood look flooring
• Spacious kitchen
• Large shed

Tags

• FENCED IN YARD
• CLOSED IN LANAI
• WOOD LOOK FLOORING
• SPACIOUS KITCHEN
• LOTS OF CABINET SPACE
• LARGE SHED

Property features AI

Finance

• Other: Directions: From 67th Ave and Peoria go north on 67th Ave, turn left into community (gated; access code required)
• HOA & community: Land lease ($1,014 monthly); Association trash service included; Community pool; Community spa (heated); Community media room; Coin-operated laundry; Biking/walking paths; Fitness center

Exterior

• Parking: Covered parking for 2 vehicles; 2 carport spaces
• Security: Gated community
• Utilities: City water; Public sewer
• Home design: Manufactured / mobile home; Leasehold ownership
• Construction: Wood frame construction; Painted exterior; Composition roof
• Exterior features: Storage; Gravel/stone in front yard; Gravel/stone in back yard

Interior

• Kitchen: Built-in microwave; Refrigerator; Dishwasher; Garbage disposal
• Bedrooms: Up to 3 possible bedrooms
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating; Central air conditioning
• Interior features: High-speed internet; Double vanity in bath; Eat-in kitchen; 3/4 bath in primary bedroom; Dual-pane windows

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $120k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $805 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $120k).
• Recommended offer: $116k (3.0% below list) — sets the bar for market timing.
• Cap rate 14.4% 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 soft (-1.3%/yr); 125 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); solid renter incomes; 36,011 units permitted in Maricopa County in 2024 (12,801 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $826 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 + 0.0% rent growth), your $33k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 37 days — a 3% lower offer ($116k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 6→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $115,915 (3.0% below list)

Questions for the listing agent

1. It's been on market 37 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: 1.73% ✓
• Cap rate: 14.38%
• Cash-on-cash: 28.87%
• DSCR: 2.28
• GRM: 4.8

CMA / ARV

• ARV (median comp): $55,233
• List price: $119,500
• Delta: 116.36%
• Verdict: OVERPRICED
• Comps: 14 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
10960 N 67th Ave #81	0.00mi	2/2.0	1,440 (-14%)	2mo	$25,000	$17	75
10960 N 67th Ave #155	0.16mi	2/2.0	1,488 (-11%)	2mo	$20,000	$13	72
10960 N 67th Ave #140	0.01mi	2/2.0	1,488 (-11%)	11mo	$21,000	$14	71
6960 W Peoria Ave #210	0.31mi	2/2.0	1,568 (-7%)	4mo	$87,000	$55	70
10960 N 67th Ave #228	0.00mi	2/2.0	1,488 (-11%)	14mo	$50,000	$34	70
10960 N 67th Ave #2	0.00mi	2/2.0	1,466 (-13%)	15mo	$79,500	$54	67
6960 W Peoria Ave #201	0.31mi	2/2.0	1,512 (-10%)	4mo	$63,000	$42	66
10960 N 67th Ave #213	0.16mi	2/2.0	1,440 (-14%)	9mo	$45,000	$31	61
6960 W Peoria Ave Unit 29B	0.42mi	3/2.0 (+1)	1,792 (+7%)	13mo	$110,000	$61	54
6960 W Peoria Ave #101	0.31mi	2/2.0	1,456 (-13%)	12mo	$70,000	$48	53
6960 W Peoria Ave #172	0.31mi	2/2.0	1,440 (-14%)	14mo	$60,000	$42	50
6960 W Peoria Ave #151	0.42mi	2/2.0	1,456 (-13%)	14mo	$68,000	$47	46

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 19.8%
• Equity multiple: 1.77×
• Total profit: $25,885
• Equity at exit: $17,818

10-year hold

• IRR: 25.9%
• Equity multiple: 2.95×
• Total profit: $65,303
• Equity at exit: $10,332

Cash invested: $33,460 (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 85304

• Rents YoY: -1.3%
• Active inventory: 125
• Price-to-rent: 4.8×

Monthly cashflow live

• Estimated rent: $2,064 high
• Mortgage (P&I): −$627
• Tax est. 1.5%: −$149 /mo · $1,792/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$434
• Net cashflow: $805

Break-even live

Break-even rent $1,045

Max offer price $119,500

Occupancy floor 56%

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: $29,875
• Closing costs: $3,585
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6605 W Mescal St Glendale, AZ	3.0	2.0	1369	$1,895	$1.38	5d	1	0.15mi
6525 W Mercer Ln Glendale, AZ	3.0	2.0	1501	$1,750	$1.17	13d	1	0.21mi
10851 N 65th Ave Glendale, AZ	3.0	2.0	1501	$1,900	$1.27	24d	1	0.26mi
7034 W McMahon Way Peoria, AZ	3.0	2.5	1606	$1,895	$1.18	20d	1	0.48mi
7022 W Cesar St Peoria, AZ	3.0	2.5	1514	$1,895	$1.25	44d	1	0.49mi
10615 N 63rd Dr Glendale, AZ	3.0	2.5	1837	$3,395	$1.85	20d	1	0.51mi
6619 W Desert Hills Dr Glendale, AZ	3.0	2.5	1650	$1,750	$1.06	24d	1	0.61mi
12083 N 66th Ave Glendale, AZ	3.0	2.5	1620	$2,100	$1.30	44d	1	0.63mi
10013 N 66th Ln Glendale, AZ	3.0	2.0	1063	$1,999	$1.88	24d	1	0.65mi
6325 W Cheryl Dr Glendale, AZ	2.0	2.0	1092	$2,100	$1.92	24d	1	0.65mi
6617 W Shaw Butte Dr Glendale, AZ	3.0	2.5	2062	$2,199	$1.07	44d	1	0.65mi
6621 W Shaw Butte Dr Glendale, AZ	3.0	2.5	1966	$2,300	$1.17	11d	1	0.65mi
6219 W North Ln Glendale, AZ	3.0	2.0	1662	$1,939	$1.17	17d	1	0.67mi
9819 N 67th Dr Peoria, AZ	3.0	2.0	1648	$2,500	$1.52	24d	1	0.77mi
6513 W Turquoise Ave Glendale, AZ	3.0	2.5	1961	$2,160	$1.10	44d	1	0.78mi
6337 W Turquoise Ave Glendale, AZ	3.0	3.0	1938	$2,095	$1.08	22d	1	0.84mi
7309 W Canterbury Dr Peoria, AZ	3.0	2.0	1858	$2,100	$1.13	5d	1	0.84mi
9459 N 64th Dr Glendale, AZ	3.0	2.0	1531	$2,600	$1.70	15d	1	0.92mi
7345 W Comet Ave Peoria, AZ	1.0	1.0	1900	$19,000	$10.00	1d	1	0.94mi
7027 W Palo Verde Ave Peoria, AZ	3.0	2.0	1500	$1,999	$1.33	44d	1	1.01mi
6421 W Carol Ave Glendale, AZ	3.0	2.0	1243	$1,799	$1.45	18d	1	1.02mi
9914 N 73rd Ave Peoria, AZ	3.0	1.5	1312	$1,716	$1.31	44d	1	1.03mi
7102 W Palo Verde Ave Peoria, AZ	3.0	2.0	1360	$2,000	$1.47	44d	1	1.03mi
11740 N 74th Dr Peoria, AZ	3.0	2.0	1622	$2,000	$1.23	24d	1	1.05mi
7102 W Carol Ave Peoria, AZ	3.0	2.0	1288	$1,970	$1.53	5d	1	1.12mi
5733 W Mescal St Glendale, AZ	3.0	2.0	1734	$1,795	$1.04	17d	1	1.15mi
6353 W Mission Ln Glendale, AZ	3.0	2.0	1780	$2,200	$1.24	44d	1	1.17mi
9160 N 67th Ave Peoria, AZ	2.0	2.0	1100	$2,065	$1.88	44d	6	1.18mi
7570 W Jenan Dr Peoria, AZ	3.0	2.0	1656	$2,395	$1.45	24d	1	1.18mi
11807 N 76th Ave Peoria, AZ	3.0	2.0	1228	$1,995	$1.62	44d	1	1.20mi
9121 N 68th Ave Peoria, AZ	2.0	2.0	1126	$1,699	$1.51	44d	1	1.20mi
11851 N 76th Dr Peoria, AZ	3.0	2.0	1266	$1,899	$1.50	5d	1	1.27mi
7655 W Sunnyside Dr Peoria, AZ	3.0	2.0	1779	$2,144	$1.21	44d	1	1.28mi
7542 W Cinnabar Ave Peoria, AZ	3.0	2.5	1947	$1,895	$0.97	44d	1	1.28mi
9022 N 63rd Dr Glendale, AZ	3.0	2.0	1401	$2,195	$1.57	13d	1	1.28mi
5625 W Sunnyside Dr Glendale, AZ	3.0	2.0	1192	$1,850	$1.55	5d	1	1.38mi
8938 N 64th Ln Glendale, AZ	3.0	2.0	1256	$2,095	$1.67	1d	1	1.39mi
9903 N 77th Ave Peoria, AZ	3.0	2.0	1446	$1,895	$1.31	4d	1	1.43mi
7730 W Shaw Butte Dr Peoria, AZ	3.0	2.0	1563	$2,399	$1.53	22d	1	1.44mi
5648 W Mountain View Rd Glendale, AZ	3.0	2.0	1380	$2,095	$1.52	13d	1	1.46mi

Listing history 15 events

1. 2026-06-18
   days on market $119,500 Active 37 DOM
2. 2026-06-17
   days on market $119,500 Active 36 DOM
3. 2026-06-16
   days on market $119,500 Active 35 DOM
4. 2026-06-15
   days on market $119,500 Active 34 DOM
5. 2026-06-13
   days on market $119,500 Active 32 DOM
6. 2026-06-13
   days on market $119,500 Active 31 DOM
7. 2026-06-09
   days on market $119,500 Active 28 DOM
8. 2026-06-08
   days on market $119,500 Active 27 DOM
9. 2026-06-07
   days on market $119,500 Active 26 DOM
10. 2026-06-04
    days on market $119,500 Active 23 DOM
11. 2026-06-03
    days on market $119,500 Active 22 DOM
12. 2026-06-02
    days on market $119,500 Active 21 DOM
13. 2026-06-01
    days on market $119,500 Active 20 DOM
14. 2026-05-31
    days on market $119,500 Active 19 DOM
15. 2026-05-12
    listed $119,500 Active 366-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 ≥112°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: $24,771
• − Mortgage interest: −$6,694
• − Property taxes: −$1,792
• − Insurance: −$598
• − Repairs & maintenance: −$1,982
• − Management: −$1,982
• − Depreciation: −$3,476
• Taxable income: $8,248
• Est. tax owed @ 24.0%: −$1,979
• After-tax cash flow: $7,680/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 well-maintained home with good condition and a good location is ready for a new owner. It has a spacious kitchen, good bathrooms, and a fenced yard with a closed lanai. The wood look flooring and painted walls add to the home's appeal. The home is in good condition and ready for a new owner.

Value-add opportunities

• Resale Paint exterior — Enhances curb appeal
• Resale Clean windows — Improves natural light and air circulation
• Both Replace ceiling fans — Aesthetically pleasing and energy-efficient

Renovation cost estimate screening

Value-add ROI direction

• Resale Paint exterior — Enhances curb appeal ↑
• Resale Clean windows — Improves natural light and air circulation ↑
• Both Replace ceiling fans — Aesthetically pleasing and energy-efficient ↑

ⓘ 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): 29,861
• Household income: $86,927
• Rent vs Own: 18.9% rent · 81.1% own
• Severe rent burden: 640.0

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: Majority White (61%)
• Race & ethnicity: White 61% Hispanic / Latino 30% Two or more races 16% Black 2% Asian 2% Native American 2%
• Hispanic origin (detail): Mexican 24%
• Common ancestry: Lithuanian 3% Romanian 2% Portuguese 2%
• Foreign-born: 7% · Canada, Vietnam, China
• Languages at home: 83% English-only · Spanish 14% 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: ▼ -259.68%
• Current HPI: 310.0679
• Rent YoY: ▼ -1.30%
• 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

• 2026-05-12 Listed $119,500 ARMLS